The Uttar Pradesh Real Estate Regulatory Authority (UP RERA) has taken a significant step towards improving access to justice by introducing a Standard Operating Procedure (SOP) for Hybrid Hearings, effective through an office order dated 12 June 2026.
The new SOP allows parties appearing before UP RERA to choose between physical hearings and virtual hearings through video conferencing, making the adjudication process more flexible, efficient, and litigant-friendly. The SOP was introduced in compliance with the directions issued by the Allahabad High Court on 7 May 2026, which directed UP RERA to restore the facility of hybrid hearings and permit parties to choose the mode of appearance according to their convenience.
This development is expected to benefit thousands of homebuyers, builders, advocates, and professionals who regularly appear before UP RERA.
This article explains the new SOP in simple language, its legal background, and its practical implications.
Background: Why Was This SOP Introduced?
UP RERA has been conducting proceedings through its e-Courts system since 2020, enabling online filing and virtual hearings to make dispute resolution more efficient.
However, over time, concerns were raised regarding the absence of flexibility for parties who wished to appear physically before the Authority.
The issue eventually reached the Allahabad High Court (Lucknow Bench).
In its judgment dated 7 May 2026, the High Court directed UP RERA to restore a Hybrid Hearing System, allowing litigants to choose either:
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- Physical appearance before the Authority, or
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- Virtual appearance through Video Conferencing (VC).
The Court also permitted UP RERA to frame its own Standard Operating Procedure for regulating such hearings. In response, UP RERA issued the present SOP dated 12 June 2026.
What Is a Hybrid Hearing?
A hybrid hearing is a judicial proceeding where parties are given the flexibility to participate either:
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- by physically appearing before the Bench, or
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- through an online video conferencing platform.
Unlike traditional hearings where everyone must be physically present, or fully virtual hearings where everyone must appear online, the hybrid model provides flexibility according to the convenience of each party.
The objective is to improve accessibility while maintaining procedural fairness.
Legal Basis of the SOP
The SOP has been framed under the powers available to UP RERA under Section 38(2) of the Real Estate (Regulation and Development) Act, 2016, which empowers the Authority to regulate its own procedure while adjudicating complaints.
Additionally, the SOP implements the directions issued by the Allahabad High Court regarding restoration of hybrid hearings.
Major Features of the Hybrid Hearing SOP
1. Complainants Can Choose Their Preferred Hearing Mode
The first major reform introduced by the SOP is that every complainant filing a complaint through the UP RERA e-Courts portal can choose the preferred mode of hearing at the time of filing.
The available options are:
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- Physical Hearing
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- Virtual Hearing (Video Conferencing)
This allows complainants to participate according to their convenience without requiring a separate application before the Authority.
2. Respondents Must Select Their Hearing Mode Before the First Hearing
The respondent (builder, promoter, or opposite party) also has the right to choose the preferred mode of hearing.
However, unlike the complainant, the respondent must exercise this option through the online dashboard at least seven days before the first hearing date.
This timeline helps the Authority make the necessary administrative and technical arrangements before the scheduled hearing.
3. Virtual Hearing Is the Default Mode
One of the most important provisions of the SOP is the default rule.
If either party fails to choose a hearing mode through the portal,
the system will automatically consider that party to have opted for a virtual hearing.
Therefore,
doing nothing means accepting video conferencing as the mode of appearance.
This provision prevents unnecessary adjournments caused by failure to select a hearing option.
4. Special Rule for Unregistered Projects
The SOP also addresses complaints involving unregistered projects.
In many such cases, the promoter is not registered on the UP RERA portal and therefore cannot log in to select a hearing mode.
To avoid procedural delays,
the SOP provides that such promoters will automatically be treated as appearing through virtual mode by default.
This ensures that proceedings continue without interruption.
5. Multiple Respondents Can Choose Different Hearing Modes
Real estate disputes often involve multiple respondents, such as:
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- Developer
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- Landowner
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- Marketing company
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- Joint venture partner
The SOP clarifies that each respondent has an independent right to choose the preferred hearing mode.
For example:
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- Developer may appear physically.
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- Landowner may appear virtually.
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- Another respondent may also choose virtual participation.
The hearing can still proceed smoothly under the hybrid framework.
6. Hybrid Hearings Are Available Even During Execution Proceedings
The flexibility introduced by the SOP is not restricted only to complaint proceedings.
It also extends to:
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- execution proceedings,
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- implementation of RERA orders, and
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- compliance hearings.
This is particularly beneficial because execution proceedings often require multiple appearances before the Authority.
Parties residing outside Lucknow or other hearing centres can participate virtually without unnecessary travel.
7. Documents Must Be Uploaded Before Physical Hearings
The SOP introduces an important procedural safeguard.
If a party opts for a physical hearing and wishes to submit documents during the hearing,
those documents will be accepted only if they have already been uploaded to the complaint webpage on the UP RERA portal.
This requirement ensures:
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- transparency,
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- equal access to documents,
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- digital record maintenance, and
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- avoidance of surprise documents during hearings.
For advocates, this means every document should be uploaded before relying upon it during oral arguments.
Technical Implementation
The SOP also places responsibility upon the Information Technology (IT) Department of UP RERA.
The IT division has been directed to:
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- assess hardware requirements,
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- install necessary equipment,
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- complete testing of hybrid hearing facilities, and
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- upgrade the e-Courts software.
The Authority directed that these technical developments be completed within three weeks of issuance of the office order.
Force Majeure Provision
The SOP recognises that extraordinary situations may require complete virtual functioning.
Accordingly,
during circumstances such as:
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- pandemics,
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- natural disasters,
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- government restrictions,
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- public health emergencies,
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- directions issued by the High Court, or
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- directions issued by the Supreme Court,
UP RERA may require all hearings to be conducted exclusively through virtual mode.
This provision ensures continuity of judicial proceedings during emergencies.
Responsibilities of Advocates
Advocates appearing before UP RERA should now ensure that:
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- hearing mode is selected within the prescribed timeline;
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- respondents update their dashboard before the first hearing;
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- all documentary evidence is uploaded on the portal before relying upon it during physical hearings;
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- clients are advised regarding the consequences of not selecting a hearing mode, as virtual appearance will become the default.
Failure to comply with these procedural requirements may lead to avoidable inconvenience.
Why This SOP Matters
The Hybrid Hearing SOP reflects UP RERA’s commitment to modernizing dispute resolution while ensuring greater accessibility for litigants.
Instead of compelling every party to appear physically or virtually, the authority has adopted a flexible system that accommodates the convenience of all stakeholders.
The SOP also aligns UP RERA’s functioning with the broader judicial trend of integrating technology into legal proceedings while preserving procedural fairness.
Conclusion
The UP RERA Hybrid Hearing SOP dated 12 June 2026 marks an important milestone in the evolution of digital justice in the real estate sector.
By restoring the choice between physical and virtual hearings, the Authority has made its adjudicatory process more accessible, efficient, and litigant-friendly.
Homebuyers, builders, and advocates appearing before UP RERA should familiarize themselves with the new procedure to ensure smooth participation in future proceedings.
The SOP is not merely a technological upgrade—it is a procedural reform designed to improve access to justice while maintaining efficiency in the resolution of real estate disputes.