Bengaluru: Who is responsible if a child drowns in an apartment complex’s swimming pool, if a pet dog attacks a resident, if an unverified delivery worker enters a gated community, or if a fire breaks out in a basement packed with EV batteries and petrol vehicles?The question is whether liability lies with individual residents who trigger the incident or with the apartment complex management committee tasked with enforcing safety and governance.At a ‘Proprietas 2.0’ legal awareness programme on apartment laws and housing governance Saturday, homebuyers, legal experts, and resident representatives flagged legal and operational risks in gated communities. At the event organised by the NLS Legal Aid Society in association with the Bangalore Apartments’ Federation (BAF) at St Joseph’s College of Law, residents called for urgent structural reforms to protect volunteer office-bearers managing these complexes.Legal experts stressed that responsibility is shared between residents and management committees, and cannot be isolated to one party alone. However, they noted that enforcement and clarity remain weak.Ramesh Padmanabhan, BAF governing council member, said: “We buy flats at the lowest cost per square foot, maintain them the same way, and elect a volunteer to run the society for free — giving him no legal protection, no insurance and no clear framework. Then we ignore these issues and wonder why things go wrong. We often arrest the management committee volunteer, not the builder who deviated from safety norms or ourselves. We can land on the moon, but cannot fix our apartment associations. It is time to address this gap urgently.”Beena Pillai of the NLS Legal Aid Society said the solution begins with choosing the correct legal framework. “Once possession is handed over, the association becomes the custodian. The law is clear. What is unclear is why apartment owners still wait for a crisis to understand which law governs their homes and what rights they actually hold,” she said.Officials underlined the need for transparency and time-bound regulatory processes for maintenance, redevelopment and long-term governance.Rakesh Singh, chairman, Real Estate Regulatory Authority (Rera) said: “Once a project is handed over to an association, issues of maintenance, reconstruction and long-term management arise, and Karnataka is still evolving in this area compared to states like Maharashtra. What we need is greater transparency and time-bound, citizen-friendly functioning at the govt, regulatory and promoter levels. These are not very complicated issues. With the govt support, we will push for quick solutions.”NA Haris, chairman of the Bengaluru Development Authority (BDA) and Shantinagar MLA, said urban living requires clarity on shared responsibility. “Apartments involve individual ownership but collective responsibility. If residents understand this duality, many disputes will be reduced. With Bengaluru moving towards vertical growth, cooperation among residents, developers and associations is essential,” he said.(With inputs from Prapti Idnani)BOX 1:Top risk scenarios-Dead CCTV systems-Pool drowning-Electrocution-Expired lift licences-Snakebites—–BOX 2:Law in pipelineThe Karnataka Apartments Management Bill 2025 is expected to be introduced in the upcoming winter session, with officials indicating it may be tabled soon. Rera chief Rakesh Singh said the proposed law is already in advanced stages and is expected to address several governance gaps.——QUOTE BOXES:We are facing issues like garbage collection, maintenance defaulters and delays in civic service connections. A key concern is how bylaws can be amended to reflect current living standards and improve governance. We hope reforms address the needs of apartment owners better-Sital Shah, secretary, Mahavir Fortune Apartments, Magadi Road——-There have been conflicts between pet owners and residents, including dog bite incidents, leading to tensions and legal questions for the management committee. Even delivery personnel entry rules are disputed. These issues, though they seem small, are significant for daily living-Ajay R, advisory committee member, Aditya Swagnaya Apartments, Ulsoor—–Maintenance defaults are a major problem. Law-abiding residents often end up penalised while action is taken against those who don’t pay. Delivery access and senior citizen issues also create conflicts. After years of such problems, no one wants to join the managing committee-Kavita Ranjan, president, Almond Tree Owners Welfare Association, Yelahanka—-There is a lack of clarity on sanctioned building plans, deeds of declaration and ownership rights. Associations have to navigate multiple legal frameworks. In cases where builders abandon projects, residents are forced into alternative legal mechanisms that don’t fully address concerns-Prashant K Rai, president, Renaissance Prospero Residence Welfare Association, Byatarayanapura—-Even basic compliance like fire safety and STP operation certificates has become complicated, involving unclear procedures, middlemen and extra costs. Associations often depend on intermediaries, leading to confusion, while conflicting rules add to wastage and uncertainty-Shivram Krishnan, managing committee member, Nester Raga Owners Association, Mahadevapura
