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The Karnataka government has announced plans to promulgate an ordinance to introduce the Karnataka Apartment Ownership and Management Act, 2025 (KAOMA), aimed at strengthening the legal framework governing apartment ownership and management. The move, discussed in the state assembly, is positioned to address long-pending demands from apartment residents and housing associations while supporting a shift towards vertical urban development in Bengaluru. The proposed law is expected to improve transparency, accountability, and governance across apartment complexes, benefiting a large base of residents. The ordinance will be issued after consultations with legislators and stakeholders, and forms part of a broader policy response to land constraints, increasing apartment density, and evolving urban housing patterns in the state.
The Karnataka government has indicated in the past week that it will promulgate an ordinance to enact the Karnataka Apartment Ownership and Management Act, 2025 (KAOMA), following discussions in the state assembly, with the objective of establishing a clearer regulatory framework for apartment ownership and management while supporting vertical urban growth in Bengaluru. Advertisement
The announcement was made by Deputy Chief Minister D K Shivakumar during a debate on the city's development, where he stated that the ordinance would be introduced after consultations with legislators and stakeholders. The move follows sustained demands from apartment residents and associations seeking an updated legal structure to address governance, ownership, and operational issues within apartment complexes.
The proposed legislation is intended to replace or update the existing framework governing apartment ownership, which stakeholders have indicated is outdated and insufficient to address current urban housing dynamics. Bengaluru, where a significant share of the population resides in apartment developments, has seen growing concerns over the absence of clear mechanisms for dispute resolution, accountability, and management of common areas.
The policy direction also reflects a broader shift in the state's urban planning approach. During the assembly discussion, members across parties highlighted land constraints in Bengaluru and the need to promote vertical expansion. It was suggested that increasing permissible Floor Area Ratio (FAR) could support the creation of more compact, self-contained urban developments. The Deputy Chief Minister acknowledged that horizontal expansion was no longer viable in many parts of the city and indicated that future development would prioritise vertical growth, with agencies such as the Bangalore Development Authority expected to play a central role.
In addition to housing density, the government also referred to the need for supporting infrastructure, including a dedicated parking policy, to align with higher-rise residential development. The ordinance is therefore positioned not only as a legal reform for apartment governance but also as part of a wider urban development strategy aimed at optimising land use in a rapidly expanding metropolitan region.
Apartment resident bodies have welcomed the move, stating that the proposed law could introduce greater transparency and accountability in the functioning of housing associations. They indicated that a structured legal framework would help clarify responsibilities between developers and residents, while also improving the management of shared amenities and financial operations within apartment communities.
The decision to proceed through an ordinance route suggests an intent to expedite implementation while consultations continue. The outcome is expected to influence not only governance practices within existing apartment complexes but also the regulatory environment for future high-rise residential development in Bengaluru and other urban centres across Karnataka.
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