Glossy Facades, Grim Realities: EWS Residents' Daily Discrimination

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5 Key Takeaways

• EWS housing blocks in gated societies suffer from severe neglect, including poor sanitation, broken lifts, and lack of security, contrasting sharply with the main towers.
• RWAs justify unequal services by citing lack of maintenance fees from EWS residents, while residents argue they are punished for poverty despite paying rent.
• Physical segregation, such as iron fences in Dwarka Greens, limits EWS residents' access to common spaces and parks, reinforcing social discrimination.
• EWS residents are denied voting rights in society elections, with some filing complaints over being excluded from decision-making processes.
• The failure of inclusive housing policies to enforce maintenance responsibilities and non-discriminatory access leaves EWS residents without basic rights and dignity.

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Behind the Glossy Facades: How EWS Residents in NCR's Gated Societies Face Daily Discrimination

Investigative Report — NCR Region — Published on The Civil Report

The entry gate of Emaar Palm Gardens in Sector 83, Gurugram, is heavily guarded. CCTV cameras watch every corner. Inside, towering buildings cast long shadows over spotless internal roads. But a sharp contrast lies within the same address—another building that carries the same elite name tells a completely different story.

"Palm Garden RWA haye haye, Palm Garden RWA haye haye," residents of the Economically Weaker Section (EWS) block shouted a few weeks ago as they marched to the society's main gate, demanding basic services. They accused the Residents Welfare Association (RWA) of neglecting sanitation work, ignoring repeated complaints, and treating EWS residents differently from those living in the main towers.

A narrow black gate hangs permanently open. No guards or cameras are in sight. The smell of garbage hits before the building's staircase comes into view. Paint peels off the walls in thick patches. A lift in one of the towers groans its way up but often refuses to come back down. This is the EWS housing block of Emaar Palm Gardens.

Mandatory Inclusion, Unequal Reality

According to the Haryana government's affordable housing and urban development policies, residential housing projects must reserve a portion of units for the EWS category. Around 15% of total housing units in many licensed group housing projects are required to be allocated for EWS residents. These units may be constructed within the main premises, in separate towers, or sometimes slightly away from the primary residential blocks, depending on the approved layout plan.

But in practice, the divide is stark. The main towers stand tall and polished with every facility, while EWS blocks struggle with broken floors, malfunctioning lifts, and damaged boundary walls.

Look at that side. You have to go through several security checks before entering the premises, and here we are not even getting one despite asking every single time.

— Rajkumari, 30, EWS resident for six years at Emaar Palm Gardens

Sanitation, Security, and Stigma

Residents across multiple societies in Delhi-NCR describe feeling invisible within the very complexes that were promised as part of "inclusive housing." Garbage lies in the colony all the time. There are no sanitation workers. Stray dogs tear open the garbage bags. The place stinks most of the time.

"If this happened in the main towers, it would be cleaned within hours," added Rajkumari.

Thirty-one-year-old Najma Khatoon holds her five-year-old son as she walks past a broken wall in front of her flat at Emaar Palm Gardens. She points toward a wall with a large hole and a lift that mostly malfunctions. The lift often goes up and gets stuck for several minutes. The issue has been raised multiple times before the RWA, but no permanent solution has been provided.

 By the Numbers — Emaar Palm Gardens EWS Block Total EWS flats: 210 • Most are occupied by tenants • Rents: Rs 6,000–7,000 per month • Maintenance fee charged by RWA: None • Power backup: Not provided

"The building is full of problems, and the only concern of the authorities is that we are tenants, not owners. We are afraid to send our children outside, even during the daytime. Anyone can enter the premises because there is no gate or CCTV camera for safety," said Khatoon.

She moved from a slum cluster near Sapphire Mall, Sector 83, two years ago, hoping to provide her son with a safer environment. Instead, she says challenges increased. "We are paying around Rs 7,000 as rent. It's higher than what we used to pay in the slums, but now we live without electricity for hours and face constant water shortages."

The RWA's Perspective

The RWA of Emaar Palm Gardens does not currently charge any maintenance fee from EWS residents, and therefore no power backup facility is provided to them.

"It is not possible to provide every facility without maintenance fees because the government does not pay for these services. We even maintain the lifts using RWA funds," said Sunil Sharma, president of Emaar Palm Gardens. He added that the RWA is considering charging a minimal amount in the future.

Sharma said sanitation problems had affected the entire society because of a shortage of workers—many sanitation workers had travelled back to their hometowns during the Bengal elections. But EWS residents deny this claim. They say sanitation and lift maintenance issues have increased over the past six months, and no action has been taken despite repeated complaints.

If it is a workers' problem, then why is their society always clean while ours is not?

— Rajkumari, EWS resident, Emaar Palm Gardens

ⓘ Policy Note: Under Haryana's Town and Country Planning Department rules, builders or RWAs cannot recover annual maintenance charges from EWS flat holders. However, they can recover actual user charges for services like water supply, sewerage, and electricity if those services are being provided.

A Wall of Separation

Dwarka Greens housing society in Pocket 5 of Sector 14 has been witnessing a dispute for two years over an iron fence separating EWS flats from Lower and Middle Income Group (LIG and MIG) flats. On 26 April 2024, the Delhi Development Authority (DDA) constructed the fence to control parking space conflicts.

When labourers began building the fence, EWS residents gathered to oppose it. They claimed it promoted social segregation and restricted their access to parks, common spaces, and parking.

These housing concepts are meant to ensure that every section of society lives together, but they are building a wall to again separate EWS residents from their rights to use common areas.

— A resident of Dwarka Greens, speaking on condition of anonymity

The matter soon went to the Dwarka District Court. The unfinished fencing remains in place.

Denied Voting Rights

In Sector 86 of Faridabad, EWS residents of Ozone Park have filed a complaint with the Registrar Office. More than 150 residents submitted a joint complaint alleging that EWS residents were being denied voting rights in society elections. According to the Haryana Apartment Ownership Act, 2012, legal apartment owners generally have the right to participate in society elections.

"The RWA does not even consider us a part of society. We don't even know when elections are announced or conducted because they never inform us about anything," said a complainant.

Residents also demanded a separate EWS RWA if voting rights were not granted. Most of the residents belong to Scheduled Caste and OBC communities, and they allege that despite multiple complaints, no inquiry has been initiated.

"Another Kind of Slum"

A 34-year-old man who has lived in Janta Flat Pocket 7, Sector 82, Noida, for 11 years summed up the experience: "EWS flats become another kind of slum hidden inside gated societies. The discrimination is subtle, but you feel it every day."

He lives with his wife, two children, and another family member in a one-bedroom apartment. Residents have repeatedly complained about broken walls, poor water supply, and delayed repairs.

"We have been asking the authorities to repair the boundary wall for years. Every time, we are given a new date and another assurance."

From stray animals to outsiders sneaking in, the broken walls are a constant nuisance. Residents also fear the wall could collapse.

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What Comes Next

The conflicts across NCR highlight a fundamental flaw in inclusive housing policies. While mandates require developers to set aside EWS units, the day-to-day management often leaves these residents without basic rights, security, or dignity.

RWAs argue that without maintenance fees, they cannot provide equal services. EWS residents argue that they are being punished for being poor, even as they pay rent and live within the same complex.

We only received houses in these gated societies, but our rights and dignity are still missing. Even after facing so many problems and discrimination, we cannot even protest openly because they will start harassing us more.

— An EWS resident of Ozone Park, Faridabad

Until clear policies are enforced—covering maintenance responsibilities, tenant registration, and non-discriminatory access to common facilities—the dream of inclusive housing will remain a promise unkept, hidden behind high walls and locked gates.

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The Saket Building Collapse: A Deadly Price for Profit

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5 Key Takeaways

• The building collapse killed six people and injured eight, highlighting the deadly consequences of illegal construction.
• The owner Karamveer prioritized profit over safety, earning ₹10 lakh monthly from unauthorized floors and planning more.
• No approved building plan was found, indicating serious violations of Delhi's construction regulations.
• Police seized electricity meters as evidence of ownership and illegal construction, while the builder Manish remains absconding.
• The tragedy prompted a crackdown on illegal structures by the Municipal Corporation of Delhi, though lasting enforcement is uncertain.

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INVESTIGATION

The Saket Building Collapse: A Tragedy of Greed, Illegal Construction, and Missed Warnings

June 2025 | New Delhi, India

6 Lives Lost

8 Injured

₹15L Projected Monthly Income

0 Approved Building Plans

Just before 6 p.m. on May 30, a five-storey commercial building near the Saket Metro station in New Delhi came crashing down. When the dust settled, six people were dead and eight others were injured. The structure housed a coaching centre, cafes, and offices. But as investigators dig through the debris, they have uncovered a chilling story of profit-driven illegal construction that may have turned a death trap into a disaster waiting to happen.

The building's owner, 71-year-old Karamveer, has been arrested. And what police have learned from him paints a picture of staggering financial ambition — one that apparently put profits far above safety.

A Lucrative Business, Built on Violations

According to sources involved in the probe, Karamveer told investigators that he was earning approximately ₹10 lakh per month from the four completed floors of the building. Each floor had reportedly been rented out for about ₹2.5 lakh per month. That's a steady, substantial cash flow — more than enough to make the structure a significant income source.

But Karamveer didn't stop there. At the time of the collapse, two additional floors were under construction. Sources say he had already held discussions with prospective buyers and investors about these proposed levels. He expected those new floors to bring in an additional ₹5 lakh per month. The total potential monthly income from the building would have been around ₹15 lakh — all from a building that may never have had a legal leg to stand on.

No Approved Building Plan — A Critical Finding

Police have so far been unable to trace any approved building plan for the structure. If investigators confirm that the building lacked sanctioned plans or was constructed in violation of approved norms, criminal liability could extend beyond the owner. The builder, other contractors, and anyone involved in the project may also face charges.

This absence of documentation is a red flag. In Delhi, as in most Indian cities, constructing a multi-storey commercial building without proper approvals is a serious offence. Yet, that did not stop Karamveer and his associates from pressing ahead — allegedly adding floors without any official oversight of structural safety.

"All from a building that may never have had a legal leg to stand on."

Evidence Seized: Electricity Meters as Key Proof

On Tuesday, June 2, during the debris clearance operation, police seized several electricity meters from the site. All were registered in Karamveer's name. Officials believe these meters could serve as crucial documentary proof — helping to establish ownership of the building and fix responsibility for the illegal construction.

Electricity meters may seem like a small detail, but in cases like this, they can be the paper trail that connects a building to its owner. Without an approved plan, the meters become evidence of an unauthorised structure.

Tracing the Builder: Manish on the Run

The police investigation is now focused on finding the builder, identified only as Manish, who is currently absconding. According to sources, his last known location was traced to Dehradun. A police team has been dispatched there to apprehend him.

Investigators believe that Manish's arrest could uncover further details about the construction process, any approvals that may have been obtained (or not), and the financial transactions linked to the building. He may hold the key to understanding exactly how the project was allowed to proceed.

🔍 Key Questions Investigators Are Asking Tenants

• When did the construction begin?
• How many people were residing or working in the structure at any given time?
• Did any of the occupants notice signs of structural weakness — cracks, vibrations, or other warning signs — before the collapse?

Tenants and Occupants Under Scrutiny

Police have also begun contacting the tenants and occupants who had rented floors in the building. Notices are being issued to several people as investigators seek to learn more about the timeline and conditions within the building.

These questions are crucial. If tenants saw dangers and did not report them, or if they knowingly occupied an unsafe building, their role may also be examined. But for now, the focus remains on the owner and builder.

A Wider Crackdown on Illegal Structures

The collapse has prompted the Municipal Corporation of Delhi (MCD) to launch a drive to identify and seal illegal structures in south Delhi. This is a standard response after such tragedies, but whether it leads to lasting enforcement remains to be seen.

Six lives have been lost. Eight people are injured. Families are grieving. And all of this might have been prevented had the building been constructed legally and inspected for safety.

What Happens Next?

The investigation is being conducted from multiple angles — alleged violations of building regulations, culpability of the owner and builder, and potential negligence by tenants or others. Karamveer remains in custody. The search for Manish continues. And the MCD is promising action against illegal buildings in the area.

For the families of the victims, no amount of arrests will bring back their loved ones. But the hope is that this tragedy will serve as a wake-up call — a reminder that when profit is prioritised over safety, and when rules are ignored in the name of easy money, the consequences can be deadly.

The building may have been earning ₹10 lakh a month. But in the end, it cost six people their lives. And that is a price no amount of rent can justify.

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Delhi Electricity Bills to Rise: Up to 5.7% More for Heavy Users

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5 Key Takeaways

• Delhi electricity bills for users consuming over 500 units per month will rise by 1% to 5.7% starting July 2026.
• The hike is due to a revised Fuel and Power Purchase Adjustment Surcharge (PPAC), which will be updated monthly from April 2026.
• The increase varies by distributor: 5.7% for BSES Yamuna (BYPL) areas, 3.4% for BSES Rajdhani (BRPL), and negligible for Tata Power Delhi (TPDDL).
• The Delhi government's subsidy providing free electricity for up to 200 units per month remains unchanged.
• Consumers can reduce their bills by using energy-efficient appliances, setting ACs to 24-26°C, and adopting solar panels.

Delhi Electricity Bills Set to Rise: Here’s What You Need to Know
If you live in Delhi and use more than 500 units of electricity every month, you might want to check your next bill carefully. Starting from July, your electricity bill could go up by anywhere between 1% and 5.7%. That’s a real jump, and it’s going to affect lakhs of households across the city.
Let’s break it down in simple terms so you understand exactly what’s happening, why it’s happening, and how it impacts your wallet.
What’s Changing?
The Delhi Electricity Regulatory Commission (DERC) has given permission to power distribution companies – the people who supply electricity to your home – to charge you more. This extra charge is called the Fuel and Power Purchase Adjustment Surcharge, or simply PPAC. Think of it as a way for these companies to recover the rising costs of buying fuel and power.
Until now, this surcharge was revised every three months. But from April 2026 onwards, it’s being revised every month. And the latest revision means higher bills for many consumers.
How Much More Will You Pay?
The exact increase depends on which company supplies electricity to your area. Delhi has three main power distributors:

BSES Yamuna Power Limited (BYPL) – serves east and central Delhi. If you’re in this area, expect your bill to rise by about 5.7%.
BSES Rajdhani Power Limited (BRPL) – covers south and west Delhi. Here, the increase is around 3.4%.
Tata Power Delhi Distribution Limited (TPDDL) – serves parts of north and northwest Delhi. Good news: the change is negligible – the surcharge has gone up only from 15.9% to 16%, so you probably won’t notice much difference.

To give you a clearer picture:

If your household consumes 400 units per month, you’ll pay about ₹92 more in BYPL areas and ₹56 more in BRPL areas.
If you use 600 units per month, the extra cost jumps to ₹170 in BYPL areas and ₹102 in BRPL areas.

So the more power you use, the more you’ll feel the pinch.
Why Is This Happening?
The simple reason: fuel costs have gone up. Electricity generation in India depends heavily on coal and natural gas. When the prices of these fuels rise – which they have – the cost of producing electricity also goes up. And since power purchase accounts for nearly 80% of a discom’s total expenses, even small increases in fuel prices lead to big changes in your bill.
On top of that, Delhi experienced scorching heat in April this year. Soaring temperatures pushed up electricity demand as everyone cranked up their air conditioners and fans. To meet this extra demand, power distribution companies had to buy more expensive electricity from the open market. That cost is now being passed on to you.
Will the Government’s Subsidy Still Apply?
Yes, absolutely. The Delhi government’s power subsidy is based on the number of units you consume, not on the final bill amount. So if you use up to 200 units per month, you will continue to get free electricity under the existing scheme. The surcharge hike does not affect that benefit. Only consumers using more than 200 units will see the impact – and the impact is higher for those using over 500 units.
When Will You See the Change?
The revised surcharge will be implemented in June 2026, but you’ll see the increased charges in your bill only from July onwards. So if you’re a high-usage household, keep an eye on your July bill.
A Quick Reminder
The PPAC surcharge is not a new concept. It exists to allow power companies to adjust for fluctuations in fuel and power purchase costs. Without this mechanism, these companies would struggle to operate when fuel prices spike. But it also means that consumers bear the brunt of these market changes.
What Can You Do?
While you can’t control fuel prices, you can take small steps to reduce your electricity consumption:

Use energy-efficient appliances (look for 5-star rated ACs, fans, and lights).
Set your air conditioner at 24-26°C instead of 18°C – it saves a lot of power.
Turn off lights and fans when not in use.
Consider using solar panels if you have the space – it’s a one-time investment that pays off in the long run.

The Bottom Line
Electricity bills are going up for many Delhiites, especially those who use more than 500 units per month. The increase ranges from 1% to 5.7% depending on your area and power distributor. The good news: the government’s subsidy for small users remains untouched. The not-so-good news: if you’re a heavy user, your wallet will feel the heat.
Stay informed, stay cool, and maybe start thinking about ways to cut down your power usage. Every unit saved is money in your pocket.
— A note from the editor: This blog post is based on information available as of June 13, 2026. For exact numbers, check your specific discom’s tariff order.

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5 Key Takeaways

• Landlords are responsible for structural and major repairs, while tenants handle minor maintenance and general care of the property.
• If a landlord fails to make necessary repairs, tenants can arrange and pay for repairs themselves and deduct up to 50% of the monthly rent.
• During force majeure events (e.g., floods, fires), landlords cannot charge rent until the property is habitable again and must refund deposits if restoration is impossible.
• Tenants must promptly inform landlords in writing about damage, take reasonable care, and avoid intentional or negligent damage to the property.
• Both parties should document the property's condition, communicate clearly, and keep receipts and records to avoid disputes.

Who Pays for Repairs in a Rented Home? A Simple Guide for Tenants and Landlords
A dripping tap. A cracked wall. A broken ceiling fan. If you've ever lived in a rented home, you know that moment when something goes wrong and you freeze, wondering: "Is this my problem to fix, or should I call the landlord?"
It's a question that causes confusion, frustration, and sometimes even heated arguments between tenants and property owners. But here's the good news: India's Model Tenancy Act, 2021 provides a clear framework that takes the guesswork out of this situation.
Let's break it down in plain language so that whether you're a tenant paying rent every month or a landlord managing a property, you know exactly where you stand.

The Golden Rule: Both Sides Have Responsibilities
Before we dive into who pays for what, here's the fundamental principle you need to understand:
Both the landlord and the tenant are expected to keep the rented property in as good a condition as it was when the tenancy began. The only exception is what the law calls "normal wear and tear" – those small, inevitable signs of ageing that happen when people live in a space.
Think of it like borrowing a friend's car. You're expected to return it in the same condition you got it, minus a few normal kilometres driven. You wouldn't be expected to pay for a new engine if the old one was already on its last legs. Same logic applies here.

What the Landlord Must Pay For
The landlord's responsibilities are quite broad. According to the Model Tenancy Act, the property owner is responsible for all repairs and maintenance that are either:

Listed in the Second Schedule of the Act (a detailed list of landlord duties)
Agreed upon in the tenancy agreement (the contract you both sign)

In practical terms, this usually means structural repairs, major plumbing issues, electrical wiring problems, and anything that affects the basic livability of the home. If the roof leaks, the landlord fixes it. If the main water pipe bursts, the landlord pays. If the building's electrical system fails, that's on the owner.
But here's something many tenants don't know: what happens if the landlord simply refuses to do these repairs?
The law gives tenants a very practical solution. If the landlord fails or refuses to carry out repairs they are obligated to perform, the tenant can take matters into their own hands – literally. You can:

Arrange for the repairs yourself
Pay for them out of your own pocket
Deduct the cost from your next month's rent

However, there's one important limit: you cannot deduct more than 50% of the agreed monthly rent in any single month. So if your rent is ₹20,000 and the repair costs ₹15,000, you can only deduct ₹10,000 that month. You'll need to recover the remaining amount from subsequent months.
And what if the property becomes completely unlivable because the landlord hasn't made necessary repairs? In that case, the tenant has the right to move out after serving a 15-day written notice. No questions asked, no penalties.

What the Tenant Must Take Care Of
Now, let's talk about what falls on the tenant's shoulders. While the landlord handles the big structural stuff, the tenant has a clear duty of care during the time they occupy the property.
Here's what the law expects from every tenant:
1. Don't damage the property intentionally or negligently.

This one is straightforward. If you punch a hole in the wall in anger, that's on you. If you accidentally damage the kitchen counter while cooking, that's also on you. The key word here is "careless" – the law expects you to be reasonable.
2. Inform the landlord about any damage immediately and in writing.

If you notice a leak or a crack, don't just hope it goes away. Send a written message or email to the landlord right away. This protects both of you – it shows you're being responsible, and it gives the landlord a chance to fix things before they worsen.
3. Take reasonable care of the property, including all fittings and fixtures.

This means keeping the home in a habitable condition – cleaning regularly, using appliances properly, maintaining basic hygiene, and generally not treating the place like a demolition site.
What if the tenant fails to carry out their own repairs?
In that case, the law works both ways. The landlord can step in and:

Carry out the repairs themselves
Remove any unauthorized structure the tenant has built (like a makeshift shelf or partition)
Deduct the cost from the tenant's security deposit

If the repair costs exceed the security deposit amount, the tenant must pay the difference within one month of receiving the landlord's written notice.

When Accidents Happen: The "Force Majeure" Situation
Sometimes, things go wrong that nobody could have predicted or prevented. The law uses a fancy French term for this: force majeure, which simply means "superior force."
Think about situations like:

Floods that damage the property
Fires that make the home unlivable
Cyclones or earthquakes that cause structural damage
Any other natural calamity beyond human control

In such cases, the rules change completely. Here's what happens:
The landlord cannot charge rent from the moment the property becomes uninhabitable until it is restored to a livable condition. That makes sense, right? You shouldn't pay for a home you can't live in.
But what if the property is damaged beyond repair? If restoration is simply not possible, the landlord must refund the tenant's security deposit and any advance rent paid. This refund must happen within 15 days of the notice period ending.
This provision is particularly important for tenants living in disaster-prone areas. It gives you peace of mind knowing that if something catastrophic happens, you won't be stuck paying rent for a home that no longer exists as a livable space.

Practical Tips for Tenants
Now that you understand the legal framework, here are some practical takeaways:
Always get everything in writing. When you move into a rented property, document its condition with photos and videos. Note any existing damage. This protects you when you move out and the landlord tries to blame you for something that was already there.
Read your tenancy agreement carefully. The law allows landlords and tenants to have additional agreements beyond the standard rules. Your specific responsibilities might be listed in the contract. Don't sign anything without understanding it.
Communicate promptly about repairs. If something breaks, inform the landlord in writing immediately. Waiting only makes things worse and could potentially shift responsibility to you if the damage escalates.
Keep receipts for any repairs you pay for. If you need to deduct repair costs from rent, you'll need proof of payment. Save all bills and receipts.

Practical Tips for Landlords
If you're a property owner, here's what you need to keep in mind:
Be proactive about maintenance. Don't wait for tenants to complain about leaking pipes or faulty wiring. Regular inspections and preventive maintenance save you money in the long run and keep your tenants happy.
Respond promptly to repair requests. If a tenant informs you about damage, act quickly. Ignoring the problem gives them the legal right to fix it themselves and deduct from rent – which might cost you more than if you had handled it promptly.
Keep clear documentation. Maintain records of all communications with tenants, repair receipts, and inspection reports. This protects you in case of disputes.
Set clear expectations in the tenancy agreement. Specify exactly what each party is responsible for. The clearer you are upfront, the fewer arguments you'll have later.

The Bottom Line
Renting a home shouldn't be complicated, and the Model Tenancy Act 2021 makes it simpler by drawing clear lines around who pays for what.
For tenants: The landlord handles structural and major repairs. You handle general care and minor maintenance. If the landlord refuses to do their job, you can fix things yourself and deduct up to 50% of the monthly rent. And if the property becomes unlivable due to the landlord's neglect, you can leave with 15 days' notice.
For landlords: You're responsible for keeping the property in good shape. If you don't, tenants can take matters into their own hands. And if a natural disaster strikes, you must waive rent until the property is restored.
The key to a smooth tenancy? Communication, documentation, and knowing your rights. Whether you're a tenant trying to get a leaky faucet fixed or a landlord managing multiple properties, understanding these rules helps everyone live together more peacefully.
After all, a home is where you should feel safe and secure – not confused about who to call when something breaks.

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