Delhi's GPA Property Crackdown 2026: 30-Day Scrutiny on Power of Attorney Deals Explained

For decades, a big slice of Delhi's property changed hands on a general power of attorney, a "GPA", instead of a proper registered sale deed. It saved sellers and buyers on stamp duty, and it left a trail of weak title and disputes. Delhi is now moving to end that. From this month, non-family GPA property deals face a mandatory 30-day scrutiny by the Collector of Stamps. Here is exactly what changed, and what it means if you are buying, selling or holding property in Delhi.

Key takeaways

• A GPA made in favour of anyone who is not a close blood relative will no longer be registered directly.
• Every such case now goes to the Collector of Stamps, who has 30 days (extendable to three months in exceptional cases) to decide the correct stamp duty.
• If the GPA actually transfers property, mentions money, hands over possession, or gives permanent power to sell, it will be treated as a sale deed and charged full stamp duty.
• Sub-registrars who register a GPA without this referral face disciplinary action. An online tracking system is being built.

What exactly changed

Delhi's government has ordered rigorous examination of property documents executed through GPA. The core rules:

• Non-family GPAs get referred. If the GPA is in favour of someone other than parents, spouse, children or siblings, the sub-registrar cannot register it directly. It must go to the Collector of Stamps for adjudication.
• 30-day decision. The Collector issues a written, reasoned decision within 30 days, extendable to a maximum of three months in exceptional cases, on whether the document is a genuine GPA or a disguised conveyance that attracts full stamp duty.
• What they check. Whether the document mentions any payment, hands over possession, is irrevocable, or gives permanent authority to sell, gift, transfer or mortgage the property. Any of these signals a real transfer, not a simple authority.
• Accountability. Sub-registrars who skip the referral face disciplinary action. Each office keeps a dedicated register and files monthly reports, and an online tracking system is to be built within a month.

Why the government is doing this

Two reasons: money and fraud. On money, many "GPA" documents were registered by paying only a nominal stamp duty, even though they were really sales, handing over possession and ownership. That is direct stamp duty evasion, and it costs the government large sums. On fraud, GPA deals are the soft underbelly of Delhi property, forged GPAs, GPAs from people who never owned the property, and double sales all hide in this space. By forcing scrutiny, the government hits both problems at once.

What it means for buyers

This is the part that matters most, and the message is simple: do not buy property on a GPA. Insist on a registered sale deed. We have said this for years, and now the government agrees strongly enough to act.

• A GPA "sale" was always weak, it conveys no real ownership, banks will not lend on it, and resale is hard. Now it also faces official scrutiny and possible full stamp duty.
• If a seller offers you a property on GPA at a "discount", that discount is the stamp duty and the risk you are being asked to swallow. It is not a bargain.
• The Supreme Court already held years ago that GPA sales do not convey title. This Delhi move adds enforcement teeth on top.

Everything in our document verification checklist and property frauds guide applies doubly now. Buy on a registered deed, verify the title chain, and walk away from GPA offers.

What it means for owners holding GPA property

If you already hold a property on a GPA, this is a nudge to fix your title. The cleaner path is to get a proper registered sale deed executed and pay the correct stamp duty, which converts your weak GPA holding into real, loanable, sellable ownership. Yes, it costs the stamp duty you avoided earlier. But it removes a risk that only grows as enforcement tightens, and it makes your biggest asset actually yours on paper. For inherited or family situations, the family-relative exemption may apply, check your specific case.

My take

• Good for honest buyers. A market with fewer GPA deals is a safer market. This protects people who do things properly.
• Short-term friction. The 30-day scrutiny will slow some registrations and add paperwork. That is the cost of cleaning up.
• Family deals largely spared. GPAs among close blood relatives are treated differently, so genuine family arrangements are less affected.
• The direction is clear. Between this, the drone property survey and the encroachment drive, Delhi is formalising its property market. Expect more scrutiny, not less. Do your deals cleanly.

What a genuine GPA is still used for

To be fair, a general power of attorney has legitimate uses, and this crackdown targets the misuse, not the tool itself. A GPA genuinely lets someone act on your behalf, an NRI can authorise a relative to manage or register their property, an elderly owner can let a family member handle paperwork, a busy owner can delegate a specific transaction. These real uses continue. What the rule targets is the GPA used as a substitute for a sale, a document that transfers ownership, hands over possession and takes money, dressed up as a "power of attorney" to dodge stamp duty. The scrutiny checks for exactly those markers: mention of payment, handover of possession, irrevocability, permanent authority to sell. A genuine, limited GPA for a real purpose, especially among family, is treated differently from a disguised sale. So if you have a legitimate reason to give someone authority over your property, you still can, just make it a properly drafted, specific, registered power of attorney, not a backdoor sale. The rule cleans up the abuse while leaving the real use intact.

How this fits Delhi's broader property clean-up

The GPA crackdown does not stand alone, it is part of a wider push to formalise Delhi's property market. In the same period, the DDA launched a zero-tolerance drive against encroachment and illegal land occupation, the civic body began a drone-based property survey to map properties accurately, and the regularisation of 1,511 unauthorised colonies moved forward to give lakhs of residents proper title. Read together, these signal a clear direction: Delhi is dragging its property market out of the informal, grey-paper era and into a formal, registered, transparent one. For honest buyers and owners, this is good news, a cleaner market with better records, fewer disputes and safer transactions. The message for anyone dealing in Delhi property is consistent: do it properly. Register your deeds, pay the correct stamp duty, keep clean records, and avoid the shortcuts that are now being actively targeted. The era of the GPA "sale" and the informal deal is closing; the sooner you move your own holdings onto clean, registered footing, the better protected you are. Our colony regularisation report covers another piece of this clean-up.

FAQ

What is Delhi's new GPA rule?

Non-family GPA property documents can no longer be registered directly. They go to the Collector of Stamps, who decides within 30 days whether full sale-deed stamp duty applies.

Does this apply to GPAs between family members?

GPAs in favour of close blood relatives, parents, spouse, children, siblings, are treated differently and are not referred the same way. The scrutiny targets non-family GPAs.

Why is the government scrutinising GPA deals?

To stop stamp duty evasion, many GPAs were really sales dressed up to pay less duty, and to curb land fraud, which thrives on GPA misuse.

Should I ever buy property on a GPA?

No. A GPA conveys no ownership, banks will not lend on it, and it now faces official scrutiny. Always insist on a registered sale deed.

I already own property on a GPA. What should I do?

Get a proper registered sale deed executed and pay the correct stamp duty to convert it into clean, loanable ownership. Check whether any family exemption applies to your case.

Buying in Delhi and unsure about a property's paperwork? We help buyers avoid GPA traps and verify clean title before they pay. Browse our listings or reach out with your deal.

Should I buy ready-to-move or under-construction in Delhi?

Ready homes have no wait, no GST and no build risk but cost more; under-construction is cheaper with a longer wait. Choose by your timeline and risk appetite.

How do I book a property in Delhi?

Shortlist, visit, check the papers and RERA, then pay the booking amount and sign the agreement. Read the payment plan and cancellation terms before you commit.

Do I need a lawyer to buy property in Delhi?

For anything beyond a simple, clean deal it helps. A lawyer vets the title, the agreement and the approvals, which is cheap insurance against a costly mistake.

What is a builder-buyer agreement?

It is the core contract between you and the developer, setting the price, payment plan, area, specifications and possession date. Read it fully before signing.

What is an occupancy certificate and why does it matter?

It certifies a building is legally fit to occupy. Never take possession of a completed home without it, since it affects loans, utilities and resale.

What is mutation and why is it important?

Mutation updates the ownership in municipal and revenue records after a sale. Without it the property tax and records still point to the old owner, so get it done.

What credit score do I need for a home loan?

Lenders prefer a healthy score, usually in the mid-700s and above, for the best rates. A lower score can still get a loan but often at a higher rate.

Can I claim tax benefits on a home loan?

Yes, home-loan principal and interest carry deductions under the income tax rules, subject to limits and conditions. Confirm the current rules or ask a tax adviser.

What is the difference between freehold and leasehold?

Freehold gives you full, permanent ownership of the property and land; leasehold runs for a fixed term from an authority. Freehold is generally simpler to resell.

How do I check a builder's track record?

Look at delivered projects, delivery delays, the RERA record and buyer reviews. A builder with a clean, on-time record lowers your risk sharply.

What red flags should I watch for when buying?

Unclear title, missing approvals or RERA, pending dues, a builder with delays, and prices far below the market. If something feels rushed, slow down and verify.