The price is agreed, the buyer's loan is moving, and then the apartment association asks for a few more things before it will sign off on the sale. The two documents that come up most often are the society NOC and the no-dues certificate. They sound alike, but they do different jobs, and mixing them up can delay a registration.
A society NOC says the association has no objection to the sale. A no-dues certificate says the seller has paid all maintenance and other charges up to a stated date. Buyers should ask for both, and the dues matter most, because they are not recorded anywhere a buyer can easily search.
NOC, No-Dues Certificate and Builder NOC Compared
| Society NOC | No-Dues Certificate | Builder NOC | |
|---|---|---|---|
| What it says | The association has no objection to the proposed sale | Maintenance and other charges are paid up to a stated date | The developer has no objection to the sale or transfer |
| Issued by | Apartment association or society | Apartment association or society | The builder or developer |
| When it comes up | Resale, if the community asks for it | Before the sale and again before registration | Where the association is not yet formed, possession is pending, or the builder still manages maintenance |
Is a Society NOC Legally Required?
It depends on the community, so ask before you assume. Published sources do not agree on whether a society NOC is a legal requirement, and many articles you will find online are about other states, where the rules differ. In practice, apartment associations in Bangalore commonly issue NOCs at resale, each with its own process, and buyers and their lenders often expect one.
Whatever the legal position, the practical advice is the same: ask your association what it requires, and get it in writing early. If your community is a cooperative housing society, it is governed by the Karnataka Cooperative Societies Act, 1959, and a sale also involves transferring society membership.
Why the No-Dues Certificate Matters Most
Unpaid maintenance and similar society dues are not registered against the property. That means they will not show up on an Encumbrance Certificate, as we explain in our EC guide. A buyer who relies on the EC alone can end up discovering pending dues only after taking possession, so a dated no-dues certificate is the buyer's main protection here.
What the Association Usually Checks
- ● Maintenance dues and any other charges owed on the flat
- ● The seller's ownership records and the documents the association keeps on file
- ● Any dispute or complaint involving the flat
- ● Compliance with the community's own rules and bye-laws
The exact process is not the same for every apartment, which is why asking the managing committee for its checklist at the start saves time later.
For Sellers: How to Get Them
Transfer Fees: Ask Before You Pay
Practices vary and the law is not always clear. Some legal commentary notes that Karnataka's cooperative law does not specifically provide for societies to collect transfer charges, yet many communities still ask for a fee. Do not assume a figure is standard. Ask for the rule it is based on, ask for a written receipt, and check with a property lawyer if the amount seems high.
For Buyers: What to Check
- ● Ask the seller for both the NOC, where the community issues one, and a dated no-dues certificate
- ● Confirm the signatory is an authorised office-bearer, and that the unit number and date are correct
- ● Ask the association whether any special levy, corpus contribution or pending expense is due on the flat
- ● Ask whether the association is involved in any dispute that could affect owners
- ● Where the builder still manages maintenance or the association is not yet formed, ask for a builder NOC and a builder no-dues statement
These sit alongside the title, Khata and EC checks in our resale flat buying checklist.
If the Association Delays or Refuses
- ● Ask for the reason in writing, so you know exactly what is being objected to
- ● Clear any genuine dues, since unpaid dues are the most common reason for holding back an NOC
- ● Raise the matter with the managing committee and, if needed, the general body
- ● If the reason is not unpaid dues or a breach of the community's rules, speak to a property lawyer about the right forum for your type of community and about a formal notice
Frequently Asked Questions
No. The NOC says the association has no objection to the sale. The no-dues certificate says charges are paid up to a given date. Associations often issue both together, but they are separate statements.
No. Society dues are not registered encumbrances, so an EC search will not reveal them. A no-dues certificate is how you find out.
Sometimes. It is commonly asked for where the association has not been formed, possession is still pending, the builder still manages maintenance, or a builder-buyer agreement is being transferred.
Communities set their own rules for tenants, so check with your association before the tenant moves in. This guide focuses on resale, where the paperwork is heavier.
Selling or buying inside a gated community?
APKACOMPLEX works with communities across Bangalore and helps buyers and sellers with documentation, including society paperwork, for resale transactions.
View Pricing & Get StartedLast verified: October 2026. Requirements for a society NOC, the fees associations charge and the way disputes are resolved differ between communities and between types of society, and published sources do not agree on every point. Confirm your community's process with its managing committee and its bye-laws before you pay anything. This article is general guidance, not legal advice. Consult a property lawyer if the association refuses or delays.