A Tehelka SIT report reveals how Batla House’s unauthorised construction boom has fuelled a parallel ‘stay mafia’, where court orders, police complicity and legal delays are exploited to extract money from builders
Courts across India have repeatedly warned that the “noble forum” of Public Interest Litigation (PIL) is increasingly being misused as an instrument of blackmail and extortion, often to target individuals or specific projects. Over the years, the judiciary has repeatedly sought to curb such abuse through its rulings. The Supreme Court has observed that PILs are at times used to stall infrastructure and redevelopment projects in cities like Delhi and Mumbai, occasionally at the behest of competitors or vested interests seeking monetary gains. Several cases involving challenges to alleged unauthorised constructions have, in the courts’ view, amounted to “blackmailing type of litigation”, aimed less at serving public interest and more at extracting money from builders.
The Gujarat High Court recently imposed a fine of Rs 20 lakh on a litigant for misusing the PIL mechanism for personal gain while seeking demolition of a construction near a jail. The Delhi High Court fined an NGO Rs 10 lakh for using a PIL to blackmail citizens. In another case, the Supreme Court upheld a Rs 1 lakh penalty on a society for filing what it termed a “motivated” PIL against a Mumbai redevelopment project.
These observations reflect only one dimension of how legal remedies are allegedly being weaponised for extortion. Tehelka’s latest investigation focuses on another alleged instrument of coercion — court stay orders. A stay order is a judicial directive that temporarily halts legal proceedings or maintains status quo until a matter is adjudicated. The investigation reveals how, in certain cases, such orders are allegedly being used as tools of blackmail and extortion.
The Batla House locality in Jamia Nagar in south-east Delhi first entered the national spotlight after the controversial 2008 police encounter linked to an anti-terror operation that dealt a major blow to the Indian Mujahideen (IM) network. The episode triggered a political storm and sharply divided public opinion. Nearly two decades later, the unauthorised colony is again drawing attention — this time over allegations of a thriving “stay order mafia” linked to illegal construction activities.
Batla House remains an unauthorised colony where property registries do not formally take place and transactions are often conducted through General Power of Attorney (GPA) arrangements. Despite this, the densely populated Muslim-majority locality has evolved into a major residential hub where apartments are valued in crores. Tehelka’s investigation in Batla House exposes how some NGOs and individuals are allegedly using court stays on illegal constructions as instruments to extort money from local builders. Builders in the area frequently refer to the phenomenon as a “Stay Mafia”. Tehelka spoke to several alleged victims who detailed how the syndicate is said to operate.
“This is an 800 sq yd plot that was sealed by the authorities years ago. Despite that, construction continued, apartments were built and sold for crores, and people have been living in this building for years. On paper, this building remains sealed, but in reality people are residing here,” Javed, an alleged victim, told Tehelka’s undercover reporter.
“The owners of this 800 sq yd plot are powerful people, so they did not stop construction even after the court stay was imposed on the building. Neither did they pay the blackmailers, who allegedly demanded Rs 4-5 crore from them. But now, after so many years, they may have to pay for constructing another unauthorised floor because the present judge, who is overseeing the case, is very strict,” Javed told Tehelka.
“Even I was blackmailed while constructing a building in the Batla House area. They obtained a court stay on my building and demanded Rs 17 lakh. The deal was eventually settled at Rs 6 lakh, after which they withdrew the stay,” added Javed.
“People allegedly involved in blackmailing rackets through court stays come from different backgrounds. Some are linked to NGOs, some run local newspapers, some are from slum areas or Old Delhi, and even people from Bihar using Delhi Aadhaar cards are involved in this alleged extortion racket,” said Javed.
“The blackmailers wait for construction to begin on any unauthorised building in Batla House. They wait for the first roof slab so that more money is invested in the project. By the time the second roof comes up, lakhs of rupees get spent. The stay mafia then clicks photographs of the building and approaches the court seeking a stay, calling it illegal construction. Once the court grants the stay, the alleged blackmailing process begins,” added Javed.
“A stay is part of a civil suit, and such matters can take years to settle. The blackmailers keep seeking long adjournments from the court. Builders get frustrated because construction remains stalled for long periods, and eventually many agree to a compromise and pay money,” alleged Adil, an MCD engineer, while speaking to a Tehelka reporter.
“It is routine for police to allegedly take money for each roof slab constructed in unauthorised areas. The rate ranges from Rs 50,000 to Rs 70,000 per roof, depending on the deal. I paid Rs 2.5 lakh to the police during the construction of my six floors,” claimed Saleem, a resident of Batla House, while speaking to Tehelka’s reporter.
The first person Tehelka met in the Batla House area was Javed [name changed]. Javed explained the alleged network of the “stay mafia” to Tehelka. According to him, the blackmailers wait for construction to begin on unauthorised plots in Batla House. They wait for the first roof slab to come up so that the builder pumps more money into the construction, said Javed.
By the time the second roof is constructed, the builder would already have spent lakhs of rupees. The alleged stay mafia then clicks photographs of the building and approaches the court seeking a stay, calling it illegal construction. Once the court grants the stay, the alleged blackmailing process begins, added Javed. The chat also hints at the alleged involvement of middlemen, lawyers and others in the process.
Reporter- Ye mamla kya hai stay wala?
Javed- Ab ye jo jagah hai, ye jo plotting hui hai, ye XXXXX ke khet the. Unke walid saheb ke ye plot the, khet the. Bhains paalte the. Tarakki hui, makan banne shuru ho gaye, building ban gayi. Ab ye building hai, ye 800 gaj ki building hai. Ab is floor par stay le aaye. Lanter dala, pehla lanter pad gaya, doosra pad gaya. Teesre lanter par court chale gaye, stay le aaye — ‘ye building illegal hai’.
Reporter- Maan lijiye main building bana raha hoon.
Javed- Chalo theek hai, aap building bana rahe ho, ye plot hai. Ab mujhe aapse paise lene hain.
Reporter- Aapko mujhe blackmail karna hai? Paise lene hain?
Javed- Haan, matlab main aapse loot raha hoon, 420 kar raha hoon… police ke saath karunga, legal route se karunga…
Javed (continues)- Mujhe kya hai, pehle building banana shuru kar di. Pehle lanter mein main kuch nahi karunga, kyunki main chahunga aapke 50-60 lakh aur lag jayein. Yaani 100 gaj ka plot hai, aapne 2 crore ka plot becha… Ab jaise hi doosra lanter chalega, main jaunga, iske photo kheechunga. Iske peeche chain hai paper ki, jo kisan baithe hue hain — ‘ye plot hamara hai, ye avedh tareeke se bana rahe hain.’ Main jaake vakil ke through court mein arzi laga dunga. Court phone karega — ‘fala building ban rahi hai, usko roko.’ Court likhkar de dega. Police wale aayenge, police wale bolenge ‘teri building par stay hai.’ Police mili hui hai dono taraf se. Wo kaam ruk gaya.
Javed- Ab aap pareshan — kisne stay liya? Meri building rukwai kisne? Ab main andar khane mein apni demand rakh ke kisi ko bhejunga — ke mujhe 20 lakh chahiye, 25 lakh chahiye. Ab jitne bhi NGO chala rahe hain, wo ye kaam karte hain. Wo andar khane kar rahe hain. Jhopad-patti wali jo auratein hain, unke naam se kisi se dal denge jo yahan nahi rehti… bas ab aap dhoondte raho. Karaya maine hai…
[The dialogue lays bare an alleged system where court stays are used less as legal remedies and more as pressure tactics. It suggests that fear, delays and uncertainty become tools for extracting money. What emerges is a troubling picture of how legal processes can allegedly be manipulated for private gain.]
In the following exchange, Javed explains how those allegedly involved in obtaining court stays avoid direct contact with builders. He claims the people behind such operations remain hidden and use intermediaries to communicate demands. The chat also reveals an apparent fear of exposure, with Javed suggesting that direct meetings are avoided to prevent recordings or sting operations.
Reporter- Ek cheez bataiye, jo stay lene ja raha hai, uska naam-address court se mil jayega?
Javed- Sab hota hai, lekin main aapse milunga nahi.
Reporter- Personally nahi milunga?
Javed- Nahi.
Reporter- Aisa kyun?
Javed- Dekhiye, main aapse milunga nahi. Police nahi dhoondegi, aap dhoondoge.
Reporter- Aap miloge nahi, aisa kyun?
Javed- Agar main aapse personally milunga, kya pata aap meri video bana lo, baitha lo, expose kar do. Mera kaam hi ye hai, logon se chori chori karna…
[The dialogue points to an alleged network that thrives on secrecy and distance. It suggests that anonymity itself becomes a shield in such operations. What emerges is how fear of exposure appears deeply embedded within these alleged extortion practices.]
In the following interaction, Javed explains how alleged stay rackets operate using proxy identities and vulnerable people. He alleged that the “stay mafia” adopts different methods to obtain court stays for blackmailing. According to him, they sometimes approach women living in slum areas, pay them small amounts of money, obtain their signatures and secure stays in their names, often without the women even knowing about it. At other times, he claimed, people sitting in Bihar allegedly obtain stays using Delhi Aadhaar cards.
Javed- Ab ye to mera kaam ho gaya. Ab aap samajh lo, aage jhopad-patti hai, 3-4 ladies padi hain. Maine 500 dekar uske sign kara liye. Ab dhoond lo, ab police aayegi.
Reporter- Accha, us aurat ko 10-20 hazar dekar uske naam se stay kara diya?
Javed- Stay kara diya…
Reporter- Usko pata bhi nahi hai.
Javed- Wo milegi hi nahi. Jhopad-patti mein kahan dhoondoge aap… aise bhi log hain, wo Bihar baith kar stay le rahe hain.
Reporter- Bihar baith kar stay le rahe hain?
Javed- Haan, Aadhaar card yahan ka bana hua hai. Bihar ke log mile hue hain, WhatsApp par likha.
Reporter- Aur demand kitni karte hain — 20-25 lakh?
Javed- Haan, matlab builder kamayega bhi aur nahi bhi kamayega.
[The dialogue suggests that anonymity and disposable identities may be central to such alleged operations. It indicates how difficult tracing the real actors can become once legal processes are set in motion. What emerges is a picture of exploitation thriving in gaps within the system.]
Javed further explained how, according to him, builders in the Batla House area eventually surrender to the pressure allegedly created by the “stay mafia” and pay money to get court stays vacated from their under-construction buildings so that work can resume. He also alleged that such settlements take place with the involvement of police intermediaries.
Javed- Main dabang aadmi hoon, meri building ruk gayi. Police walon ko bulaya… kahenge XXXX hai.
Reporter- Hain?
Javed- XXXXX yahan par mashoor hai stay mafia. Bahut saare naam hain. XXXXX chhota sa hai… wo haath nahi aayega, wo 6 mahine se gayab hai. Aap bokhla gaye, aapki 1.5 crore ki m*-b* ek kar di… aapne, 2 flat bech bhi diye is beech mein. Aap bokhla gaye. Ab aap kahoge faisla kara do. Last mein toot jaate ho aap.
Reporter- Aap kisse kahoge?
Javed- Police se kahenge, ya apna banda bhejunga.
Reporter- XXXX ka asli naam kya hai?
Javed- XXXX hi hai.
Reporter- Kahan rehta hai?
Javed- Chhota sa hai, yahin rehta hai.
Javed (continues)- Aur ek hai aapka Balli Chowk par XXXX… uska akhbar bhi hai… XXXX bahut mashoor hai.
Reporter- XXXX?
Javed- ITO par uska office hai… ghar uska Jasola mein hai. Uske naam par XXXXX Chowk bana rakha hai — XXXX Chowk.
[The dialogue suggests that prolonged legal uncertainty may be used to wear down builders financially and mentally. It indicates how stalled construction can become a powerful tool of pressure. What emerges is a troubling picture of alleged collusion thriving around unauthorised construction disputes.]
Javed then made a startling claim to Tehelka. He pointed to a building constructed on an 800 square yard plot in Batla House, which he alleged had been sealed by authorities years ago. Despite this, according to Javed, apartments were constructed inside the building and sold to buyers because the builder was allegedly influential. He further claimed that people continue to live in the building even though, on paper, it remains sealed. Javed also alleged that officials visiting for inspections were paid by the builder and, in turn, submitted favourable reports.
Reporter- To abhi kaunsi building seal hai aapki?
Javed- Ye poori building, ye 800 gaj hai poori.
Reporter- 800 gaj, aur seal kitni hai?
Javed- Poori.
Reporter- 800 gaj seal hai…
Javed- Ek hi plot hai na.
Reporter- Aur kab se seal hai?
Javed- Jab se bani hai, 3 saal ho gaye.
Reporter- 2-3 saal se seal hai… log to reh rahe hain yahan par?
Javed- Wo to dikhane ke liye… kyunki ‘puncture’ (token demolition to avoid action) kar rakha hai na.
Javed (continues)- Wo aapka DCP, police, sab saath hai. Thane mein paise khilaye…
Reporter- Matlab court ka aadmi nahi aata check karne?
Javed- Aata hai.
Reporter- Aap itne saal se paise khila rahe ho, kitne khila diye honge?
Javed- In logon ne bahut paise khila diye.
Reporter- In logon ne ya aapne?
Javed- Mera nahi hai isme. Mera sirf XXXX hai, wo bhi kiraye par.
Reporter- Owner kaun hai is building ke?
Javed- XXXXX.
Reporter- Accha, ye building kagazon mein to seal hai, waise log reh rahe hain ismein?
Javed- Haan.
Reporter- To yahan blackmailer kaun tha, kisne lagaya tha stay?
Javed- Purani Dilli ki 2 ladies.
Reporter- Purani Dilli ki… aur ye bana kab tha?
Javed- 5 saal ho gaye.
Reporter- Jin logon ne stay liya hai, unko paise nahi khilaye?
Javed- Actually dabang log… paise khilaye nahi — ‘Hum to nikal lenge.’
Reporter- Aur demand kitni aayi thi?
Javed- 4-5 crore.
Reporter- 4-5 crore ki demand aayi thi?
Javed- Ab to dene padenge.
Reporter- Ab kyun denge? Ab to bik hi gayi building.
Javed- Ab to floor upar aur dalega… 800 gaj par 2 floor hain abhi…
Reporter- Jaise ye banaye hain, waise hi wo bhi ban jayega?
Javed- Nahi sir, ab ye court mein chala gaya hai.
Reporter- Lekin court mein to pehle hi chala gaya ye.
Javed- Ban gaya tha, magar ab jo judge baitha hai, wo sakht hai.
[The dialogue paints a picture of how alleged illegal construction can continue despite official restrictions. It suggests that money and influence may weaken enforcement on the ground. What emerges is a troubling gap between what exists in records and what exists in reality.]
Javed further explained how the alleged “stay mafia” eventually enters into settlement deals with builders. According to him, the people behind such stays ultimately come forward to collect money from builders and provide written assurances for vacating the stay. Javed claimed that many buildings in Batla House have allegedly faced such extortion in the name of court stays. He also alleged that even acquaintances or friends can be used to obtain stays for pressuring builders.
Reporter- Ab XXXXX ke bare mein batayen?
Javed- Ab aapne building banai, 2 floor daal diye, 2 crore ka plot liya 100 gaj ka, 2 crore ka ho gaya. 20 lakh ka lanter daal diya, 2 crore 20 lakh ho gaye. Ek lanter aur daal diya. Ek lanter dalta hai 6-7 lakh ka. Phir…. “Ye avaidh tareeke se bana hai.” Police kaam rukwa degi. Police aayegi — “Tere par stay aa gaya.” Wo ab pareshan hoga. Uske baad main yahan ka local hoon, meri jaan-pehchaan hai. Main pata lagaunga ki falah aadmi ne is par stay le liya hai. Phir usko pakdo s*…ko, wo haath nahin aayega. Use maroge?.. maar nahin sakte. Jaan se maar doge tab bhi aap phasoge. End mein aakar toot jaate ho. Ab aata hai faisle ka time. Maine 20 maange, aapne 10 kiye, 8 kare.
Reporter- Jab final settlement hota hai, to wo log aate hain saamne?
Javed- Paisa aayega aur likhkar dega. Wo aayega aur likhkar dega. Police bhi paisa khayegi. Wakil ne paisa khaya hai, to wo bhi khayega.
Reporter- To aisa to bahut sari buildings par ho chukka hoga?
Javed- Mere hisab se to unlimited hai.
Reporter- Unlimited buildings par aisa ho chukka hai, baad mein stay hat jaata hai?
Javed- Hat jata hai. ‘Puncture’ (token demolition to avoid action) hote hi, baat khatam. Letter bhi 1 nahi, 4-5 dalenge. Uske baad ‘puncture’ hona shuru hoga. Ek letter mein nahi hatega ‘puncture.’
Reporter- To ye 2 log hain jo ye sab kar rahe hain?
Javed- Ismein dadi wale bhi hain, aur jo aapke saath baithe hain, pata nahi chalta, wo bhi hote hain.
Reporter- To ye to crores kama liye honge inhone?
Javed- Haan, ab aap XXXXX ko hi dekh lo. Akhbar nikalta hai, NGO chalata hai…
[In this exchange, Javed describes how builders allegedly end up negotiating with those behind court stays after construction work is halted. The dialogue suggests that legal disputes may gradually turn into informal settlement businesses. It indicates how financial exhaustion can push builders towards compromise rather than litigation.]
In this exchange, Javed narrates his own alleged experience with a court stay linked to construction activity. He claimed that he too had allegedly faced blackmail in connection with a building dispute. According to him, an initial demand of Rs 17 lakh was made. But after negotiations he paid Rs 6 lakh, following which the stay was vacated, reflecting what he describes as a pattern of negotiated settlements.
Reporter- Aapke upar hui hai koi building?
Javed- Mere saath to bahut bada kand hua hai…
Reporter- Aapne kitne khilaye the?
Javed- Maine 6 lakh khilaye, 17 lakh maange the.
Reporter- Matlab 17 lakh ki demand thi, 6 lakh khilaye?
Javed- Hmm.
Reporter- Uske baad stay hat gaya?
Javed- Hat gaya.
[The conversation suggests how money negotiations often begin once construction is stopped through court stays. It indicates that settlements, rather than legal proceedings, allegedly decide the final outcome. What emerges is a picture of pressure eventually leading to negotiated payments.]
Javed further alleged that since Batla House is an unauthorised area and builders are not permitted to construct beyond a permissible height limit, the so-called stay mafia exploit this vulnerability to blackmail builders. According to him, even after taking money, police officials sometimes ask builders to halt construction, leaving them with little option but to comply. He also suggests that such cases are sometimes driven by personal rivalries.
Reporter- Aur waise bhi ye area unauthorized hai, bana nahi sakte aap, isliye builder bhi kamzor ho jaata hai.
Javed- Ji, ji… police bhi kamzor rehti hai, phir majboori mein karna padta hai. SHO paisa khane ke baad bhi kehta hai ‘ruk jao…’
Reporter- Ye saare builder ke saath hota hai?
Javed- Jiski jisse dushmani ho, sabke saath nahi hota…
[The exchange highlights how illegal construction can create conditions for exploitation from multiple sides. It suggests that once a builder is exposed legally, pressure tactics become easier to deploy. What comes through is how weak regulation and vested interests may feed each other.]
After Javed, Tehelka met an official identified as Adil [name changed], an engineer with the Municipal Corporation of Delhi (MCD) living in the Batla House area. MCD plays a crucial role in matters related to unauthorised construction in Delhi. According to Adil, stay cases are civil suits that can drag on for years in court. He alleged that those seeking stays deliberately prolong proceedings through repeated adjournments, frustrating builders whose projects remain stalled. According to him, many builders eventually agree to settlements and allegedly pay money to get the stay vacated. Adil further claimed that in some cases, stays are removed after payments of Rs 10-15 lakh.
Reporter- Kaam ruk gaya, stay aa gaya?… Uske baad kya hota hai?
Adil- Uske baad stay chalega. 99.99 percent ye haarenge, but time kitna lagega, ye aap jaante ho ya wo jaanta hai.
Reporter- 20 saal lagenge?
Adil- Bhai, civil suit hai. Mere setting ho jaaye court mein, main jaunga Ahmed ke paas — ye le bhai 5000 rupaye. Waise to badi rakam hogi. Main kahunga ye Rs 5000 le le, 6 mahine baad ki date laga de… Ab ye 6 mahina kiraya bhi denge, wait bhi karenge. Ye bolenge — bhai settlement kara do, meri jaan chhudwa do.
Reporter- Settlement kaise hota hai?
Adil- Settlement aise hota hai ki ye apne paise lenge.
Adil (continues)- Maine 10 lakh apne le liye.
Reporter- 10-15 lakh dekar stay hata diya?
Adil- Inka wakil writ apply kar dega, stay khatam ho jayega. Ab dobara construction chalu karenge.
Reporter- Usmein MCD ka kya role hota hai?
Adil- MCD ka ye role hota hai ki jis time par hame party banate hain na ye log — ‘unauthorized ban raha hai, rok do.’
Reporter- Ye aapko likh kar dena hota hai?
Adil- Hum to denge.
[The dialogue points to how prolonged legal processes may themselves become a source of pressure in disputed construction cases. It suggests that delays can gradually push parties towards informal settlements. Justice delayed, in such situations, may also create space for exploitation.]
After Adil, Tehelka met Saleem [name changed], a resident of Batla House, who claimed that he had paid bribes to police personnel during the construction of his house. According to Saleem, such payments are a routine part of construction activity in unauthorised colonies of Delhi. He alleged that money is paid for every roof slab constructed, with the amount varying according to the deal. Saleem claimed he paid around Rs 2-2.5 lakh to the police while constructing a six-floor building.
Reporter- Aapne kitne paise diye police ko?
Saleem- Police ko maine 2-2.5 lakh diya hai bas.
Reporter- Wo kis baat ke?
Saleem- Building ban rahi hai.
Reporter- Ye jo aapka ghar ban raha hai, isi mein diye hain?
Saleem- Hmm.
Reporter- Poori building tudwa kar banwa rahe ho tum?
Saleem- Nahi, sirf ground floor bana hua tha usmein.
Reporter- Poori building banwa rahe ho?
Saleem- Haan, 6-floor ban rahi hai.
Reporter- To aapko stay nahi aaya?
Saleem- Har kisi ko thodi aata hai stay.
Reporter- 2 lakh to phir bhi de diye aapne?
Saleem- Police walon ko to jana hi jana hai…
Reporter- 2 lakh kis cheez ke diye tumne?
Saleem- Alag-alag.
Reporter- Lanter fix hota hai — 50 hazar, 60 hazar, 70 hazar, jaisa aapka sauda fix ho jaaye?
Saleem- 2-2.5 lakh.
Reporter- Saste mein nipat gaye tum to?
Saleem- Jab lanter padta hai to hazar rupaye PCR wala bhi le jata hai.
Reporter- Registry to nahi hai, unauthorized hai poora?
Saleem- Poora Jamia hi unauthorized hai…
Saleem (continues)- Jis jagah hum baithe hain, wahan flats ki keemat 2 crore tak pahunch gayi hai.
Reporter- Bina registry ke?
Saleem- Bina registry ke.
Reporter- Unauthorized?
Saleem- Unauthorized.
[The dialogue paints a picture of how informal payments may become embedded in unauthorised construction activity. It suggests that illegal structures can continue to rise when enforcement turns negotiable. What stands out is the apparent normalisation of a system that many residents seem to have accepted as routine.]
According to a Live Law report published in August 2025, the Delhi High Court observed that the judicial process cannot be allowed to become a tool for extorting money from those involved in unauthorised construction in the national capital. “Though this court recognises the fact that action against unauthorised construction has to be taken strictly, at the same time, this court cannot be used as a tool to extort money from persons carrying out such construction,” the court observed.
This is precisely what the Tehelka investigation has exposed — how court processes are allegedly being misused to extort money from those involved in unauthorised construction in Batla House. The motive of the so-called “stay mafia” is not to serve any public interest, but to pressure builders into paying money, often without the court being aware of the real intent behind the litigation. Batla House, being an unauthorised colony, has created fertile ground for such practices, where illegal construction and alleged extortion appear to thrive alongside each other.
The investigation also exposed the alleged complicity of police personnel, who, according to residents and builders, accept money and allow illegal construction to continue unchecked. What emerges is a larger failure of enforcement and accountability, where violations are allowed to flourish until they become opportunities for coercion and profit. Had authorities acted firmly and consistently against illegal construction at the initial stage, there would perhaps be little need for bulldozers — a measure that has today become one of the most polarising symbols in India’s political and administrative discourse.
