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Before booking a new apartment in Gurugram, verify the exact project and phase on Haryana RERA, compare the sales pitch with the filed plans and disclosures, and read the draft agreement and written cost sheet. A sales-gallery visit is useful for collecting information; it is not proof that a promised feature, price, or possession date is part of your purchase contract.
Use this checklist to leave with documents and specific answers you can verify, rather than relying on verbal assurances. No particular project is assumed here, so the applicable price, approvals, schedule, and terms must come from the record and documents for the apartment you are considering.
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Prepare the project details and questions in advance. This helps you distinguish the project being marketed from a similarly named development, another phase, or a sample apartment that does not represent the unit you may buy.
- Write down the identifiers. Ask the salesperson for the official project name, phase, sector or location, promoter, and Haryana RERA registration number. Keep the details exactly as provided; do not rely only on a shortened marketing name.
- Look up the project record independently. Search the Haryana RERA portal and match the project name, promoter, phase, and registration details to the material shown in the gallery. The Haryana RERA Act generally bars a promoter from advertising, marketing, booking, or selling a covered project before registration, subject to statutory exceptions. Phases are treated separately for registration, so a registration for one phase is not a substitute for checking the phase you are considering. See the Haryana RERA Acts page.
- Review what has been filed. Before the visit, check the latest available quarterly update, declared schedule, approvals, sanctioned plans, and other project disclosures. The authority’s project information can include the promoter’s background and track record, litigation information, unit and parking details, location, proposed works, amenities, financial information, and construction or infrastructure updates. The HARERA Gurugram overview describes the disclosure and update system.
- Choose comparable apartment configurations. Decide which unit sizes and layouts you want to compare. Use carpet area as your consistent starting point, and note exclusive balcony, verandah, or terrace area separately where disclosed. The Haryana rules identify these as disclosure fields; the 2017 Haryana Real Estate Rules provide the relevant framework. A marketing label such as “saleable area” should not be treated as interchangeable with carpet area.
- Make a practical location list. Write down the routine destinations that matter to your household and plan when you would check routes and access. This is your own practical assessment, not an official RERA finding.
What should you ask for and check at the gallery?
Ask for the current documents and connect each important sales claim to a specific filed disclosure, approved plan, or draft contract. If the representative cannot point to a written source, record the claim as unverified rather than treating it as a promise.
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Confirm that the materials match the registered project
- Ask for the current brochure or prospectus and confirm which project and phase it describes.
- Check that displayed plans, approvals, and schedules relate to that same phase and promoter, not to a different development or an earlier marketing presentation.
- Ask where the corresponding information appears in the official project record. HARERA’s overview states that project details, plans, schedules, and updates are disclosed to citizens.
- If a real estate agent is facilitating the sale, ask for the agent’s HARERA registration details. The official Gurugram overview says agents facilitating project sales must register, subject to the applicable Act.
Match the specific apartment to documents
For the unit you are considering, request the tower, floor, unit number or identifier, configuration, orientation, carpet area, exclusive balcony/verandah/terrace area if any, and parking details in writing. Compare those exact attributes with the official record and draft documents.
Keep unlike measurements separate. A project’s carpet area is not the same thing as a differently labelled marketing area, and a balcony or terrace should not silently be folded into a comparison of carpet areas. The rules identify carpet area and exclusive areas such as balcony, verandah, and terrace as project-disclosure fields. Ask the representative to show where the relevant figures are stated.
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Ask where each amenity and facility is documented
For every verbal promise about facilities, finishes, access, utilities, or shared areas, ask the representative to identify its written source. Check the relevant approved plan, project disclosure, or agreement provision, as applicable. Amenities and unit specifications are among the subjects covered by the Haryana agreement summary and disclosure framework; a verbal description alone does not show the scope, location, or contractual status of a feature.
Be precise about the claim: ask whether the facility is inside the project, shared by a phase, proposed for future development, or dependent on another party or approval. Then check what the filed record and draft agreement actually say. Do not infer a completion date or delivery obligation that is not in the documents.
How do you verify the price and payment schedule?
Get an itemized, written all-in cost sheet and reconcile it with the draft allotment letter and agreement. The actual amounts and applicable charges vary by project and unit; no generic checklist can establish what you owe for an unnamed development.
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Ask the representative to identify, in writing:
- the basic price and the basis on which it is calculated;
- taxes and other charges listed in the offer;
- parking and any preferential-location charges, if applicable;
- other fees or charges, with their stated basis and conditions;
- each payment amount and due date or milestone;
- the conditions for any discount, offer, or price adjustment.
Then compare the figures and timing with the draft allotment letter, agreement, and project record. The Haryana model-agreement summary covers cost, taxes, payment plan, unit specifications, area, amenities, and completion time. The authority’s filed agreement summary is an example of those subjects; the filing concerns a project outside Gurugram, so it does not establish the terms or price of any Gurugram apartment.
Do not assume a charge or pricing condition shown in one project’s registration certificate applies to another. A HARERA certificate may contain additional terms specific to the project named in that record. For an illustration of project-specific conditions, see the authority’s additional terms and conditions of registration, and check the current record for the project you are considering.
What should you read in the draft agreement before paying?
Ask to see the draft allotment letter and draft agreement for sale before making a substantial payment. Read the provisions that determine what you are buying, when you must pay, and what happens if you or the promoter do not meet the stated obligations.
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Locate and make notes on these points:
- Unit and specifications: confirm the apartment identity, configuration, area basis, included specifications, and any documented amenities.
- Total cost and payment plan: compare the contract figures and dates with the written cost sheet. Ask what event triggers each instalment and what happens if a milestone changes.
- Possession and completion: identify the stated completion or possession date and the agreement’s wording about the promoter’s obligations. Compare the contractual date with the schedule and latest updates in the project record.
- Cancellation: check how cancellation works, what notices are required, and what the agreement says about amounts retained or returned.
- Delay and default: read the provisions for delay, outstanding dues, and default by either the promoter or allottee. Do not rely on a short verbal summary of these clauses.
- Changes or conditions: identify terms that could affect price, specifications, payment timing, or delivery, and ask for unclear language to be explained in writing.
HARERA Gurugram states that a promoter cannot accept more than 10% of the cost of an apartment, plot, or building as an advance payment or application fee before first entering into a written agreement for sale and registering that agreement. Review the current official guidance and the applicable project documents; this general explanation is not individualized legal advice. The HARERA Gurugram overview sets out the threshold.
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How should you compare two Gurugram projects?
Use the same measures for each project and compare documents rather than sales language. A side-by-side record makes it easier to spot when one representative is quoting a different area basis, date, or type of charge.
| Comparison point | What to record for each project |
|---|---|
| Identity and status | Official name, promoter, phase, registration details, and latest available project update. |
| Apartment | Configuration, carpet area, separately disclosed exclusive areas, tower/floor, and parking details. |
| Price and payments | Written total and itemization, payment milestones, due dates, and stated offer conditions. |
| Schedule and progress | Possession or completion date in the draft agreement, declared schedule, and latest disclosed progress. |
| Plans and approvals | Relevant approvals and sanctioned plans for the exact project phase. |
| Facilities and infrastructure | What is documented, where it is planned, and any stated timing or conditions. |
| Contract protections and obligations | Cancellation, delay, outstanding dues, and promoter/allottee default provisions. |
If one project provides a figure but the other does not, mark it “not confirmed” rather than filling the gap with an estimate. The comparison topics above reflect the Haryana disclosure and agreement subjects described by HARERA and the rules.
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What should you do before paying or signing?
Pause long enough to confirm the payment route and reconcile any discrepancy. A launch offer, salesperson’s statement, or display apartment is not a replacement for the applicable project disclosure and agreement.
- Recheck the documents. Confirm that the written cost sheet, allotment letter, agreement, and RERA record refer to the same project, phase, and unit.
- Confirm payment instructions independently. Match the bank and payee instructions to the developer’s written documents, then confirm the payee through an independently verified channel. Do not rely on an unverified message or changed account details.
- Apply the 10% agreement threshold. Do not pay more than 10% of the apartment cost as an advance or application fee before the written agreement for sale has been entered into and registered, as described by HARERA Gurugram.
- Resolve inconsistencies before committing. If the gallery claim, cost sheet, draft agreement, or official project record conflicts with another, ask for the discrepancy and the correction in writing. If it remains unresolved, pause and obtain qualified independent legal advice before paying or signing.
- Keep a dated record. Retain the documents and written answers you received, and note which claims were still unconfirmed. This is practical recordkeeping advice, not a statutory filing requirement.
What are the most common mistakes to avoid?
- Checking only the project name. Confirm the promoter and exact phase too; phases are registered separately.
- Comparing marketing areas as if they were equivalent. Ask for carpet area and record exclusive areas separately.
- Treating a brochure or model apartment as the contract. Verify material claims against plans, disclosures, and the agreement.
- Looking only at the headline price. Get an itemized written cost and payment schedule, including stated conditions for charges and discounts.
- Reading the possession date without the rest of the terms. Check the draft agreement’s delay and default provisions and compare its date with the official schedule and updates.
- Assuming one project’s certificate terms apply everywhere. Registration conditions can be specific; inspect the record for the project and phase in question.
- Treating registration as a guarantee. Registration and disclosure give you records to inspect; they do not, by themselves, establish that every sales claim is accurate or remove the need to review the agreement.
Haryana’s rules page is a reproduction of the 2017 rules, and legal requirements can change. For a live purchase, verify the current law and current project record through the relevant authority, and seek qualified advice about the documents if needed.
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Does Haryana RERA registration guarantee that a new apartment will be completed on time?
No. Registration and project disclosures provide information to check, including the declared schedule and updates, but they are not a guarantee of on-time completion. Compare the filed schedule with the agreement and current project updates.
Can I rely on the sample flat to know what my apartment will include?
Not on its own. Ask which finishes, fixtures, layout details, and furnishings are contractual specifications for your selected unit, and have the representative identify them in the written documents.
What if the salesperson’s promise is missing from the draft agreement?
Ask for the promise and its conditions to be documented and reconciled with the filed plans or disclosures before you sign or pay. If the documents remain inconsistent, pause and obtain independent legal advice.
How do I check whether a Gurugram property agent is registered?
Ask the agent for their HARERA registration details and verify them through the authority’s official information channels. The HARERA Gurugram overview says agents facilitating project sales must register, subject to the applicable Act.
