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1Fix the driver behind crashes, sound loss and screen glitches2Repair Windows errors before they cause bigger problems3Scan for outdated or missing drivers - takes under a minuteStart with the exact project and promoter on MahaRERA—not the builder’s brand or sales pitch. Match the project registration number, location, phase and promoter entity to the home being offered, then read dated updates, complaint records and orders. Use those public records to screen for questions; have an independent property lawyer check the title, rights, approvals and agreement for your specific unit before you pay or sign.
Start with the exact project record on MahaRERA
A developer may have several projects, phases or promoter entities. A good record for one project does not establish the status of another. Begin with the home you are actually considering and verify its project registration number against the official MahaRERA Project Registration page. The portal’s project-registration area also links to project maps, project-wise and promoter-wise complaints, judgments, non-compliance projects, lapsed projects and revoked registrations.
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Match the record to the unit being sold
- Ask the sales team for the project’s MahaRERA registration number and the exact phase or building in which the unit sits. Do not rely on a brochure or an oral assurance alone.
- Open the official portal and locate the project record. Compare the registration number and project name with the sales material.
- Check that the promoter entity, project location and phase correspond to the proposed transaction. A similar project name or a different entity is not a sufficient match.
- Record the date you checked the portal and save copies of the relevant disclosures for your lawyer. Public project information and status can change, so check again immediately before committing.
If the number is missing, the record appears to describe a different phase, or the promoter details do not match, ask for an explanation and supporting documents in writing. Do not assume that a project’s marketing name is its registered identity.
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Check the project’s status listings
Use the portal’s linked listings to check whether the project appears among lapsed projects, revoked registrations or non-compliance projects. Treat a match as a prompt to investigate the record and its relevance to your proposed unit, rather than as a complete legal conclusion. If the listing or status is unclear, ask the promoter for its written explanation and have your lawyer examine the underlying record before you proceed.
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Read disclosures as a dated record of the project
A registration page is not a one-time certificate of how a project is progressing. MahaRERA’s Guidance for Project Update (Quarterly/ Annually) identifies update areas including project cost, uploaded documents and encumbrances, building details, apartment bookings, work progress, common-area completion, project professionals, promoter, landowner and investor details, and building-wise completion dates.
Compare updates over time
Read the available updates in date order, not just the newest entry. For each relevant building or phase, note what was disclosed, when it was disclosed and whether later entries materially change the picture. Pay particular attention to progress and building-wise completion dates, as well as changes to the people or entities associated with the project. Compare the record with the promise made for your specific unit, but do not treat a sales estimate as a substitute for the dated project disclosures.
- Progress: Is the work-progress information consistent across dated updates? If the latest information is limited or appears out of step with the sales timeline, ask what has changed and request a written response.
- Completion dates: Compare the applicable building-wise date across updates. If it changes, ask which building and phase the change concerns and what date the promoter is currently representing for your unit.
- Documents and encumbrances: Note what has been uploaded and what is disclosed about encumbrances. These disclosures help identify issues to take to your lawyer; they are not a property-specific title opinion.
- Project participants: Compare the promoter, landowner, investor and project-professional details where relevant. Ask your lawyer to consider whether the parties and rights shown in the documents support the proposed sale.
- Bookings and common areas: Review the disclosed booking and common-area information as context for the project’s reported progress. Do not infer the condition or legal status of your individual flat from these entries alone.
Keep a simple dated note of each material discrepancy and the explanation received. A written answer is easier to compare with the project record and to put before your lawyer than a verbal assurance. MahaRERA’s guidance states: “Failure to make quarterly project update will violate Section 11 of the Real Estate (Regulation and Development) Act, 2016 and would make the concerned promoter liable for penal action.” That warning concerns the update obligation; it does not by itself establish the outcome or risk for a particular buyer.
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MahaRERA’s complaint search accepts filters including complaint number, respondent, complainant, project name and project registration number. Search both the project and the promoter: a project-specific search may not capture every relevant record associated with the promoter, and a promoter search may return matters unrelated to the phase or unit you are considering.
Use a repeatable search
- Search by the project registration number and project name.
- Search by the promoter or respondent name, including the exact entity shown on the project record where the interface permits it.
- Open potentially relevant results and check the project identity, parties, subject matter, procedural status and any order or outcome available.
- Ask your lawyer to assess whether a record concerns the same project, promoter entity or issue as your proposed purchase, and what the order means for your transaction.
A complaint is a filing, not proof by itself that the respondent acted improperly. A raw count also does not tell you how many matters relate to your project, what relief was sought, whether an order was made, or how a matter ended. Do not turn a live portal count into a risk rate or a developer score. The useful question is what the relevant record says and whether it changes the due diligence needed for this particular unit.
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Turn the portal check into a documented workflow
Use one file for each project you are comparing. Put the registration number, project name, phase, building and promoter entity on the first page. Add the date of every portal check and retain the relevant update, complaint or order record with its status. This prevents a later conversation about a different phase or entity from being confused with the home you were offered.
- Identify the transaction: Write down the building, unit, carpet area and phase described in the offer, then match those identifiers to the MahaRERA record.
- Capture the baseline: Save the current project details, disclosed completion date, uploaded documents and encumbrance information before discussing changes with the sales team.
- Build a dated comparison: Read earlier and later updates together and list every material change in progress, completion dates, common areas, project professionals or participating entities.
- Run both complaint searches: Search by project registration number and name, then by the promoter or respondent entity. Keep relevant orders with the procedural outcome, not merely a search-result screenshot.
- Send written questions: Ask for explanations of mismatches, changed dates, missing updates or status listings. Preserve the reply and the document version supplied.
- Give the file to your lawyer: The lawyer can connect the public record to the title, development rights, encumbrances, approvals and agreement for the exact unit.
- Recheck before commitment: Repeat the official searches immediately before paying or signing because statuses, disclosures, complaints and orders are live information.
This workflow is a screening and evidence process, not a substitute for professional advice. It also gives you a clear record of unanswered questions instead of relying on memory or a sales presentation.
Questions to put to the sales team in writing
Ask concise questions tied to the record: Which registration number covers this building and unit? Which promoter entity will sign the agreement? Has the building-wise completion date changed, and why? Which landowner, investor or development-rights arrangement applies? What explains a lapsed, revoked or non-compliance listing, if any? Which completion or occupancy evidence is available for this exact building? Request documents or a written explanation rather than accepting a general statement that the project is “approved” or “on track.”
Written answers do not prove that an assertion is correct. They make it possible for your lawyer to compare the answer with current records and identify contradictions before money is at risk.
Have an independent lawyer verify title, rights and approvals
MahaRERA disclosures are one part of screening, not a substitute for legal review of the exact land and unit. Before you pay a substantial amount or sign, ask an independent property lawyer—acting for you, not merely relying on the promoter’s sales explanation—to examine current documents and the proposed agreement for sale.
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Documents and questions for the lawyer
- Title report and land ownership: Ask who owns the land and whether the title documentation supports the proposed sale. Have the lawyer identify any gaps or questions requiring further documents.
- Development rights and authority to sell: Where the promoter is not the landowner, ask the lawyer to review the development rights and the parties’ authority to sell the proposed unit.
- Encumbrances: Compare the relevant documents with the project disclosures, including disclosed encumbrances. Ask what any entry means for the specific land, building or transaction.
- Project and local approvals: Ask which approvals apply to the project’s exact address, property type and competent authority, and whether the documents provided cover the building and unit being sold.
- Agreement for sale: Have the lawyer review the exact agreement, including how it identifies the unit and project, the parties’ obligations, the relevant completion or possession terms and the documents incorporated into the transaction.
- Current originals or verifiable copies: Ask what should be checked against original or current records and how any missing, inconsistent or outdated document should be resolved before signing.
Mumbai and the wider MMR cover multiple competent authorities and property types. There is no single approval checklist established here that can safely be applied to every address. Your lawyer should identify the approvals applicable to the particular property and transaction, rather than relying on a generic list or the fact that a project has a MahaRERA record.
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Understand what each check proves—and what it cannot prove
| Check | Useful signal | Not a guarantee of |
|---|---|---|
| MahaRERA registration and identity | Confirms that the project record, phase and promoter can be matched to the offer and provides a place to review disclosures. | Timely completion, clear title, construction quality or a risk-free purchase. |
| Dated project updates | Shows reported progress, building-wise dates, documents, encumbrances and participating parties over time. | Independent confirmation that every report is accurate or that the unit will be delivered as forecast. |
| Complaints and orders | Shows regulatory records that can be read for identity, issue, status and outcome. | A reliable developer score based on the number of search results. |
| Separate-account condition | Provides a statutory fund-use safeguard for construction and land costs, with certified withdrawals. | A promise of delivery, title quality or workmanship. |
| Completion or occupancy evidence | Helps establish handover readiness when matched to the exact building and unit through the competent authority. | That another building’s certificate covers your home or that visible defects do not exist. |
Keeping these limits visible prevents a strong signal in one area from being treated as proof in another. The checks work together: portal records identify questions, while independent legal and physical reviews address the property-specific issues.
For a completed home, verify handover evidence
If the building is completed or the unit is described as ready for possession, ask for the applicable completion or occupancy evidence and verify it against the exact building and unit with the competent authority. Do not assume that a certificate for another building, phase or part of a development covers the home you are buying. Ask your lawyer to identify which evidence and authority apply to that address and property type, since the relevant requirements can vary across MMR.
For a home close to handover, an independent physical inspection can supplement document review. An inspection may help identify visible condition or workmanship issues before possession, but it does not establish title, approvals or regulatory compliance. Keep those legal checks separate and budget for any independent professional review as a distinct part of the buying process; no universal fee is established for these services.
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Compare projects using the same evidence, not a made-up score
If you are choosing between two projects or promoters, use the same questions for each and record evidence, dates and unresolved issues. Avoid adding up complaint counts or assigning unsupported numerical grades: the records do not provide a validated score for the likelihood of delay, title risk or construction quality.
| Comparison area | What to examine | What remains to verify |
|---|---|---|
| Identity and status | Exact project and phase, promoter entity, registration number, and whether the project appears in lapsed, revoked or non-compliance listings. | Whether the record matches the specific building and unit being sold; investigate any status entry with the underlying record and legal advice. |
| Disclosure and execution | Completeness and recency of updates, reported work progress, and changes to building-wise completion dates. | Written explanations for material changes and how the current information applies to the unit’s phase. |
| Regulatory history | Project- and promoter-related complaints and available orders, read with the parties, project identity and procedural outcome. | Whether a matter is relevant to this project or transaction; a filing or count alone does not answer that question. |
| Land and legal documents | Title, ownership or development rights, encumbrances, applicable approvals and the agreement for sale. | An independent lawyer’s review of current documents for the exact land, building and unit. |
| Handover readiness | Applicable completion or occupancy evidence; near possession, the visible condition assessed through an independent inspection. | Verification with the competent authority and resolution of legal or physical issues before proceeding. |
This framework is useful for showing where one option has clearer, more consistent evidence and where questions remain. It cannot convert different projects’ disclosures into a definitive ranking without a property-specific legal review.
When to pause before paying or signing
Pause and resolve discrepancies before proceeding if the registration number does not match the project being marketed, the promoter entity or phase is unclear, a material update has changed without an adequate explanation, or a relevant complaint or order has not been understood. The same applies if title, development rights, encumbrances, approvals or the agreement remain unchecked, or if completion evidence for a ready home cannot be matched to its building and unit.
Ask for missing explanations and documents in writing, then have your independent lawyer assess them. Recheck the official records immediately before committing: project status, disclosures, complaints and orders are live information, not a permanent assurance. A portal search is a screening step; it cannot promise timely delivery, clear title or construction quality.
Frequently Asked Questions
How do I check a builder before buying a flat in Mumbai?
Start with the exact project and promoter on the official MahaRERA portal. Match the registration number, project name, location, phase, building and promoter entity to the unit being offered. Read dated updates, check lapsed, revoked and non-compliance listings, and search complaints and orders by both project and promoter. Then have an independent property lawyer review title, development rights, encumbrances, approvals and the agreement for sale.
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How can I check a MahaRERA project?
Use the MahaRERA Project Registration area and search for the registration number supplied by the sales team. Confirm that the record covers the correct phase and building, not merely a similarly named development. Review project cost, uploaded documents, encumbrances, work progress, common-area completion, project professionals, promoter or landowner details and building-wise completion dates. Save the date of your check and repeat it immediately before committing.
How do I check a builder’s complaint history?
Search MahaRERA using the project registration number and project name, then search by the promoter or respondent name. Open relevant results and read the project identity, parties, subject matter, procedural status and any order or outcome. A complaint is not proof of wrongdoing, and a raw count is not a risk rate. Ask your lawyer whether a particular matter concerns the same project, entity or issue as your purchase.
What documents should I verify before buying a flat in Mumbai?
Ask an independent lawyer to review the title report and land ownership, development rights and authority to sell, encumbrances, approvals applicable to the exact address and property type, and the proposed agreement for sale. Check current originals or verifiable copies and resolve missing or inconsistent documents. For a completed building, also verify the applicable completion or occupancy evidence with the competent authority for the exact building and unit.
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Does MahaRERA registration guarantee that my Mumbai flat will be delivered on time?
No. Registration and disclosures are screening tools, not guarantees of timely completion, clear title or construction quality. The statutory separate-account condition described by the Ministry of Housing and Urban Affairs requires 70% of collected buyer amounts to be placed in a project account for construction and land costs, with certified withdrawals. Treat that as a fund-use safeguard, not a delivery promise.
Should I hire a home inspector as well as a property lawyer?
For a home near handover or described as ready, an independent physical inspection can identify visible condition or workmanship issues. It does not verify title, approvals, regulatory compliance or the meaning of a MahaRERA order. Keep the inspection and legal review as separate checks, and match completion or occupancy evidence to the exact building and unit.
The Bottom Line
Check the exact MahaRERA project and promoter, compare dated disclosures, read complaint orders in context, and investigate lapsed, revoked or non-compliance status. Before paying or signing, have an independent lawyer verify title, development rights, encumbrances, approvals and the agreement; for a ready home, verify completion evidence and consider an independent inspection. Recheck the official records immediately before committing.
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