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Clear out junk files and repair common Windows errorsFree Scan →Fix the driver behind crashes, sound loss and screen glitchesFind Drivers →Before paying a booking amount, verify the project on the official RERA portal for the state or union territory where the property is located. Find the exact project record, phase and promoter; compare its status, declared timeline, disclosures, carpet area and draft agreement with the flat being offered. Save dated copies of the record and every written promise, and confirm the payment instructions before transferring money.
RERA registration is an important regulatory check, but it is not a certificate that guarantees clear title, every approval, construction quality, on-time delivery or a dispute-free purchase. State rules and authority procedures differ, so use the registration record as one layer of due diligence.
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1. Start with the RERA authority that has jurisdiction
RERA implementation in India is state and union-territory specific. The correct portal is the authority for the location of the property, not necessarily the state where the promoter is incorporated or where a broker operates.
Identify the correct jurisdiction
- Ask for the property’s complete postal address, including district and state or union territory.
- Open the official RERA authority website for that location and use its registered-project search or status service.
- Do not treat a project advertisement, broker message, screenshot or registration number supplied by the seller as proof. Enter the details yourself on the authority portal.
UP RERA’s buyer guidance tells homebuyers to confirm registration on its portal before investment. Rajasthan RERA likewise directs buyers to its registered-project information. The UP RERA portal’s notices and services were reviewed on 7 July 2026, but portal layouts and labels can change.
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Why a seller’s registration number is not enough
A number can be mistyped, associated with a different development or copied from an earlier phase. The authority record is the source to check. Save a PDF or screenshots showing the project name, registration number, promoter, location, status and the date you accessed it. A dated copy lets you show what information was available when you decided to proceed.
2. Find the exact project, promoter and phase
Search results often contain similar names. A large development may have separate registrations for towers, land parcels or phases. A record for one phase does not automatically cover every building or future phase being marketed.
Match these identity fields
| Field | What to compare with the offer | Why it matters |
|---|---|---|
| Project name | Spelling and wording in the authority record, brochure, application form and draft agreement | Similar names can refer to separate registrations. |
| Promoter | Legal entity name, not only a brand or sales name | Different entities may develop different phases or parcels. |
| Location | Village, sector, survey or plot details and municipal address where shown | A nearby development may have a different registration. |
| Phase, tower or building | The specific phase, tower and unit being offered | Registration of one phase does not establish coverage for another. |
| Registration details | Registration number, registration date and current status | Status and declared dates can change after marketing material is printed. |
Check the record’s current status and declared dates
Read the status shown by the authority and note the declared completion or possession timeline. Do not rely on a sales representative’s verbal assurance that a delayed project will finish “soon.” If the seller advertises a different date, ask for the reason and obtain the revised commitment in writing. Keep both the original authority record and later updates so changes are visible.
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3. Inspect the disclosures the portal actually provides
Open every project-information, document, approval and progress section available for that record. State portals do not necessarily use identical fields or display the same documents, so treat the following as an inspection list rather than a guaranteed national checklist.
Project and promoter information
- Legal promoter name and contact details.
- Project address and land or parcel description shown on the record.
- Registered phase, buildings, proposed units and amenities, where displayed.
- Declared start and completion dates.
Documents and approvals
Review the documents the authority makes available, such as sanctioned plans, permissions, land-related papers, certificates or other uploaded records. Note the document title, issuing body and date. If an approval is not displayed, do not assume that it does not exist or that it is unnecessary; ask the promoter to identify the approval and verify it with an independent property lawyer or the relevant local authority.
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Progress and inventory information
Where progress updates or sold/booked inventory are displayed, compare them with what the sales team says is available. MahaRERA Circular 29/2021, dated 9 April 2021, directed disclosure of sold or booked inventory and apartment size on a carpet-area basis. That circular applies to the MahaRERA context; it should not be presented as a uniform portal format across India.
Reconcile advertising promises
Make a two-column list: each material promise in the advertisement or sales conversation, and the matching entry in the authority record or draft agreement. Include possession date, amenities, specifications, parking, views, club facilities and any “limited-period” concession. Ask for an explanation of every mismatch and retain the response in email or another durable written form. A promise that appears only in a presentation and nowhere in the agreement is difficult to enforce.
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Compare the exact unit offered—not merely the project’s sample plan—with the authority record, cost sheet and agreement for sale.
Use the same area basis throughout
UP RERA buyer guidance says apartment area should be given in carpet-area terms. MahaRERA’s 9 April 2021 Circular 29/2021 also directed disclosure of apartment size on a carpet-area basis, including where an earlier sale used another area basis. These are state-specific directions. Confirm the current rule in the property’s jurisdiction rather than assuming that every authority applies the same wording.
| Document or statement | Check |
|---|---|
| RERA project record | Unit type, carpet area, floor or tower and any unit identifier shown |
| Offer or cost sheet | Same unit, same carpet-area figure and a clear breakdown of other charges |
| Draft agreement | Carpet area, permitted variation language, balcony or exclusive-use areas and total consideration |
| Sanctioned plan or unit plan | Configuration, dimensions, orientation and inclusions represented to you |
Ask the promoter to explain any difference in area or configuration before signing. Do not compare a carpet-area figure in one document with a built-up or super-built-up figure in another and conclude that the flat has changed size.
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5. Read the agreement before paying a booking amount
Request the draft agreement for sale, all schedules and the payment plan before transferring money. Compare the draft with the applicable state model or prescribed form where one is available.
Clauses that deserve line-by-line attention
- Legal description of the project, phase, tower and unit.
- Carpet area and how any permitted variation is handled.
- Total consideration and each tax, fee, utility, parking or amenity charge.
- Construction and possession dates, extension events and buyer remedies.
- Cancellation, default, refund and interest provisions.
- Specifications, amenities, common areas and the process for approving changes.
- Maintenance handover, association formation and transfer of common areas.
- Dispute-resolution, jurisdiction and notice provisions.
Apply state-specific payment rules
UP RERA guidance says buyers should compare the agreement for sale with the state model and that no more than 10% of the unit cost may be collected before execution of that agreement. This is Uttar Pradesh guidance, not a universal India-wide limit. Before paying in another state or union territory, check the current local statute, authority directions and the wording of the proposed agreement.
Use the designated collection instructions
UP RERA advises payment through the project’s designated collection account. Confirm the account instructions against the official project information and written promoter documents. Do not send money to a salesperson’s personal account or to an account name that does not match the documented collection arrangement. Keep the booking form, invoice, bank acknowledgment and receipt together.
6. Compare two or more registered projects consistently
Registration alone cannot rank projects or builders. If you are choosing between developments, use the same evidence for each one and record what is stated, missing or inconsistent.
| Comparison criterion | Questions to record for every project |
|---|---|
| Authority status | Which authority registered it? What is the current status, phase and declared completion date? |
| Identity | Do promoter, address, tower and phase match the exact flat being offered? |
| Disclosures | Which plans, approvals, progress updates and inventory details are actually available? |
| Flat and area | Does the offered configuration and carpet area match the record and agreement? |
| Agreement | Are consideration, possession, cancellation, remedies and specifications clear before payment? |
| Payment process | Are collection instructions documented and are receipts issued for every transfer? |
| Independent review | Do title, land-rights, approval or contract questions require a property lawyer? |
Mark an item “not stated” when the authority record does not provide it. That is more useful than treating an empty field as confirmation that everything is in order.
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7. Understand what RERA registration does—and does not—establish
What the check can establish
An official record can confirm that the authority has a registration entry for the identified project or phase and can show the information and documents the authority publishes. It gives you a verifiable starting point for checking identity, status, declared dates, disclosures and agreement details.
What registration does not automatically guarantee
- Clear and marketable title or complete land rights.
- Every planning, building, environmental, fire or local-body approval.
- Construction quality, workmanship or the absence of defects.
- On-time completion or possession.
- That every advertised amenity will be delivered exactly as described.
- That the purchase will be free of litigation or disputes.
The official materials support registration verification and review of published disclosures and agreement terms; they do not establish that registration alone resolves all of these risks. If you cannot assess title documents, land rights, approvals or legal clauses, obtain an independent property-law review before committing funds. That review is a prudent additional safeguard, not a guarantee that every future problem will be found.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.8. A practical verification sequence before booking
- Collect the seller’s full identification. Obtain the legal promoter name, project address, phase or tower, proposed unit number, carpet area, price sheet and draft agreement.
- Locate the official authority. Use the RERA authority for the property’s state or union territory, then search the project yourself.
- Save the record. Download or capture the result, registration details, status, declared dates and available documents with the access date visible.
- Match identity. Confirm project, promoter, location, phase, tower and unit details against the offer.
- Read disclosures. Review plans, approvals, progress and inventory information that the portal displays; list anything material that is absent or unclear.
- Reconcile the flat. Compare configuration and carpet area in the authority record, cost sheet, unit plan and agreement.
- Review the contract. Check the applicable state model, consideration, dates, remedies, cancellation terms, specifications and charges.
- Confirm payment compliance. Apply the current local rules, including any state-specific limit on pre-agreement collections, and verify the designated collection account.
- Obtain written answers. Resolve every mismatch in an email, signed clarification or revised agreement—not only by phone.
- Seek legal review where needed. Have an independent lawyer examine title, land rights, approvals and agreement language if you cannot do so yourself.
- Pay only after the file is complete. Transfer the booking amount through the documented channel and retain the receipt, bank proof and all signed papers.
9. Warning signs that should pause the booking
- The promoter refuses to give the legal entity name, registration details or draft agreement.
- The authority record names a different phase, tower, address or promoter than the sales offer.
- The seller relies on a screenshot or old brochure instead of the live authority record.
- The advertised possession date conflicts with the declared authority timeline and no written explanation is provided.
- Area is quoted only as “super built-up” or changes between documents without a carpet-area reconciliation.
- A payment is requested before you can read the agreement, or the recipient account is personal or unexplained.
- Material amenities, approvals or rights are promised verbally but omitted from the agreement.
- You are pressured to transfer money while the record, documents or title questions remain unresolved.
A warning sign is a reason to stop and verify, not proof by itself that a project is unlawful. Ask for documentary clarification and obtain professional advice when the issue concerns title, approvals or contract rights.
10. Keep an evidence file after the check
Create one digital and one backed-up folder containing the authority record, dated screenshots, downloaded documents, brochures, price sheets, draft and signed agreements, written clarifications, payment instructions, receipts and bank confirmations. Name files with the project, document type and date. Preserve later portal updates rather than overwriting the original record.
This file helps you identify which representation you relied on, track changes in status or dates and demonstrate what was agreed if a disagreement arises. It also prevents a common mistake: remembering a broad sales promise while losing the exact version of the document that qualified it.
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Questions buyers commonly ask
How do I check if a flat is RERA registered before booking?
Use the official RERA portal for the property’s state or union territory, search the project yourself and match the record’s project name, promoter, location and phase with the exact flat offered. Save a dated copy of the result and review its current status and declared timeline.
What should I check on the RERA website before paying a booking amount?
Check the exact registration record, phase, promoter, status, declared dates and available project documents. Then compare the offered unit, carpet area and agreement with those details, and confirm the applicable payment rules and documented collection account.
Does a RERA registration guarantee that the flat is safe to buy?
No. Registration is a significant verification step, but the evidence available through the registration guidance does not make it a guarantee of title, every approval, construction quality, delivery date or freedom from disputes. Those issues require document review and, where necessary, independent legal advice.
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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 minuteIs the 10% pre-agreement limit applicable throughout India?
Not on the evidence cited here. UP RERA guidance states that no more than 10% of the unit cost may be collected before execution of the agreement for sale. Treat that as Uttar Pradesh guidance and check the current rule in the property’s own jurisdiction.
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