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Evaluate the exact project and phase—not the developer’s reputation or sales brochure. Before paying a substantial amount, verify the project’s official RERA record, land title, encumbrances, approvals, sanctioned plans, delivery history, complaints, payment account and sale agreement. For a completed home, independently confirm the applicable completion or occupancy certificate with the issuing authority.
RERA registration is essential evidence, but it is not a title guarantee, a construction-quality inspection or a promise that possession will occur on time. Have an independent property lawyer review the documents for the specific land parcel, building and unit.
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Start with the exact project, phase and legal promoter
A large development may be divided into separately registered phases. A familiar developer name, project-wide brochure or attractive sample flat does not establish that the tower or phase you are buying is legally covered. The Real Estate (Regulation and Development) Act, 2016 treats each phase as a stand-alone project for registration.
Find the official RERA portal for the state or Union Territory where the home is located. Search by the project name and registration number, then reconcile the result with your booking documents.
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Record these identifiers before comparing anything
- Exact project name and any alternate name used in advertisements.
- RERA registration number and the registered promoter’s full legal name.
- State, district, municipal address and the land parcels covered.
- Phase, tower, building or plotted section in which your unit sits.
- Declared completion date and the portal’s current status.
- Landowner, joint-venture partner or co-promoter details shown in the filing.
Check that the seller signing your documents is the same legal entity—or is expressly authorised by the registered promoter. If the project uses a group brand but several special-purpose companies, search each relevant entity and phase.
Do not treat a missing result as conclusive by itself
The Act has exceptions. At the central level, registration is generally not required where the land proposed for development does not exceed 500 square metres or the project proposes no more than eight apartments, inclusive of all phases. Previously completed projects and specified renovation or repair work can also fall outside registration. The appropriate government may reduce the central thresholds, and state rules and project facts affect how the exceptions apply. Ask the state authority or a lawyer to determine whether the project actually required registration.
UP RERA’s portal, for example, separates registered, completed, deregistered, NCLT, abeyance, withdrawn and other records, and provides registration-verification and complaint services. MahaRERA’s official search allows a project-name or registration-number search. These are examples of state-level tools, not a single uniform process for all India.
Check title, encumbrances and planning permissions
RERA registration does not certify clear title. A promoter’s declaration, a lender’s project approval or a portal entry cannot replace an independent title search.
Match the land to the promised project
Obtain the title declaration and supporting documents filed for the project. Ask your lawyer to compare the survey numbers, plot boundaries and ownership chain with the land on which your building and common areas are actually planned. Where the promoter is not the landowner, review the development agreement, power of attorney, revenue-sharing arrangement or other instrument that grants development rights.
Search for disclosed mortgages, charges, litigation, acquisition notices, leases, easements and other encumbrances. Confirm whether a lender’s charge will be released for your individual unit and what evidence of release you will receive. A document that describes the project generally may not cover every parcel used for access roads, amenities or utilities.
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Verify approvals and sanctioned plans
- Planning-authority approval and the commencement certificate, where applicable.
- Sanctioned layout, building plans, floor plans and permitted floor-area details.
- Fire, environmental, aviation, heritage, water, sewerage and other clearances that local law requires for the site.
- Approved access, parking, open spaces, common facilities and external development works.
- Any conditions, staged permissions or amendments attached to the approvals.
Compare the registered plans with the unit you are being sold. Check carpet area, balcony or terrace treatment, parking, storage, clubhouse, roads and other promised amenities. Marketing images and a model apartment can show features that are absent from the sanctioned or registered plans.
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Have an independent property lawyer inspect the original or certified records, relevant local land registers and litigation affecting the actual property. Ask for a written list of missing documents rather than relying on a verbal assurance that papers are “under process.”
Test delivery history against current project progress
The promoter’s RERA application must include projects launched in the preceding five years, whether completed or under development. The filing is required to state their status, completion delays, pending cases, land type and pending payments. Use those disclosures as a starting point, then test them against later filings and authority records.
Build a project-history comparison
| Evidence to collect | What to verify | What a discrepancy means |
|---|---|---|
| Five-year project disclosure | Projects launched, completion status, delays, cases and pending payments | Ask the promoter to explain omissions or conflicting dates before relying on a delivery promise |
| Quarterly project updates | Booked units, approvals, work percentage, common-area progress and current status | Missing, late or inconsistent filings warrant investigation |
| Building-wise schedule | Declared completion date for your specific tower or phase | A project-wide date may not apply to your building |
| Site evidence | Construction visible on site compared with the filed percentage and schedule | Arrange an independent inspection and request supporting records |
For registered projects, the Act requires up-to-date public information at least quarterly about booked units, approvals and project status. MahaRERA’s published update guidance lists project cost, documents and encumbrances, booked, sold and allotted apartments, work percentage, common-area progress, professionals, promoter, landowner and investor details, and building-wise completion dates among the update fields.
Review several updates over time instead of relying on one snapshot. A late or inconsistent filing is a warning signal, not proof that the developer cannot deliver. Ask what changed, when it changed and whether the authority accepted an amended schedule.
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Compare delivery dates and unresolved issues for the same legal promoter and similar project type, but do not assume every group company shares the same obligations or finances. A delayed phase, a completed phase and a newly incorporated entity should be analysed separately. Confirm the entity named in each historic filing before treating the history as relevant.
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Search complaints, orders and enforcement records
Use the regulator’s project-wise and promoter-wise complaint or order tools where available. MahaRERA publishes a promoter-wise complaint list. UP RERA provides complaint-status, cause-list and complaint-filing services.
Read the underlying order
- Open the full complaint or order, not just a count or search-result headline.
- Confirm the legal name of the promoter and whether it matches your project entity.
- Identify the project, tower, period and issue involved.
- Read the findings, directions, payment or compliance deadlines and final outcome.
- Check whether an appeal, stay, settlement or subsequent compliance order changed the position.
A complaint is an allegation or proceeding, not automatically a finding of wrongdoing. A high count may reflect a large project, a common defect affecting many buyers or repeated non-compliance; a low count may reflect limited reporting or a newly launched phase. The order and its outcome matter more than a raw number.
Verify the project collection account before transferring money
Under the Act, the promoter’s registration declaration provides that 70% of amounts realised from allottees for the project will be deposited in a separate account with a scheduled bank and used for land and construction costs. Withdrawals are tied to project completion and certifications under the statutory framework. State portals may publish project-account details.
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A free scan shows the junk files, broken settings and background clutter dragging Windows down - then fixes them in one click.Free scan · Windows 10 & 11UP RERA advises allottees to pay the promoter only through the designated project collection account and provides a route to report collection through a different account. Obtain the current account details directly from the official authority and compare them with the payment instruction in your booking form. Do not send money to a salesperson’s personal account, an unrelated group company or an account changed by an informal message.
The separate-account rule is a payment safeguard; it is not insurance against delay, title defects or insolvency. Keep bank confirmations, receipts, tax invoices and written instructions in one file.
Read and register the agreement before paying beyond the statutory threshold
The Act prohibits a promoter from accepting more than 10% of the cost as an advance payment or application fee without first entering into a written agreement for sale and registering it. State rules prescribe agreement forms and may add requirements. Treat the 10% figure as a statutory limit, not as a recommended booking amount.
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Reconcile the agreement with the registered draft and sales promise
- Unit number, building, floor, carpet area and the method used to calculate it.
- Specifications, fixtures, finishes, parking and storage rights.
- Common amenities, internal roads, utilities and external development works.
- Construction-linked or time-linked payment milestones and taxes or charges.
- Promised possession date for the exact phase or building.
- Interest for buyer or promoter default, cancellation terms and refund mechanics.
- Remedies for delay, changes to plans, defects and failure to provide amenities.
- Handover documents, maintenance transition and treatment of unsold units.
Ask for the agreement form filed with the authority and mark every difference from the version you are asked to sign. A brochure promise is difficult to enforce if it does not appear in the agreement or approved plans. Do not sign blank schedules, side letters or undated possession documents.
For a ready home, verify completion and occupancy certificates
“Completed” and “permitted to occupy” are different concepts. The Act defines a completion certificate as confirmation from the competent authority that the project was developed according to the sanctioned plan and local specifications. An occupancy certificate is the competent authority’s permission to occupy a building under local law, including civic infrastructure such as water, sanitation and electricity.
The promoter must obtain the applicable completion and/or occupancy certificate and make it available. Local law determines which certificate or combination applies. Before moving in:
- Request the certificate number, date, issuing authority and covered buildings.
- Check that it names the exact tower, phase and use for your unit.
- Verify it with the issuing authority rather than accepting a brochure scan alone.
- Confirm that later additions, altered floors or amenities were included or separately approved.
- Retain the verified certificate with the sale deed and possession records.
A possession letter, electricity connection or certificate for another phase does not establish that your building is legally occupiable.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.Understand the statutory protections—and their limits
Delay or failure to give possession
If the promoter fails to complete or give possession by the date in the agreement, the Act provides an allottee who withdraws a right to seek return of amounts with interest and compensation as provided by the Act. An allottee who remains may have interest rights under the section’s terms. The precise remedy depends on the agreement, facts, applicable state rules and the authority’s process.
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Defects after handover
For structural or other specified defects brought to the promoter’s attention within five years from handing over possession, the Act requires rectification without charge within 30 days, subject to the statutory text. Document the defect, date of notice, photographs, inspection reports and the promoter’s response.
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Projects that appear unregistered
Whether a project required registration is jurisdiction- and fact-dependent because the Act contains exceptions. A UP RERA press release dated 13 April 2026 describes a process in which the bench first decides whether registration was required before adjudicating relief in a complaint involving an apparently unregistered project. Check the current procedure in the relevant state and obtain legal advice for a specific dispute.
Compare developers using documents, not a reputation score
When choosing among projects, use the same evidence set for each candidate. There is no universal, sourced score or ranking that can replace document review.
| Comparison axis | Questions to ask |
|---|---|
| Title and encumbrances | Are ownership, development rights, charges and litigation documented for every relevant parcel? |
| Approvals and plans | Do sanctioned plans and commencement permissions cover the promised unit, amenities and phase? |
| Delivery record | What do five-year disclosures, quarterly updates and building-wise dates show? |
| Complaints and orders | What were the findings, remedies, appeals and compliance outcomes for the same legal promoter? |
| Payment safeguards | Is the designated project account verified, and do payment milestones match the agreement? |
| Agreement quality | Are area, specifications, possession date, delay interest, cancellation and defect remedies clear? |
| Handover legality | Does the exact building have the applicable completion or occupancy certificate? |
A practical due-diligence sequence before booking
- Freeze the identity. Write down the legal promoter, project, phase, tower, unit and land identifiers.
- Search the official RERA portal. Download the registration, filed plans, declared dates, promoter disclosures and update history.
- Obtain the land file. Give title, encumbrance and development-right documents to an independent property lawyer.
- Verify permissions. Check commencement, sanctioned plans and local authority records against the unit and amenities.
- Audit delivery evidence. Compare five-year project disclosures, quarterly updates, site progress and building-wise schedules.
- Read orders in context. Search promoter and project complaint records and inspect findings and compliance.
- Confirm payment instructions. Verify the designated project collection account directly with the authority.
- Review the agreement. Reconcile the filed draft, commercial terms, possession date and remedies before paying more than 10%.
- Verify handover documents. For a ready unit, authenticate the applicable completion or occupancy certificate for the exact building.
- Keep an evidence file. Save portal downloads, certified documents, receipts, correspondence, inspection reports and legal advice.
Warning signs that require a pause
- The salesperson gives only a group brand and avoids naming the registered promoter or phase.
- The RERA number belongs to a different tower, land parcel or legal entity.
- Title, encumbrance or approval documents are withheld until after payment.
- Quarterly updates are missing, stale or inconsistent with the visible site condition.
- Payment instructions direct funds to an account that cannot be verified as the project account.
- The agreement changes carpet area, amenities, possession date or remedies from the registered draft.
- A possession letter is offered without an authenticated certificate covering your building.
- Complaint results are advertised as “zero cases” without showing the searched entity, project and date.
Any one sign may have an explanation, but the burden is on the promoter to produce documents that can be independently checked. Pause the transaction until the explanation and records are satisfactory.
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RERA portals provide an official record of registration, disclosures, updates, complaints and orders. They help you identify the legal project and test the promoter’s statements. They do not independently guarantee title, construction quality, financing, delivery, market value or returns. A bank’s approval similarly indicates that the lender accepted its own underwriting criteria; it does not certify every legal or technical issue for you.
State rules, local authority records, amendments and project-specific facts control the outcome. This is general information, not a legal opinion on a particular purchase. An independent property lawyer should review the actual documents before a substantial payment or registration.
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