Before transferring a booking amount for a Maharashtra project, obtain the project’s exact name and MahaRERA registration number in writing, find the project in the official MahaRERA register, and compare the authority’s record with the salesperson’s offer. Confirm whether the record is registered or revoked, check the certificate, extension information, last-modified date and project updates, then read the proposed agreement and payment schedule. MahaRERA’s official FAQ says a promoter cannot accept more than 10% of an apartment’s cost before a written agreement for sale has been entered into and registered. That 10% figure is a statutory ceiling trigger described in a 23 July 2019 FAQ—not permission to pay any amount below it without reviewing the transaction.
Why a MahaRERA check matters before you pay
A brochure, quotation or salesperson’s message is not the authority’s record. Marketing material can use a shortened project name, show an earlier construction stage, combine several buildings or describe amenities that are planned rather than delivered. The MahaRERA record gives you an official reference point for the project identity, promoter, location, registration certificate and disclosures uploaded by the promoter.
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The check is a verification step, not a guarantee that a purchase is risk-free. A project can appear in the register while questions remain about title, a particular apartment, approvals, construction quality, financing, possession timing or the contract you are asked to sign. Treat the portal as essential evidence and use independent legal advice for issues that the record cannot settle.
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Ask the promoter or salesperson to send the following information in writing. Keep the email, message or document with the date and the sender’s details.
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- Exact project name: copy the spelling, punctuation and phase or building reference used in the offer.
- MahaRERA registration number: do not rely on a screenshot alone; ask for the number as text so you can search it yourself.
- Promoter’s legal name: the development company named in the offer may differ from a marketing brand or channel partner.
- Project location: record the village or locality, taluka, district and any survey or plot information supplied.
- Specific unit details: note the building, floor, apartment number, carpet area, parking allocation and any phase designation.
- Payment proposal: preserve the quotation, booking form, cancellation terms, taxes, charges and proposed dates.
If the salesperson refuses to provide the registration number or exact project name, pause the payment. A verbal assurance that a project is registered is not a substitute for a number you can independently search.
Search the official MahaRERA project register
1. Use the project-name or registration-number search
Open the official MahaRERA project-search page rather than a property portal or a link forwarded by a salesperson. The search interface accepts a project name or a MahaRERA registration number and distinguishes registered projects from revoked-project records. Start with the registration number because it is usually more precise, then repeat the search with the exact project name to identify duplicate, phase or similarly named records.
Save or print the result showing the search terms and the date you checked it. Portal records and labels can change, so your saved copy helps preserve what you saw if a dispute later arises.
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2. Select the correct record
Search results can contain projects with similar names. Open each plausible result and compare all of the identity fields, not just the headline name. The record should correspond to the promoter, location and phase described in your offer. A matching name with a different district or promoter is not a match.
| Identity item | What to compare | Why a mismatch matters |
|---|---|---|
| Project name | Spelling, phase, building or wing references | A registration may cover only one phase or development component. |
| Promoter | Legal entity shown on MahaRERA versus the entity named in the quotation | You need to know which entity is making the offer and will sign the agreement. |
| Location | Locality, taluka, district and other available location fields | Projects with similar names may be in different places. |
| Registration number | Every character of the number supplied to you | A changed digit can lead to a different project or no record at all. |
| Phase or building | The registered scope versus the building and unit being sold | A registration for an earlier phase does not automatically cover a later phase. |
3. Check whether the record is registered or revoked
Read the status shown by the search result and the project-detail page. The official search distinguishes registered and revoked project records. If the record appears under a revoked category, do not treat the old registration number as current approval to proceed. Ask the promoter for a written explanation and obtain independent legal advice before paying anything.
A record being present in the registered category is also not a complete safety finding. It confirms that a record exists in the authority’s system; it does not establish that every sales statement is accurate, that every promised amenity is approved, or that all project risks have been resolved.
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Inspect the certificate, extensions and record dates
Registration certificate
Open the registration certificate attached to the project record and compare the project identity and promoter with the offer. Check the scope covered by the certificate, including any phase or building description. Keep a copy with your transaction file.
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Extension certificate
Look for extension-certificate information where available. An extension can be legitimate, but it changes the timeline you should use when assessing possession claims. Compare the extension details with the completion date stated in the quotation, presentation or booking form. If a salesperson promises an earlier date than the official record supports, ask for the basis in writing and have the agreement reviewed.
Last-modified date
Note the last-modified date on the record. A recent date does not prove that construction is on schedule, but an old date tells you to ask why current disclosures are not visible. Record the date you checked and the dates of the latest uploaded updates so you can distinguish a current disclosure from an outdated screenshot.
| Record field | How to use it | Question to ask when it does not fit the offer |
|---|---|---|
| Status | Confirm registered or revoked category | Why is the project being marketed with a registration that is shown as revoked? |
| Certificate | Match promoter, location, phase and covered buildings | Does the certificate cover the building and phase in the quotation? |
| Extension certificate | Adjust your possession and completion expectations | What contractual date applies after the extension? |
| Last-modified date | Assess how recently the record was changed | What explains any gap between current construction claims and the latest update? |
Read the project updates instead of relying on a brochure
MahaRERA’s project-update guidance identifies the types of information generally included in updates. Review the latest available entries and compare them with the sales pitch.
Project cost and uploaded documents
Check the disclosed project cost and the documents uploaded to the record. Open documents that relate to approvals, permissions, professional appointments and other project particulars. The portal record is evidence of what was uploaded; it is not a substitute for a lawyer checking whether a document is valid for your unit and transaction.
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Read the encumbrance disclosures carefully. Note the date and scope of each disclosure and ask whether it covers the land, a particular phase or a particular building. Do not infer that a general project disclosure proves clear title to the apartment you intend to buy.
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Booked, sold and allotted apartments
Compare the booked, sold or allotted apartment counts with statements about availability. A sales representative may describe a unit as available while the record shows a different allotment position, or the portal may not provide unit-level confirmation. Obtain the unit status and reservation terms in writing and have the agreement checked.
Work progress and facilities
Compare the reported work progress and facility disclosures with what you were shown or promised. If a presentation says that a clubhouse, road, water connection, lift or other facility is complete, look for the corresponding project update and contractual description. A facility appearing in a plan is not the same as a completed, operational facility.
Professional details and building-wise completion dates
Review the professional details and the completion dates stated for each building. Building-wise dates matter when a project has several towers or phases: the date for one building may not apply to your building. Ask the promoter to identify the applicable completion date in the agreement, not merely in a presentation.
MahaRERA’s guidance says failure to make a quarterly project update can violate Section 11 of the Real Estate (Regulation and Development) Act, 2016 and make the promoter liable for penal action. An absent or stale update is therefore a reason to investigate, not an instruction to assume that the project is progressing normally.
Compare the official record with the offer line by line
Create a comparison sheet before paying. Use the exact wording from the offer on one side and the official record on the other. Record a clear explanation for every difference.
| Item to compare | Offer or salesperson’s statement | MahaRERA record | Decision note |
|---|---|---|---|
| Project and phase name | Copy the written offer | Copy the registered record | Proceed only when the scope is clearly the same. |
| Promoter entity | Entity named in quotation and booking form | Entity on the certificate and project page | Ask who will sign and receive money if names differ. |
| Registration status | Claim made in the sales material | Registered or revoked category | Do not rely on a claim that conflicts with the current category. |
| Completion timing | Promised possession date | Building-wise completion and any extension | Use the contractual date after reviewing extensions. |
| Construction progress | Stage shown in presentation or visit | Latest disclosed progress | Ask for an explanation and evidence for a material gap. |
| Amenities and facilities | Features described as included | Facilities disclosed in updates and documents | Ensure the agreement describes what is included and when. |
| Availability | Specific unit offered to you | Booked, sold or allotted counts and unit information available | Obtain a written unit reservation and refund condition. |
| Encumbrances and documents | Assurances of clear title or approvals | Uploaded documents and encumbrance disclosures | Use independent legal review for title and approval questions. |
Understand the 10% payment rule before sending a booking amount
MahaRERA’s official FAQ dated 23 July 2019 describes Section 13(1) of the Real Estate (Regulation and Development) Act, 2016: a promoter may not take more than 10% of the cost of an apartment without first entering into a written agreement for sale and having that agreement registered. The 10% is calculated against the apartment’s cost, not necessarily every additional charge listed in a quotation. Ask the promoter and your lawyer how the proposed amount is being calculated.
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This rule is a ceiling trigger, not a recommendation to pay 10% or any lower amount automatically. Before transferring money, read the booking form, refund and cancellation clauses, agreement draft, payment schedule, taxes, parking terms, maintenance obligations and consequences of delay. A payment below 10% can still create contractual and recovery problems if the document is unclear.
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1Repair Windows errors before they cause bigger problems2Fix the driver behind crashes, sound loss and screen glitches3Clear out junk files and repair common Windows errorsBecause the FAQ is from 2019, confirm the current statutory position and transaction-specific advice before acting. Do not treat a salesperson’s statement that a token amount is harmless as legal advice.
Questions to settle in the payment documents
- Which legal entity receives the money, and does its name match the promoter on the MahaRERA record?
- Is the amount described as refundable, adjustable, forfeitable or subject to conditions?
- When will the written agreement for sale be signed and registered?
- Does the payment schedule exceed the statutory threshold before that agreement is registered?
- What happens if the project record, unit availability or promised approval changes?
- Are taxes, parking, development charges, maintenance deposits and other amounts separately identified?
- Does the agreement state the applicable possession date and remedies for delay?
What the MahaRERA record can and cannot establish
What it can help you verify
- Whether a project record can be found by name or registration number.
- Whether the result is shown as registered or revoked.
- The promoter and location associated with the record.
- The registration certificate, last-modified date and extension-certificate information where available.
- Disclosures about project cost, uploaded documents, encumbrances, booked or allotted apartments, work progress, facilities, professionals and building-wise completion dates.
- Whether the promoter’s current statements appear consistent with the latest available disclosures.
What it does not prove by itself
- That the land title is clear for your intended apartment.
- That every approval or uploaded document is legally sufficient for your transaction.
- That a particular unit is reserved for you or free of competing claims.
- That construction quality, measurements or promised specifications meet your expectations.
- That possession will occur on the date used by a salesperson.
- That every term in a booking form or agreement is fair or enforceable.
These limits are why a portal search should be completed before, not instead of, project-specific legal review.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.How to handle a missing project or a material mismatch
The project does not appear
First retry the search using the registration number, exact project name and different spacing or punctuation. Check that you are searching the project register rather than a promoter or agent directory. Ask the promoter in writing whether the project is registered, whether the number supplied is correct and which legal entity is responsible.
If a project that should be registered cannot be found, pause payment. MahaRERA’s FAQ says a complaint concerning non-registration can be filed online, and the complaint search includes a category for unregistered projects. Preserve the offer, messages, payment request, screenshots or saved search result and any identity documents you were given before seeking advice or filing a complaint.
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Do not assume that a group company, landowner or channel partner explains the difference. Ask for the legal relationship and the entity that will execute the agreement and receive funds. A material identity mismatch should be resolved in signed documents and independently reviewed before payment.
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The status is revoked or the certificate is missing
Stop the transaction until the promoter supplies a current explanation and documentary support. A historic certificate or an old screenshot does not override the current status shown in the official record.
The portal is unavailable or the record is unclear
Record the date and time, retain the number and name supplied, and try again later through the official portal. Do not convert a technical problem into a reason to pay immediately. Ask for a written extension of the offer or booking deadline while you verify the record.
When to obtain an independent Maharashtra property lawyer
Consider a lawyer who regularly handles Maharashtra real-estate transactions when the property is high-value, the project has multiple phases, the record shows an extension or encumbrance, the promoter’s identity is unclear, or the agreement contains unusual payment, cancellation or possession terms. Ask for a defined review of the title documents, approvals, encumbrances, exact unit, promoter entity and agreement for sale.
This is not an endorsement by MahaRERA. It is a practical response to the limits of a project-record search: the portal does not, on its own, deliver a complete legal conclusion about title, every approval or the enforceability of your contract.
A practical pre-payment checklist
Complete these checks and keep the evidence in one folder before authorising a transfer.
- Written identity: obtain the exact project name, MahaRERA number, promoter legal name, location and unit details.
- Independent search: search the official MahaRERA register by number and name; save the result and date checked.
- Status: confirm the record is not shown as revoked.
- Certificate scope: verify that the certificate covers the phase, building and project being sold.
- Dates: note the last-modified date, completion dates and any extension certificate.
- Updates: read current disclosures on cost, documents, encumbrances, bookings, progress, facilities, professionals and building-wise completion.
- Comparison: reconcile every material difference between the record and the salesperson’s statements.
- Agreement: obtain and review the written agreement for sale, not only a booking form or receipt.
- Payment threshold: ensure the proposed amount and schedule comply with the Section 13(1) rule described in the MahaRERA FAQ, while confirming the current law.
- Legal review: obtain independent advice where title, approvals, encumbrances, unit status or contract terms are unresolved.
- Evidence: retain the official record, certificates, updates, correspondence, offer, agreement draft and payment instructions.
Warning signs that should stop the transfer
- The salesperson will not provide the registration number in writing.
- The number leads to a different promoter, location, phase or building.
- The project appears in a revoked category.
- The promised completion date conflicts with the latest official date or an extension.
- The offer describes amenities or approvals that are not reflected in the available documents or updates.
- The promoter asks for more than 10% of the apartment’s cost before a written agreement for sale is entered into and registered.
- The recipient bank account or payee name does not match the promoter or the written payment documents.
- You are pressured to pay during a portal outage, before receiving the agreement draft or before a legal review.
None of these signs, by itself, proves fraud or guarantees that a project will fail. Each is a reason to pause, document the discrepancy and obtain a clear written explanation before proceeding.
Comparing two projects or two claims
If you are choosing between projects, use the same verification axes for each one rather than judging safety from a single field. Compare the exact name and registration-number match; registered or revoked status; extension information; last-modified date and recency of updates; disclosed progress and completion dates; uploaded documents and encumbrance disclosures; and the payment schedule and agreement terms.
A project with a newer update is not automatically safer, and a longer completion date is not automatically unacceptable. The purpose of the comparison is to expose differences that require questions and legal review, not to create a score from incomplete portal data.
Bottom line
Do not pay a booking amount on the strength of a brochure or verbal confirmation. Get the project identity and MahaRERA number in writing, independently search the official register, verify the status and certificate scope, read the latest updates, reconcile the offer with the record, and review the written agreement and payment schedule. Keep the evidence, pause when a material mismatch remains, and use independent legal advice for title, approvals, unit-specific and contract questions.
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