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Verify the property on the official RERA portal for the state or union territory where it is located, then match the record to the exact promoter, site, project, phase and building. Compare the portal’s authenticated approvals, commencement certificate, sanctioned plans and layout with what is being advertised. For completed construction, check the issuing authority and scope of the occupancy or completion certificate. A portal search is a focused project-document check, not a substitute for an independent title and encumbrance review.
What RERA verification can—and cannot—establish
The Real Estate (Regulation and Development) Act, 2016 is India’s central real-estate regulation statute. India Code records its enactment on 25 March 2016 and enforcement beginning on 1 May 2016. State and union-territory authorities administer registrations and publish project information through their own portals.
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A successful search can help you establish that a particular project or phase has a registration record and can expose the approvals and disclosures filed for it. It can also reveal the registered promoter, project location, registration number, status and documents available for inspection.
It does not, by itself, give a complete opinion on title, ownership, easements, mortgages, litigation, land-use rights or every permission required under local law. Those questions depend on the underlying documents and the relevant state or municipal jurisdiction. If a document is missing, inconsistent or difficult to interpret, obtain an independent review from a qualified property lawyer in the project’s jurisdiction.
1. Identify the correct RERA authority
RERA is jurisdiction-specific. Start with the state or union territory in which the land and advertised property are situated, not the location of the promoter’s head office or the estate agent.
Use the MoHUA authority directory
The Ministry of Housing and Urban Affairs (MoHUA) maintains a directory of state and union-territory RERA authorities. Use that directory to identify the regulator and reach its official website. Check the domain, authority name and contact details shown on the site before entering any personal information or relying on a certificate downloaded elsewhere.
Check whether more than one authority is relevant
A RERA registration is handled by the authority with jurisdiction over the project. Separate local bodies may issue building-plan sanctions, commencement permissions, fire clearances, environmental approvals or occupancy certificates. A RERA record therefore does not replace a search of the competent local authority’s records where those documents are issued separately.
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2. Find the project record on the official portal
Ask the seller or promoter for the RERA registration number and the exact registered project name. Also obtain the promoter’s legal name, the site address and the phase, tower or building being offered. Then search the authority’s portal using more than one identifier.
- Open the project-search function. Portal labels vary, but a common wording is “Search by Project/Promoter Name.”
- Search the project name. Try the registered spelling and any meaningful part of the name if the portal uses partial matching.
- Search the promoter name. Use the legal entity shown in the sale documents, not only a marketing brand.
- Search the registration number. This is the strongest way to distinguish similarly named developments when the seller has supplied a number.
- Review status filters. Where available, inspect registered, offline, rejected, revoked and extended records. A search limited to currently displayed registered projects can omit an older or differently classified record.
- Open the full record and download its documents. Save the record and file copies with the date of access so you can identify later changes.
Haryana example: HPRERA searches
Readers asking how to search HPRERA registered projects should use the Haryana authority’s official project search and its “Search by Project/Promoter Name” wording. The same approach applies elsewhere: search by project, promoter and registration number, then inspect the complete record rather than relying on a promotional certificate or screenshot.
3. Confirm that the result is the property being sold
Do not treat a similar project name as proof of a match. RERA disclosures attach to the registered project or phase. Compare every identifying field before you assess approvals.
| Identity check | What to compare | Why it matters |
|---|---|---|
| Authority and jurisdiction | The state or union-territory authority shown on the portal and the property’s actual location | A record from another jurisdiction does not establish registration for this site. |
| Promoter | Registered legal name, corporate form and the promoter named in the agreement or allotment papers | Related companies can have similar names but separate registrations and liabilities. |
| Project and address | Registered project name, village, district, survey or plot references and the full site address | Marketing names can cover multiple sites or change during development. |
| Registration number and status | Number, registration date, validity or extension information and current status | These fields identify the record and show whether it is active, extended, rejected or revoked. |
| Phase, tower or building | The phase and the specific tower, block, building or land parcel offered | One development can have separate phase registrations and approval sets. |
| Advertised configuration | Unit type, number of floors, amenities, open areas and other features shown in the sales material | The sanctioned documents must cover what is being represented to buyers. |
Resolve mismatches before paying
Pause the transaction if the seller’s number opens a different promoter, location or phase; if the advertised tower is absent from the registered layout; or if the agreement names a different legal entity. Ask for a written explanation and corrected documents. Do not assume that a group company, renamed phase or “same township” description cures the mismatch.
4. Inspect approvals and the commencement certificate
Project-registration materials include authenticated copies of applicable approvals and commencement certificates from the competent authority, together with sanctioned plans and layout plans. The portal’s document list and naming conventions differ by authority, so read the file itself rather than relying on a document title.
Check authenticity and issuing authority
- Identify the authority that issued each approval and the date, reference number and project description on the document.
- Confirm that the approval names the same promoter, land parcel, project and phase as the RERA record.
- Check whether conditions, expiry dates or staged permissions are stated.
- Look for authenticated or digitally signed copies in the authority record, rather than an undated scan supplied only by a salesperson.
- Compare the approved number of floors, buildings, units, parking areas, access roads and common facilities with the sales plan.
Understand commencement permission
A commencement certificate or equivalent permission indicates that the competent authority has allowed specified development to begin under the applicable local regime. It is not a blanket approval for every later change. Check the covered phase and work scope, and confirm whether later additions or revised plans have their own approvals.
5. Compare the sanctioned plan and layout with the advertisement
Open the sanctioned building plan and the approved layout alongside the brochure, floor plan and unit-specific offer. The comparison should be literal: mark the building or tower, count floors, identify the unit stack and trace the access and common areas.
Items to reconcile
- Project and phase boundary, including the parcel or survey references.
- Number and position of towers, blocks or independent buildings.
- Sanctioned floors and the floor on which the offered unit is located.
- Unit number, carpet area, configuration and orientation where shown.
- Setbacks, roads, open spaces, recreation areas and promised amenities.
- Parking locations and whether they are shown as part of the approved layout.
- Future phases or land reserved for later development.
A brochure can show a conceptual master plan, while a sanctioned plan records what the competent authority approved. If the advertised clubhouse, extra floor, tower, access road or amenity does not appear in the approval documents for the relevant phase, request the approval that covers it before treating the feature as committed.
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For a completed building, obtain the certificate issued by the competent authority and verify that it covers the building or phase you intend to occupy. “Occupancy” and “completion” are related but answer different questions.
| Certificate | Question it addresses | Verification points |
|---|---|---|
| Occupancy certificate | Whether the premises may be occupied with the required habitable civic infrastructure under the issuing authority’s rules | Issuing authority, certificate number and date, named building or phase, permitted use and any conditions. |
| Completion certificate | Whether construction has been completed according to the sanctioned plan | Issuing authority, approved plan reference, covered buildings or phase, date and any qualifications. |
Some authorities issue one document, others issue separate documents or use different terminology. Confirm what the local authority’s document actually certifies. A certificate for one tower does not automatically cover a neighboring tower or a later phase.
7. Know when an absent search result may be lawful
A missing project result does not automatically prove an illegal registration failure. The central FAQ describes exemptions that include a project where the land proposed to be developed does not exceed 500 square metres or the number of apartments does not exceed eight, inclusive of all phases. It also lists other statutory exceptions, including a project that had a completion certificate before commencement of the Act and qualifying repair or redevelopment that does not involve marketing, sale or new allotment.
State rules and the project’s facts determine whether an exemption applies. Ask the promoter to identify the specific statutory or state-rule basis and provide supporting documents. Do not accept “small project” or “old approval” as a conclusion without checking the applicable rule and dates.
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Projects can have original registrations, extensions, revised approvals and separate phase records. Use a fixed comparison so that the newest document does not conceal a scope change.
- Record the authority, registration number, project name and promoter exactly as displayed.
- Note the registration status, registration date and any extension or validity entry.
- Map each building or phase to the approval and sanctioned-plan files attached to that record.
- Compare the promised construction with the latest approved configuration, not only the first brochure.
- Check whether a revised plan changes unit areas, floors, common areas, parking or completion obligations.
- Keep the earlier and later records together and ask which document governs the agreement you will sign.
If two records appear to cover the same land, contact the authority through its published official channel and obtain written clarification. A registration number copied from a different phase is not a harmless clerical detail.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.9. A practical document checklist
Before booking or signing, assemble one folder containing the following items and annotate each with its source and access date:
- RERA project record and registration certificate or registration details.
- Promoter’s registered legal name and the name used in the agreement.
- Project address, land identifiers and phase, tower or building description.
- Authenticated approvals and commencement certificate for the relevant phase.
- Sanctioned building plans and layout plans.
- Any revised or extended approval and the authority’s status entry.
- Occupancy and/or completion certificate for the exact completed building or phase, where applicable.
- Advertised floor plan, area statement, amenity list and parking representation for comparison.
Write down unresolved differences instead of relying on a phone call. Ask for a document number, issuing authority and the clause in the agreement that reflects the approved scope.
10. Warning signs and what to do next
The seller refuses to provide a registration number
Search by the project and promoter name on the official authority portal. If no convincing record appears, ask whether a documented exemption applies. Do not pay a non-refundable amount until the registration or exemption position is explained and independently checked.
The number exists but the location differs
Stop and compare the registered address, land references and promoter. A similarly named development in another district or state is not evidence for the advertised property.
The plan shows fewer floors or a different tower
Ask for the revised sanctioned plan and approval covering the advertised construction. If the promoter cannot produce it, treat the feature as unapproved until the competent authority record says otherwise.
Only a marketing certificate is supplied
Retrieve the authenticated record from the authority portal and inspect the underlying approval files. A certificate image without project scope, phase and issuing details is insufficient for a precise match.
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Request the certificate for the exact tower or phase. Do not infer coverage from the township name or from a certificate issued to an adjacent block.
11. When to obtain independent legal review
Use a qualified local property lawyer when title documents, encumbrances, inherited rights, land conversion, access, litigation, powers of attorney, joint development arrangements or approval conditions are unclear. The lawyer should review the underlying records and the agreement, not merely confirm that a RERA number appears in a search result.
RERA disclosures are information filed for the project. They are valuable for comparison, but they do not substitute for checking the truth, completeness and legal effect of the source documents or for satisfying jurisdiction-specific requirements.
How much activity is recorded nationally?
MoHUA’s status tracker dated 15 April 2025 recorded 1,43,995 registered real-estate projects and 99,288 registered real-estate agents. These are historical national administrative counts; they do not show the current status, compliance or construction quality of any individual project.
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Final transaction sequence
- Identify the property’s state or union territory and the correct official RERA authority.
- Search the project, promoter and registration number, including relevant status categories.
- Match the record to the exact site, legal promoter, phase, tower and advertised unit.
- Download and inspect approvals, commencement certificates, sanctioned plans and layouts.
- For completed construction, verify the correct occupancy or completion certificate and its scope.
- Document every mismatch and obtain written clarification before signing or paying.
- Commission independent legal review for title, encumbrance or unresolved approval issues.
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