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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 →Repair Windows errors before they cause bigger problemsFix Now →Use the RERA authority for the state or union territory where the project is located, then verify two separate things: the project’s registration record and its completion documents. Search the official portal by project name, promoter or registration number; match the result to the exact location and phase; review the latest status, declared completion date and extensions; and obtain the applicable completion certificate (CC) or occupancy certificate (OC) from the competent authority. A registration entry or passed completion date alone does not prove that a building is legally complete or fit for occupation.
What you are actually verifying
A property buyer is checking three connected records, not one:
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- Identity: the official record must describe the same promoter, project, location, building and phase shown in the sale material.
- RERA status: the authority’s record should show the registration number, current status, declared or proposed completion date and any extension or later update.
- Completion and occupation: the applicable completion certificate or occupancy certificate must come from the competent local authority and cover the building or phase you intend to buy.
These records answer different questions. Registration means the project appears in the authority’s regulatory system. A declared completion date is a project record that can be revised or extended. A CC or OC is evidence issued under the local approval system. Treating any one of them as a substitute for the others is the most common verification mistake.
1. Identify the correct RERA jurisdiction
RERA is administered through state and union-territory authorities. Start with the state or union territory in which the land and project are situated, not the city named in an advertisement and not the location of the developer’s head office.
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Use the official authority directory
The Ministry of Housing and Urban Affairs (MoHUA) publishes a directory of RERA authority websites. Use that directory to reach the authority’s own domain, especially when several search results use similar names. A broker’s link, a property-listing page or a search-engine snippet can help you locate a portal, but it is not the final authority.
Check projects near a state border carefully
A development marketed as serving one metropolitan area may stand in a neighboring state or union territory. Confirm the state shown in the registered address, sanctioned plans and sale documents, then use that jurisdiction’s portal. If the development has land in more than one jurisdiction, ask a local property lawyer whether separate registrations or approvals apply.
Expect different portal features
Authorities do not present identical fields or update schedules. Goa RERA describes quarterly project-status updates by promoters, while other portals may display updates differently. A missing field on one portal does not necessarily mean the underlying document does not exist; it means you must verify the document and issuing authority directly.
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Open the public project-search function on the relevant authority website. Search using every identifier available rather than relying on one spelling of the project’s marketing name.
Search by the strongest identifier first
- Enter the RERA registration number if the promoter has supplied one.
- If the number is unavailable, search the exact project name.
- Search the promoter’s legal name, including the company or partnership suffix where shown in the sale documents.
- Use district, locality or proposed-completion-date filters when the portal provides them.
- Open the full record and download or save the project details and available documents.
Kerala RERA’s public-search manual illustrates this approach: its search fields include project name, promoter, registration number, district and proposed completion date. Other authorities may use different labels, so look for the portal’s public search, registered projects or project-status section.
Record the result exactly
Copy the registration number, legal promoter name, project name, address, phase or tower description, status label and completion date exactly as displayed. Note the date and time you checked the portal. Screenshots and downloaded PDFs are useful because portal entries can change.
3. Match the record to the property you are being sold
A similar-sounding result is not proof that you have found the right project. Compare the official entry with the agreement, allotment letter, brochure, approved plan and any payment demand.
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| Identity item | What to compare | Warning sign |
|---|---|---|
| Promoter | Legal entity name, not only a group or brand name | The salesperson names a parent group but the portal lists a different company |
| Project name | Registered name and any phase, block or tower designation | The advertisement uses a shortened name that combines several registered projects |
| Location | District, village, survey details or full postal address where available | The portal record is in another district or locality with a similar name |
| Phase or building | Phase number, tower, building and unit type covered by the registration | The seller points to a registration for an earlier phase |
| Registration number | Exact number on the authority record and sale documents | The number is missing, altered or belongs to another promoter |
Large developments commonly have separate records for different phases. Do not assume that a registration for the first phase covers a later tower, an added land parcel or a newly marketed block. Ask for the specific registration entry that includes the building and unit you are considering.
4. Read status, dates and extensions correctly
Registration status is not a handover certificate
The portal’s status indicates how the project is recorded by the RERA authority. It does not, by itself, certify that construction is finished, that utilities are connected or that occupation is lawful. Keep the status as one line in your verification file and investigate completion separately.
Declared or proposed completion date
The completion date shown on a registration record is a promoter or project declaration within the authority’s system. It may be revised or extended. A date that has passed is a reason to check updates, not a reason to label the project complete.
Extensions and later updates
Look for an extension certificate, revised date, status update or authority order. Record both the original date and the latest approved or displayed date, together with the document number if one is available. If the portal shows only a summary, request the underlying certificate from the promoter or authority.
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Goa RERA states that promoters must provide quarterly project-status updates. Use the most recent update available, but do not treat the existence of an update as evidence that every building is occupied. Status reporting and completion certification remain separate checks.
5. Verify completion with the competent authority
If a project is marketed as completed, ready for possession or suitable for occupation, ask for the applicable CC or OC and verify its source, date and scope. The relevant document depends on local law and the project’s approval process.
Check the issuing authority
The certificate should be issued by the competent local authority identified under the project’s jurisdiction. Confirm the authority’s name, document number, issue date, project address and authorized signature or authentication. A developer-generated “completion letter” is not automatically a statutory CC or OC.
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Check the certificate’s scope
Read whether the document covers:
- the same project name and address as the RERA record;
- the relevant phase, tower, block or building;
- the number of floors, units or area at issue, where stated;
- the date of completion or occupation; and
- any conditions, exclusions or pending works.
A certificate for one completed phase does not automatically cover later phases. If the seller offers possession in Building B but supplies a certificate naming only Building A, request the document for Building B.
Find certificates on or off the portal
Some RERA portals expose certificate indicators or uploaded documents. Kerala’s public search includes certificate and extension-certificate indicators. Bihar RERA publishes official CC and OC formats and related downloads, while Odisha RERA has issued a notice concerning promoter submission of CC and OC. These examples show why you should inspect both the RERA record and the competent authority’s certificate system or document archive.
If a certificate is not visible online, do not conclude automatically that it is invalid. Ask the promoter for a certified copy and confirm its number with the issuing authority. Portal display practices differ, and a document can exist outside the RERA project page.
6. Understand CC and OC without treating the terms as interchangeable
“Completion certificate” and “occupancy certificate” are not universal synonyms. Their meaning, issuing authority and sequence depend on local law and approval practice. Official Bihar material publishes separate CC and OC formats, and Odisha RERA refers to promoters submitting CC/OC documents.
For your project, ask the authority or a locally qualified property lawyer which document is required for the proposed occupation. Verify the document that applies in that jurisdiction rather than relying on a generic checklist from another state. If both certificates are issued separately, obtain both and confirm that each covers the same phase or building.
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7. Check whether a missing RERA record could reflect an exception
A project not appearing in a search is not conclusive proof of non-compliance until you check the jurisdiction’s registration rules and the project’s facts. Goa RERA’s public functions-and-services information gives examples of exceptions, including:
- projects with land area not exceeding 500 square metres;
- projects with no more than eight apartments, inclusive of phases;
- certain projects completed before the Act’s commencement where the required pre-Act completion certificate exists; and
- certain repair or redevelopment works that do not involve new marketing, sale or allotment.
These are Goa examples, not a universal exemption test for every state or union territory. Do not apply the thresholds or categories to another jurisdiction without checking its own authority and the project’s dates, size and activity. Obtain written clarification from the authority or advice from a local property lawyer before treating an absent record as an exemption.
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8. Compare two or more projects consistently
When choosing between developments, use the same evidence fields for each one. A polished portal page or a newer advertised date should not outweigh a missing phase-specific certificate.
| Comparison axis | Project A | Project B |
|---|---|---|
| Exact phase or building identity | Enter the registered phase, tower and address | Enter the registered phase, tower and address |
| Promoter identity | Legal name from authority record | Legal name from authority record |
| Registration and current status | Number, status and date checked | Number, status and date checked |
| Declared completion timeline | Original date, latest date and extension document | Original date, latest date and extension document |
| CC/OC evidence | Issuer, number, date and covered phase | Issuer, number, date and covered phase |
| Unresolved issue | Write the specific mismatch or missing document | Write the specific mismatch or missing document |
Use “not stated” when a portal or document does not provide a field. Do not fill a gap with an assumption based on the other project.
9. Keep an evidence file before paying or signing
Create one folder for the project and preserve the following:
- the authority portal’s project page or PDF;
- a screenshot showing the registration number, status and date checked;
- the promoter and location details used for matching;
- the original and latest declared completion dates;
- every extension certificate or status update;
- the CC, OC or other applicable completion document;
- the sale brochure, allotment letter and draft agreement; and
- emails or letters requesting clarification and the replies received.
Name files with the project, document type and date. Keep the downloaded original as well as any screenshot. This creates a time-stamped record if the portal is later redesigned or a document is replaced.
10. What to do when information does not match
The project name matches but the promoter does not
Stop and ask which legal entity owns and registered the project. Request the authority record for that entity and an explanation of any development-management arrangement. Do not rely on a group logo to bridge different legal names.
The registration covers another phase
Request the registration number and complete record for your phase or building. Compare the phase description, sanctioned area and dates. If no separate record is supplied, ask the authority whether the phase is included or separately registrable.
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The completion date has passed but no certificate is available
Record the date as overdue or unresolved, not complete. Ask for the latest extension or status update and the competent authority’s CC/OC. A sales assurance that possession is imminent does not replace either document.
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The portal shows no certificate
Check whether that authority publishes certificates elsewhere, then request a certified copy and verify its number with the issuing authority. Because portal features vary, online absence alone does not settle legal validity.
The promoter refuses to provide documents
Put the request in writing and specify the registration number, phase and certificate needed. Pause a payment or signing decision until the discrepancy is explained. For alleged violations or unresolved regulatory issues, use the complaint route identified by the relevant RERA authority. A locally qualified property lawyer can review the record and the proposed agreement.
11. A practical verification sequence
Use this sequence for every project, whether it is under construction or advertised as ready:
- Confirm the project’s state or union territory from the land and approval documents.
- Open that jurisdiction’s official RERA website through the MoHUA authority directory.
- Search by registration number, then project name and promoter; apply district or date filters where available.
- Save the full record and note the date checked.
- Match promoter, address, project name, phase, building and registration number to your sale documents.
- Read the current status, declared completion date, extension certificate and latest update.
- Ask whether the unit is in the exact phase or building covered by those records.
- Obtain the applicable CC or OC from the competent authority and verify its number, issuer, date and scope.
- If no record appears, test the jurisdiction’s registration exceptions instead of assuming the project is exempt.
- Preserve all evidence and escalate discrepancies to the authority or a local property lawyer before committing funds.
Questions buyers commonly ask
How do I check a project’s RERA number?
Use the RERA authority portal for the project’s state or union territory. Search by project name, promoter or registration number, then match the returned record to the exact location and phase.
Does a RERA registration prove that a project is completed?
No. Registration and completion are separate checks. Verify the latest status and dates, then obtain the applicable CC or OC from the competent authority for the relevant phase or building.
Is a passed completion date proof that I can move in?
No. A declared date can be revised or extended. Occupation depends on the applicable local certificate and its scope, not merely on the date displayed in a RERA record.
What if the project is missing from the portal?
Check that you selected the correct jurisdiction, search alternative spellings and the promoter’s legal name, and investigate local registration exceptions. Ask the authority for clarification before treating the absence as an exemption.
Can a certificate for one tower cover the whole development?
Only if the document expressly covers the whole development. Otherwise, verify the certificate for the specific phase, tower or building where your unit is located.
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