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To verify a building’s approval and occupancy certificate in Maharashtra, first identify the planning authority for the exact address, then obtain the sanctioned plans, building permission or commencement certificate, and final occupancy or completion certificate. Finally, ask the issuing authority to confirm the document numbers, latest plan version and whether the certificate covers your specific wing, floor and flat. A developer’s possession letter, utility connection or MahaRERA registration is not a substitute for that authority confirmation.
What must be verified before you buy?
You are checking two related but different things: whether the building was approved to be constructed, and whether the completed building (or the relevant part of it) was authorised to be occupied. The core records are:
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- Building permission and commencement certificate: permission to begin construction under the sanctioned proposal, including later amendments or extensions where applicable.
- Sanctioned building plan: the approved drawings showing the permitted layout, number of floors, wings, setbacks, parking and other features.
- Occupancy certificate (OC), or completion/occupancy record: the authority’s confirmation, after required checks, that the completed building or a defined part can be occupied.
- Schedules and annexures: pages that identify the building, phase, wing, floor, conditions and extent of a part-occupancy certificate.
These records must describe the same project, parcel, building and phase as the flat being sold. A certificate for one wing does not automatically authorise a different wing, and an approval for an earlier plan does not necessarily cover later construction.
The Maharashtra UDCPR Appendix D-1 building-permission form states: “No new building or part thereof shall be occupied or allowed to be occupied or used or permitted to be used by any person until occupancy certificate is granted.” The exact rule and form used can depend on the property’s jurisdiction, so treat the current local authority’s record as decisive.
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Which authority issued the approval for this address?
There is no single Maharashtra lookup route for every property. The competent authority may be a municipal corporation, municipal council, Special Planning Authority, development authority or another body designated for the site. MIDC and MMRDA, for example, operate systems for areas within their respective powers; a local municipal body may control another address.
- Write down the complete postal address, village or suburb, survey or CTS number, plot number, building name, wing and phase.
- Ask the seller or developer to name the authority shown on the building permission and OC. Do not accept a generic answer such as “the municipality” without the authority’s legal name.
- Check the authority’s jurisdiction map, official planning page or written help desk response. The Directorate of Municipal Administration says its Building Permission Management System (BPMS) supports online application, scrutiny and approval of building plans, but the relevant portal varies by local body.
- If the project is in an MMRDA-controlled area, review the MMRDA Building Plan Approval System overview and confirm that the address falls within its purview.
- For an MIDC estate, compare the records with MIDC’s Town Planning pre-operations information. MIDC describes its OC as declaring that the building was constructed according to plans approved by the concerned Special Planning Authority.
Do not infer the authority from the project’s marketing material, the location’s postal city or the name of a nearby corporation. Jurisdiction can change at an estate, township or boundary, and the authority that registered a project is not necessarily the authority that issued its building approval.
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Request readable, complete copies rather than screenshots of a single page. Ask for the following in writing:
| Document | What to check | Why it matters |
|---|---|---|
| Building permission and commencement certificate | Authority name, file or application number, date, plot or survey identity, permitted use and validity or extensions | Shows that construction began under an approved permission |
| Sanctioned plan | Stamped drawings, revision number and date; floors, wings, parking, amenities and unit layout | Provides the baseline against which the constructed building and OC are matched |
| Revised or amended sanctioned plans | Every approved change, not only the original plan | An OC may refer to the latest approved version rather than the first plan |
| Final OC or completion/occupancy certificate | Certificate number, date, issuing officer, building or phase, conditions and whether it is full or part occupancy | Shows what the authority actually cleared for occupation |
| Schedules and annexures | Wing, floor, unit range, common areas and exclusions | Defines the certificate’s precise coverage |
| MahaRERA project details | Registration number, promoter identity, uploaded approvals and completion disclosures | Useful independent cross-check for a registered project, but not a replacement for the OC |
Ask for documents covering the relevant phase if the development was built in stages. A “phase 1” certificate may not include a later tower, clubhouse or infrastructure package. If you are buying a resale flat, request the same records from the owner and society or association, not only from a broker.
How do you verify that the documents are genuine?
Use the issuing authority’s official portal or contact channel and provide the document number, application or file number, project address and survey or plot details. Ask the authority to confirm, preferably in writing, that the record was issued, remains valid, has not been superseded and relates to the building being sold.
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- Compare identifiers. The project name, postal address, village, survey or CTS number, plot number and building or wing should match across the permission, plans and OC. Minor naming differences should be explained by the authority, not guessed by the buyer.
- Check signatures and dates. Confirm that the issuing office and authorised signatory are consistent with the authority’s current records. A scan without a verifiable number is not enough.
- Confirm the latest plan. Ask which sanctioned or amended plan the OC certifies. Compare its revision number and date with the plans supplied to you.
- Ask about conditions. Some certificates include conditions, outstanding works or limits on use. Obtain the full annexures and ask whether any condition affects occupation of your flat or common facilities.
- Keep an audit trail. Save portal results, acknowledgement numbers, emails and letters. Record the official phone number or office used, the date of the response and the name or designation of the officer who replied.
Public search facilities differ. Some authorities publish application status or downloadable certificates; others require a written request or inspection. If a portal displays only an application entry, that is not proof that a final OC was granted. Ask specifically whether the displayed item is a commencement permission, completion record, part OC or final OC.
Does the occupancy certificate cover the flat you are buying?
Only if the certificate’s stated scope includes that flat’s building, wing, floor and phase. Read the body, schedules and annexures for the exact boundaries; never rely on the certificate’s project name alone.
Check these points against the sanctioned plan:
- tower, building or wing identifier;
- floor range and whether the floor containing your unit is listed;
- unit numbers or a clearly defined portion of the approved building;
- phase or plot covered by the certificate;
- common areas, access, fire-safety systems, lifts, water and sanitation facilities included in the approval;
- conditions that restrict occupation or use of any part.
A part occupancy certificate can be lawful for the completed portion while leaving another wing or floor outside its scope. Ask the issuing authority a direct question: “Does this certificate cover Flat [number], Wing [letter], Floor [number], in the building on Survey/CTS [number]?” Preserve the response with your purchase papers.
Also compare the physical configuration with the approved drawings. Extra rooms, enclosed balconies, shifted walls, additional floors, altered parking or unauthorised common-area changes can create a mismatch even when an OC exists. A qualified local architect or building professional can identify drawing discrepancies; a Maharashtra property lawyer can advise on their legal and transaction consequences.
How should MahaRERA records be used?
MahaRERA is a supplementary cross-check for a registered project. It can help you compare the promoter, project identity, disclosed approvals, completion information and uploaded documents, but a MahaRERA registration number does not by itself prove that your particular flat is covered by an OC.
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- Search the official MahaRERA site using the project registration number supplied by the seller.
- Match the promoter, project name, address, survey or plot details and building or phase against the authority-issued records.
- Review uploaded commencement, completion and occupancy-related disclosures and note their dates and stated scope.
- Investigate differences rather than assuming that the newest upload overrides the planning authority’s record.
MahaRERA’s published materials recognise that registration is not required in every situation and distinguish project registration from completion documentation. The authority’s order on registration and completion records and Order No. 31/2022 on plotted development are useful context, but the rule applicable to a specific site depends on its development type and local approvals.
What changes for plotted developments?
Do not assume an apartment-building checklist fits a plotted project. In some plotted-development situations, local rules may not issue an ordinary commencement certificate or an OC/ completion certificate in the same form. MahaRERA Order No. 31/2022 discusses alternative documentation for certain plotted developments.
For a plot, ask the authority and seller which records establish lawful development and use: layout or subdivision approval, development permission, infrastructure or road approvals, building permission for any house already constructed, and any completion or occupancy record that the local rules require. Obtain the answer for the specific survey number and development scheme. If a seller says “no OC is needed,” request the written rule or authority confirmation supporting that statement.
What do possession and utility connections prove?
They prove, at most, that the developer handed over possession or that a service provider connected the property. They do not independently prove that the building was authorised for occupation or that later alterations match the sanctioned plan.
A 2025 Maharashtra government circular reproduces Supreme Court directions concerning possession after completion or occupancy certification, display of approved plans, inspection and provision of services. Read the Government of Maharashtra circular for the applicable context. Treat possession letters, electricity or water bills, society formation and property-tax records as supporting clues only; obtain the authority-issued certificate and confirmation.
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What are the warning signs that should stop the transaction?
- The seller cannot provide a complete OC or supplies only a possession letter, architect’s letter or utility bill.
- The issuer named on the document has no jurisdiction over the address, or the authority cannot find the document number.
- The certificate covers a different wing, tower, phase, floor or survey number.
- The OC refers to an older plan while the building contains later additions or a different floor layout.
- Pages, annexures, seals or revision references are missing, illegible or inconsistent.
- MahaRERA disclosures, sanctioned plans and the seller’s documents show different project names, promoters, areas or completion dates.
- The developer claims that an OC is “in process” but asks for full possession or registration without a clear contractual remedy.
- A plotted project relies on a general statement that certificates are unnecessary without identifying the applicable local rule.
Pause the purchase until the discrepancy is resolved. Ask for an authority letter or certified copy, obtain an independent plan review, and have a Maharashtra property lawyer assess whether the issue affects title, conveyance, financing, insurance, resale or exposure to enforcement action. Do not pay a non-refundable amount merely because a broker says the paperwork will be regularised later.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.Can you compare two properties by their approval records?
Yes. Use the same sequence for each property and compare the evidence rather than marketing claims.
| Comparison point | Question to ask |
|---|---|
| Issuing authority | Is it the competent planning authority for this exact address and survey or plot number? |
| Document stage | Is the paper a building permission, commencement certificate, completion record or occupancy certificate? |
| Plan version | Does the certificate correspond to the latest sanctioned or amended plan? |
| Coverage | Is it full or part occupancy, and does it include the buyer’s wing, floor and unit? |
| Identity match | Do project, address, parcel, building and phase identifiers agree everywhere? |
| Independent confirmation | Will the authority verify the number and status, and do MahaRERA disclosures align where relevant? |
The property with the clearer, directly confirmed record is generally easier to evaluate than one supported only by a promise of future approval. That comparison is not a substitute for a title search or legal opinion.
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Have the agreement identify the exact flat, wing, floor, building, phase and survey or CTS details appearing in the approvals. Attach or reference the sanctioned plan and OC, state whether the certificate is full or part occupancy, and require the seller to disclose notices, deviations, pending approvals and enforcement proceedings.
For an under-construction or recently completed project, use a lawyer to define the documents that must be delivered before possession, registration or release of the final payment. Include a mechanism for withholding payment or terminating the transaction if the authority cannot verify the promised certificate or if the certificate excludes the unit. The appropriate wording depends on the facts and should be drafted for the particular transaction.
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How we picked the verification steps
The workflow prioritises the evidence that establishes legal authority and unit-level coverage: identify the correct issuer, obtain the underlying permission and plan, verify the final certificate directly, match its scope to the flat, and use MahaRERA only as a supplementary cross-check. It also accounts for part occupancy, phased projects, plotted development and the fact that Maharashtra uses multiple local approval systems rather than one universal portal.
Sources and current-scope note
The cited government and regulatory materials describe frameworks and official systems, not the condition of any particular building. The UDCPR compilation hosted by MMRDA is a 2020 document with later correction or addendum references; confirm subsequent amendments and whether UDCPR applies in the property’s jurisdiction. Portal labels, document formats and local procedures can change, so verify the current process with the authority that issued the approvals.
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Can I register a flat without seeing the occupancy certificate?
Registration and an occupancy certificate answer different questions, and a registration appointment does not independently authenticate the building’s approval status. Ask your lawyer and the registering authority what documents are required for the transaction, but continue to obtain direct confirmation that your unit is covered before completing the purchase.
What if the developer says the OC will arrive after possession?
Treat that as an unresolved approval risk, not as proof that occupation is lawful. Ask for the authority’s written status, the exact portion awaiting certification and a contract remedy reviewed by a local property lawyer before paying or accepting possession.
Is a completion certificate the same as an occupancy certificate in Maharashtra?
Terminology and document combinations vary by authority and project type. Read what the issuing document actually authorises, whether it is expressly an occupancy record, and whether its schedules cover your unit; do not rely on the title alone.
How do I check an OC for an old building with no online record?
Contact the issuing municipal or planning office with the address, survey or CTS number and any legacy file number, and request a certified copy or record inspection. Keep the written response; an absent online entry is not proof that no certificate exists.
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Do banks verify the occupancy certificate for a home loan?
A lender’s due diligence is useful but is not a substitute for your own document and scope check. Lending policies differ, and approval of a loan does not guarantee that every alteration, wing or unit is covered by the current authority record.
