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A RERA due diligence checklist for an under-construction apartment starts with one essential step: verify the exact project and phase on the RERA portal for the state or union territory where it is being built. Then compare the portal’s registered disclosures with the unit, plans, payment schedule and possession promises in your booking documents and draft agreement. RERA is a national law, but local rules and portal procedures vary; a portal check is important due diligence, not a guarantee that a project is risk-free.
What should you check on RERA before booking?
Check that the project is registered where required, that the registration matches the project being sold, and that the latest disclosures support the promoter’s claims. Focus on the project phase, approvals, plans, unit area, specifications, completion timeline, updates, promoter information and visible complaint or order records. Use the record to identify questions and discrepancies before paying or signing—not as a substitute for checking legal documents.
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RERA is the Real Estate (Regulation and Development) Act, 2016. It is a national statute implemented through state and union-territory authorities, with local rules, procedures and portals. The central government’s RERA FAQ and the Press Information Bureau’s RERA overview explain the law nationally. For a specific property, however, the authority for the project’s location is the place to verify its registration and applicable local requirements.
How do you find the correct project registration?
- Open the RERA portal for the project’s location. Use the relevant state or union-territory authority, not a portal for a different state simply because the promoter operates there.
- Search by project name and promoter. Search results can include similarly named developments or separate phases. Treat the result as a lead until you match the underlying registration record.
- Match the record to your offer. Compare the registration number, project and phase identity, promoter name and location with the advertisement, booking form and draft agreement. Confirm that the unit you are being offered belongs to the registered phase you found.
- Save the record and note the date. Keep a copy or screenshot of relevant disclosures for comparison with your documents. Check the portal again before signing if time has passed; project information can change through updates.
Central government guidance says registration is required before covered projects are advertised, marketed, booked or sold. But coverage and exemptions matter. If a project or phase does not appear, do not assume automatically that it is either illegal or exempt: ask the promoter to identify the legal basis and verify applicability with the local authority. The MoHUA FAQ on the Act is a useful starting point, while the state authority’s current rules govern local procedure.
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Which registered documents and project details matter most?
Read the project disclosures that let you test the sales pitch against filed information. The record should help you answer what is approved, what is being built, what apartment is on offer, and when the promoter says the project will be complete. Available fields and document names differ by portal, so look for equivalent information rather than assuming every state presents it in the same format.
- Sanctioned plans and layout: Check that the plans and layout you are shown are consistent with the registered project documents. Ask whether the promised building, floor, amenities or common facilities are reflected in the relevant approved and filed records.
- Approvals: Review disclosed approvals and their status. If a material approval is missing or unclear, ask for the actual record and confirm the question with the authority or a local property lawyer rather than relying on a verbal assurance.
- Apartment type, carpet area and specifications: Compare the unit description, area and stated specifications in the RERA disclosures with the brochure, booking form and draft agreement. Do not treat a difference in terminology or a sales illustration as proof that the registered record has changed.
- Completion period and schedule: Note the declared completion date and any stage-wise schedule. Haryana RERA guidance, for example, describes sanctioned plans, layout plans, specifications and a stage-wise completion schedule that includes civic infrastructure such as water, sanitation and electricity. Check the equivalent rules and documents for the project’s own state.
The central MoHUA FAQ also states that the promoter is responsible for the veracity of information in advertisements and prospectuses. That does not remove the buyer’s need to compare the advertised promise with the filed documents. Keep a copy of the specific sales claim and ask for a written explanation when it conflicts with a registered disclosure.
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How can you use updates and project history to assess risk?
Review the newest project updates, then compare declared progress and dates with the completion schedule. A registration record is not a one-time snapshot: the central FAQ describes promoter updates, including quarterly updates. The latest available entry can reveal whether reported progress has kept pace with the declared timeline, but a portal entry alone cannot establish that a delay is harmless or that every risk has been resolved.
Also review promoter details, disclosed financial information, approval records, prior projects, and complaints or orders visible on the authority portal. Treat what you find as a screening tool, not a complete litigation search or a legal conclusion. The portal may not include every dispute, and an absence of visible complaints should not be read as proof that there are no concerns. If an entry is unclear, check the underlying order or document where available and ask the authority or a local lawyer how to interpret it.
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For a comparison between projects, apply the same four checks to each one: declared completion date against current portal progress; advertised plans, approvals, area and specifications against registered records; promoter history and visible complaint or order information; and payment milestones against construction progress and the lender’s disbursal schedule. Keeping the comparison consistent makes differences easier to spot without treating any single portal indicator as a complete verdict.
What should you compare in the agreement for sale?
Before signing, compare the draft agreement line by line with the RERA record and written promises. At minimum, verify the project and phase, unit identity, carpet area, specifications, total price and charges, payment milestones, possession date and provisions for delay. Ask for a correction or written explanation if a material term does not match; do not assume a salesperson’s verbal assurance will resolve a conflicting contract term.
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RERA disclosures do not replace title investigation or a full contract review. If you have a material question about ownership, encumbrances, approvals, the agreement’s remedies or how local rules apply, get a local property lawyer or conveyancing professional to review the underlying records before you commit.
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What do the 70% project-account rule and loan disbursals mean?
The Act requires 70% of amounts realized from allottees to be deposited in a separate account for the land cost and construction of the project, subject to the Act’s terms. Government materials describe this as a restricted-use safeguard. It is not a guarantee of completion, a promise of repayment, or proof that the project is free from financial or construction risk. Read it as one protection within a wider due diligence process.
If you are financing the apartment, compare each payment demand with the construction stage and the schedule in your agreement. The Reserve Bank of India’s housing finance directions state that housing-finance companies must link disbursals to construction stages for incomplete projects and must not make upfront disbursals in those cases. Ask your lender how it will apply the direction to your loan and do not assume that a builder’s demand automatically matches the lender’s stage-based process.
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What protections apply if plans change or defects appear?
The MoHUA FAQ summarizes two important statutory protections, each subject to the Act’s terms. Major changes to sanctioned plans or specifications require consent from two-thirds of allottees, with the promoter’s apartments excluded from the calculation. The FAQ also describes a five-year promoter liability period from handover for structural and other specified defects, with defects to be rectified within 30 days after notice under the Act’s terms.
These protections should not be mistaken for a guarantee that every requested change requires consent or that every building issue qualifies for the same remedy. The legal outcome depends on the facts, statutory definitions and applicable procedure. Keep written records, notices, inspection reports and responses if a defect or plan-change issue arises, and consult the relevant authority’s current guidance or a local lawyer about the proper route.
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What should you do if information is missing or inconsistent?
Pause before paying or signing if a material approval or update is missing, the draft agreement conflicts with the declared timeline, or the promoter cannot explain a discrepancy. Ask for the relevant record in writing. Verify the issue with the authority for the project’s location or have a local property lawyer review it.
- Identify the exact inconsistency. Note the portal field or document, the conflicting sales statement or agreement clause, and the date of each record.
- Request the supporting document. Ask the promoter to provide the approval, revised plan, update or written explanation that addresses the difference.
- Verify independently. Check the authority’s portal and current guidance. If the issue affects title, approval status, contract rights or a substantial payment, seek local legal advice before proceeding.
- Use the authority’s current complaint process when needed. Procedures vary by state. For example, the MahaRERA resource centre links to buyer guidance, FAQs, user manuals and complaint-related materials. Use the authority for the project’s location rather than assuming Maharashtra’s process applies elsewhere.
A 30 July 2026 PIB release cites a 60-day statutory target or provision for disposal of matters. That is not a promise that a particular complaint will be resolved within 60 days: the facts, forum and applicable procedure matter. Check the relevant authority’s current complaint guidance and preserve proof of submissions and correspondence.
RERA apartment due diligence checklist
- Find the state or union-territory RERA portal for the project’s location.
- Match registration number, project phase, promoter and project identity to the offer documents.
- If no matching registration appears, verify whether the project is covered or exempt with the local authority.
- Compare filed plans, layout, approvals, apartment type, carpet area and specifications with the sales material and draft agreement.
- Check the declared completion period and the latest available progress updates.
- Review promoter information, disclosed financial details, prior projects and visible complaints or orders without treating the portal as a complete risk assessment.
- Confirm the agreement’s unit, area, specifications, price, charges, payment milestones, possession date and delay provisions.
- Do not pay more than 10% of the apartment cost as an advance or application fee before executing the agreement for sale.
- Compare payment demands with construction stages and, if borrowing, confirm how the lender will stage disbursals.
- Escalate material gaps to the authority or a local property lawyer before committing further funds.
The safest use of RERA is as a document-verification tool: identify the registered project, test the promised apartment against its disclosures, and resolve discrepancies before you become financially committed. A registration number and statutory safeguards matter, but they do not replace project-specific checks of approvals, title, contract terms and construction progress.
Frequently Asked Questions
Can I buy an under-construction flat if the project is not listed on the RERA portal?
Do not rely on the absence of a search result alone. Ask the promoter for the registration details or the basis for claiming an exemption, then verify coverage with the authority for the project’s location before booking.
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Does RERA registration guarantee that my apartment will be completed on time?
No. Registration and disclosure requirements provide records and statutory protections, but they do not guarantee completion or repayment. Compare updates with the declared schedule and investigate material delays or inconsistencies.
Can a builder change the approved layout after I book?
The MoHUA FAQ says major changes to sanctioned plans or specifications require consent from two-thirds of allottees, excluding the promoter’s apartments from the count. Whether a particular change qualifies and what process applies depends on the facts and the Act’s terms.
What records should I keep after booking a RERA-registered flat?
Keep the registration details, dated copies of portal disclosures, advertisements, booking documents, the executed agreement, receipts and written communications about approvals, specifications, timelines or payment demands. A clear record makes it easier to explain a discrepancy to the authority, lender or legal adviser.
