Do these 3 things before closing this tab:
1Clear out junk files and repair common Windows errors2Scan for outdated or missing drivers - takes under a minute3Repair Windows errors before they cause bigger problemsBefore booking an under-construction flat in India, verify the exact project and phase on the applicable state or Union-territory RERA portal, then independently check title, encumbrances, approvals, sanctioned plans, carpet area, the sale agreement, payment demands and the possession schedule. Treat the portal record and the promoter’s brochures as evidence to examine—not as a substitute for a local property lawyer’s review.
The Real Estate (Regulation and Development) Act, 2016 (RERA) is implemented through state and Union-territory authorities. Registration procedures, planning approvals, land records, taxes, stamp duty, agreement formats and complaint routes therefore depend on the property’s location and facts. The checklist below is a central-law framework; confirm every local requirement before paying.
As an Amazon Associate I earn from qualifying purchases.
1. Establish which law and authority apply
Identify the state or Union territory, municipal or development authority, and RERA authority with jurisdiction over the land. Use that authority’s current portal and rules rather than assuming that a process used in another state applies to your purchase. The India Code record lists 1 May 2016 as the Act’s enforcement date, but the operative project record and local rules can be amended over time; check the current consolidated material when you act.
Free tools Windows power users keep installed
One-click scans. No signup required.
RERA generally bars advertising, marketing, booking, sale or offers for a covered project before registration. The Act has exemptions, including a general threshold referring to land not exceeding 500 square metres or no more than eight apartments, inclusive of all phases, subject to the Act and any lower threshold set by the appropriate government. Do not use that threshold as an automatic exemption: verify the current state rule and whether another statutory exemption applies.
#1 Best Overall
Read the current text of the Real Estate (Regulation and Development) Act, 2016 and the project’s state rules. The Act’s enforcement metadata is available in the India Code record.
2. Verify the exact project and phase on RERA
Search the official record
- Open the RERA portal for the property’s state or Union territory and use its registered-project search (the label and navigation vary by portal).
- Search the promoter name, project name and location, then open the registration record rather than relying on a broker’s screenshot or a similarly named listing.
- Record the registration number, promoter’s legal name, land address, registration status, declared completion date and the buildings or phase covered.
- Compare those details with the booking form, advertisement, price sheet, model flat and the tower or unit you are being offered.
Make sure the phase matches the flat
A township, redevelopment scheme or large site may have separate registrations for different phases. A registration for another tower or an earlier phase does not automatically cover the building you intend to buy. Check the tower, building, wing, sanctioned layout, unit type and phase named in the record. If the promoter says registration is unnecessary, ask for the precise statutory basis and have the explanation checked locally.
3. Assemble and reconcile the disclosure documents
Download the project record and request the underlying documents before signing a booking form. A regulator’s disclosure is a starting point for due diligence, not an independent guarantee that every fact has been verified.
What’s actually slowing this PC down?
Pick the symptom - the matching free tool is one click away.
| Document or disclosure | What to compare | Question it answers |
|---|---|---|
| Promoter details | Legal entity, directors or partners, registered address and the name used in the agreement | Are you contracting with the same entity shown on the registration? |
| Land and title material | Survey or plot identifiers, ownership chain, development rights and disclosed encumbrances | Does the promoter have the right to develop and sell this land? |
| Approvals and commencement certificate | Issuing authority, date, permitted use, floors, buildings and phase | Has construction of the offered building been authorised? |
| Sanctioned layout and building plans | Unit position, dimensions, setbacks, access, parking and common areas | Does the approved design match the sales promise? |
| RERA unit information | Apartment number, carpet area, exclusive balcony, verandah or terrace and specifications | Are you comparing the same physical unit and area? |
| Completion and update records | Declared completion date, construction stages and filed updates | Is the written timetable consistent with current progress? |
MahaRERA’s published document checklist illustrates the kinds of title, encumbrance and sanctioned-layout material a project file may contain. Other authorities can use different labels or require additional records.
4. Have title and encumbrances reviewed independently
Ask for the title documents, development agreement or power of attorney (where relevant), land-conversion or use permissions, title search material and the promoter’s encumbrance disclosure. Engage a property lawyer who practices in the project’s locality to trace the title chain, identify co-owners and development rights, and search for mortgages, charges, acquisition notices, litigation, reservations or access problems.
RERA requires the promoter’s registration declaration to address legal title and encumbrances, but a portal entry cannot decide whether a particular title is clear. A lender’s willingness to finance a unit is also not a substitute for your own legal review. Ask the lawyer to state in writing what was searched, the search period, documents not supplied and any condition that must be resolved before registration of your agreement.
5. Match approvals and sanctioned plans to what is being sold
Obtain the competent authority’s applicable approvals and commencement certificate for the relevant phase. Confirm that the proposed use, number of floors, building location, unit layout, parking arrangement, access roads, water and sewage provisions, fire-safety scope and promised common facilities appear in approved or otherwise authorised material. Approval names differ by state and city, so a local architect or lawyer should identify the authority with jurisdiction.
PC Slower Than It Used to Be?
A free scan shows the junk files, broken settings and background clutter dragging Windows down - then fixes them in one click.Free scan · Windows 10 & 11Outdated Drivers Are Slowing You Down
One free scan finds every outdated or missing driver and matches the right update for your exact hardware.Free scan · exact hardware matchCompare the latest sanctioned plan with the plan shown in the sales office. A brochure may show landscaping, a clubhouse, an extra floor or a road that is not part of the approved phase. Ask what happens if an approval is conditional, amended or still pending, and ensure the agreement describes any permitted change and your rights if the change materially affects the flat.
6. Understand carpet area and the physical space you will receive
Under RERA, carpet area is the apartment’s net usable floor area, excluding external walls, service shafts, exclusive balcony or verandah area and exclusive open-terrace area, while including internal partition walls. The statutory definition appears in the official Act text.
Request a dimensioned plan and a written area statement. Keep carpet area separate from an exclusive balcony, verandah or open terrace, and do not treat a loosely stated “saleable” or “super built-up” number as an equivalent. Compare the carpet area in the RERA record, allotment letter and agreement. If a revised measurement is proposed, ask how the price will be recalculated and what remedy applies if the difference is material.
7. Read the agreement for sale before committing
Do not treat a token receipt or application form as the full deal. Obtain the proposed agreement early enough for an independent lawyer to mark changes and explain state-specific registration and stamp-duty requirements. The agreement should be consistent with the RERA disclosures and your negotiated offer.
The Tool Desk
Outbyte Driver Updater FREEFix the driver behind crashes, sound loss and screen glitchesFind Drivers →Outbyte PC Repair FREEClear out junk files and repair common Windows errorsFree Scan →- Exact promoter identity, project, phase, building, floor, apartment number and parking rights.
- Carpet area and separately stated exclusive balcony, verandah or open-terrace areas.
- Itemised base price, taxes, statutory charges, development or infrastructure charges, maintenance deposits and any escalation formula.
- Payment milestones tied to objectively identifiable construction stages, not merely discretionary demands.
- Specifications, fixtures, services, amenities, common areas and the circumstances in which a change is allowed.
- Declared completion and possession dates, notice procedure, handover documents and treatment of certificates or utility connections.
- Interest, compensation, refund, cancellation and dispute provisions if the promoter or allottee defaults.
- Conditions dealing with force majeure, plan changes, transfer, mortgage release and formation of the owners’ association.
Compare every material promise made by the salesperson with the written agreement. If a promise is absent, ask for it to be added or assume it may be difficult to enforce.
8. Control advance payments and the total cost
Section 13 of RERA says a promoter cannot accept more than 10% of the apartment cost as an advance or application fee without first entering into a written agreement for sale and having that agreement registered under applicable law. This is a statutory baseline, not proof that a proposed demand is otherwise correct. Confirm the state’s registration process, the exact amount being requested and the account details before transferring money.
Build a payment schedule from the agreement and reconcile it with the promoter’s demand letters. Separate the quoted apartment price from taxes, stamp duty, registration, utility or meter charges, parking, club or amenity charges, maintenance deposits, corpus contributions and loan-related costs. Ask whether each item is statutory, estimated or subject to change, and obtain a receipt that identifies the project and unit.
9. Test the timetable, progress and project-account safeguards
Compare three dates
Place the RERA-declared completion date, the agreement’s possession date and the latest official construction update in one worksheet. Look for unexplained differences between the promised stage and visible progress. MahaRERA, for example, publishes categories for quarterly, annual and completion-stage updates on its project-updates page; other authorities may use different reporting calendars.
Understand the separate-account rule
RERA’s registration declaration provides for 70% of amounts realised from allottees for a project to be deposited in a separate account with a scheduled bank for land and construction costs. Withdrawals are subject to statutory certifications and other conditions. The rule is a safeguard to inspect, not evidence that a particular project is solvent, compliant or certain to finish on time. Review available filings and ask your lawyer to explain any charge, lender security or reported delay affecting the project.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.10. Compare competing projects on the same evidence
When two flats are under consideration, use identical questions and written records rather than comparing brochure impressions.
| Comparison axis | Evidence to place side by side |
|---|---|
| Registration | Exact phase number, registration status, covered buildings and declared completion date |
| Land risk | Lawyer’s title and encumbrance findings, development rights and unresolved disputes |
| Approvals | Sanctioned plans, commencement certificate, permitted use and pending conditions |
| Usable space | RERA carpet area, exclusive balcony or terrace area, dimensions and layout efficiency |
| Price and cash flow | Written all-in estimate, taxes and charges, milestone schedule and escalation terms |
| Delivery risk | Declared and contractual dates, update history and construction visible on site |
| Contract protection | Change, delay, refund, cancellation, maintenance and handover clauses |
| Location services | Independent evidence for road access, utilities, drainage, public facilities and local permissions |
On-site condition, neighbourhood quality, financing terms and the legal status of a particular plot require evidence beyond a RERA disclosure. Visit the site at different times, inspect access during ordinary traffic, and ask the local authority or utility provider about connections instead of treating a marketing statement as confirmation.
11. Recognise red flags before you pay
- The registration number belongs to a different phase, tower, promoter or location.
- The salesperson refuses to provide the proposed agreement, sanctioned plan or title documents before taking a substantial payment.
- Carpet area is supplied only as a “super built-up” figure, or the balcony and terrace are folded into one unexplained number.
- Payment is demanded ahead of the agreed construction milestone or the request exceeds the permitted advance before a registered agreement.
- Possession is promised earlier in a brochure than in the RERA record or agreement without a written explanation.
- Approvals are described as “in process” while the sales material presents the building or amenity as guaranteed.
- The promoter’s contracting entity differs from the registered promoter and no assignment or authority is documented.
- A lawyer identifies an encumbrance, access issue, litigation or development-right gap that the promoter will not resolve in writing.
Pause the transaction when a material inconsistency cannot be documented and explained. A discount does not cure a title defect, missing approval or unworkable possession term.
Recommended Free Tools
12. Know the broad RERA remedies if the project goes wrong
RERA gives allottees rights to obtain project information and stage-wise schedules. In specified circumstances, including failure to comply or inability to give possession in accordance with the agreement, the Act provides for refund with interest and compensation. Whether a buyer should seek withdrawal, continue with interest or pursue another remedy depends on the agreement, evidence, current state rules and procedural posture.
Preserve the registration record, advertisements, price sheet, receipts, bank statements, demand letters, emails, site photographs and every version of the agreement. Consult a local property lawyer before cancelling, stopping payments or filing a complaint; the correct authority and procedure vary by state and by the relief sought.
13. A practical sign-off sequence
- Identify the state or Union-territory authority and confirm whether the project requires registration.
- Verify the registration number and phase, then save the official record and update history.
- Obtain title, encumbrance, approval, commencement-certificate, sanctioned-plan and unit-area documents.
- Have a local lawyer and, where useful, an architect reconcile those documents with the offered flat.
- Calculate carpet area, exclusive outdoor areas and the complete contractual cost.
- Read the agreement for sale, negotiate missing protections and complete the required registration before exceeding the statutory advance threshold.
- Set payment reminders only for documented milestones and retain proof of every transfer.
- Recheck progress, approvals and possession commitments immediately before signing and again before taking handover.
This sequence turns a promotional promise into a documented decision. If a critical item remains unresolved, the safest choice is to delay the booking until the evidence and contract address it.
Quick Recap
Product prices and availability are accurate as of the date/time indicated and are subject to change. Any price and availability information displayed on Amazon at the time of purchase will apply.
