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RERA registration is a starting point, not a guarantee that every legal, title, planning or flat-level approval is complete. Before paying a booking amount or signing an agreement in Maharashtra, check the exact MahaRERA project and phase, sanctioned plans, planning-authority permissions, land title, encumbrances, construction updates and completion documents. Where the portal record and the promoter’s claims differ, pause and obtain independent Maharashtra property-law advice.
What MahaRERA registration does—and does not—prove
MahaRERA registration creates a public project record and requires the promoter to disclose prescribed information. That record can help you identify the promoter, registered phase or buildings, declared completion dates, sanctioned-plan information, uploaded certificates, land and encumbrance details, and periodic progress updates.
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Registration is not a single certificate approving every aspect of a development. It should not be treated as conclusive proof of marketable title, validity of every development right, approval of every alteration, lawful construction of each floor or flat, or the availability of an occupancy certificate. The approvals required depend on the site, the planning authority, the project type and stage, and changes made after an original sanction.
The Maharashtra Housing Department lists a RERA Act document dated 12 September 2025. For a live transaction, read the current consolidated Act, Maharashtra rules, notifications, circulars and orders, together with the requirements of the authority having jurisdiction over the site. A MahaRERA FAQ published in 2019 is useful for understanding the Authority’s explanations, but its filing instructions should not be assumed to be the current procedure.
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Start with the exact MahaRERA project record
Promoters often market a large development by a single brand name even when it contains separate phases, wings or registrations. Search by the registration details supplied in the offer and verify that the record actually covers the home being sold.
Confirm identity and scope
- Match the promoter’s legal name, project name and registration number with the MahaRERA record.
- Check the registered land, buildings, wings, floors and phase. A registration for one phase does not automatically cover another phase or a later building.
- Compare the declared completion date and the latest update date with the possession promise in the sales material.
- Read the uploaded plans, certificates, land documents and update entries rather than relying on a brochure or a verbal explanation.
MahaRERA’s project resources include checklists of key information and documents, a user manual, certificate templates, registration-fee information and an application-approval process document. Use those Authority materials to understand the fields you are seeing and to identify missing disclosures.
Use the project, not only the developer, as your search key
Search results can include similarly named developments or a promoter’s separate registration. Save a copy of the record for the relevant phase and note the date you checked it. If the proposed agreement names a different phase, survey number, building or promoter entity, ask for the reason in writing before proceeding.
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One of the official FAQ’s buyer questions is “How to know the FSI allotted on the registered project?” FSI (floor space index) is only meaningful when tied to the applicable development plan, plot area, authority and sanctioned building plans. Do not infer the permitted built-up area from an advertisement’s total square footage.
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Identify the authority with jurisdiction
There is no single approval sequence for every Maharashtra site. Municipal corporations, municipal councils, special planning authorities and other bodies can have different procedures. The FAQ identifies NAINA as the planning authority in the context of one question; that illustrates why you must first establish which authority applies to the project’s location. Ask the promoter for the authority’s name and approval references, then verify them with that authority where a material issue remains.
Compare what is sold with what is sanctioned
- Obtain the sanctioned layout and building plans listed in the project record.
- Mark the building, wing, floor, unit number, carpet area, balconies, parking and common areas promised to you.
- Check whether the advertised amenities, clubhouse, podium, access roads and open spaces appear in the sanctioned documents or approved revisions.
- Ask for the approval or commencement references for the relevant building and for any later plan change.
- Resolve discrepancies in a written addendum or clarification before paying or signing.
RERA disclosure helps you locate the plans; it does not establish that an unapproved alteration is lawful. A local planning authority’s confirmation and an independent review may be necessary when plans, construction or the agreement do not align.
Investigate land title, development rights and encumbrances
Review the land and title report uploaded for the project, along with the promoter’s disclosure of encumbrances and proceedings. The practical questions are who owns the land, what right the promoter has to develop it, and whether any charge or dispute could affect the proposed home.
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Questions to answer from the documents
- Who is shown as the landowner, and does the promoter hold ownership, a development agreement, power of attorney or another documented development right?
- Do the survey numbers, plot description and area match the agreement and the sanctioned plans?
- Are mortgages, charges, acquisition notices, litigation, reservations or other proceedings disclosed?
- If a lender has a charge, what release, consent or no-objection mechanism applies to your individual unit?
- Are there gaps, inconsistent names or unexplained periods in the title chain?
A portal upload is not a substitute for an independent title investigation. Have a Maharashtra property lawyer examine the title report, underlying deeds, development agreement, revenue records and encumbrance information when the project is material to your finances or any answer is unclear.
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If a project mortgage was not disclosed
MahaRERA’s 2019 FAQ addresses the question “If project is mortgaged by developer but it is not disclosed on website what is the solution?” Its answer states: “Complaint can be filed by interested person for incorrect disclosure and violation of section 4 of the Act.” Treat that as the FAQ’s explanation, not as a substitute for checking the current online complaint route and applicable law. Preserve the project record, advertisements, correspondence and lender information, and obtain advice before filing or signing a document that could affect your rights.
Compare construction progress with contractual dates
MahaRERA update fields can include work or activity progress and building-wise completion dates. Check those entries periodically and keep dated copies. A progress percentage in a portal update is a disclosure to compare, not an independent survey of construction quality.
Build a date trail
- Record the original declared completion date for the relevant building or phase.
- Note each updated completion date and the work activities reported.
- Compare those dates with the possession date, grace period, extension clauses and other terms in your agreement for sale.
- Save evidence of promised amenities and specifications so you can identify a later omission or change.
Do not assume that a changed project registration date automatically changes your contractual rights. Delay remedies depend on the agreement, the Act, applicable orders and the facts of the project. Obtain specific advice for an actual delay dispute rather than relying on a portal date alone.
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For a ready or occupied building, ask for the occupancy certificate (OC), building completion certificate (BCC) or the document applicable to that project and authority. Check which building, wing and floors the document covers, its date, and whether conditions or exclusions are noted.
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An OC or BCC question cannot be answered from the project name alone. The old FAQ discusses different OC/BCC situations, but the legal effect depends on the particular document, authority and current rules. Confirm that the certificate relates to the home you are buying and that promised common facilities are not being represented as complete when they are outside its scope.
Verify the agent before relying on advice
MahaRERA’s official agent guidance states: “Every real estate agent need to take prior registration with RERA authority of Maharashtra before dealing in any transactions relating to sale/purchase, advertising or brokerage of property of a project registered under this Act.” Verify the agent’s registration on the official portal and check that the registered details match the person or firm dealing with you.
Agent registration does not replace your checks of title, approvals or the agreement. Ask the agent to identify the exact MahaRERA registration and phase in every advertisement, quotation and booking document.
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A practical pre-commitment checklist
- Identify the record: Search MahaRERA using the registration number and confirm promoter, phase, buildings, unit scope, status and declared completion date.
- Match the sale: Compare the unit, floor, carpet area, parking, amenities and phase in the quotation and proposed agreement with the registered plans and disclosures.
- Confirm the authority: Establish which planning authority controls the site and verify material approval references, including sanctioned plans and revisions.
- Review title: Examine the landowner, development rights, title report, survey details, encumbrances and disclosed proceedings.
- Address charges: If a mortgage or other charge exists, obtain the lender’s release or consent mechanism for your unit and record it in the transaction documents.
- Check progress: Compare activity updates and building-wise completion dates with the agreement’s possession terms.
- Check completion: For a completed building, verify the applicable OC, BCC or equivalent document for the specific wing and floors.
- Escalate discrepancies: Ask the promoter and competent authority for written clarification; obtain independent legal advice before paying or signing if the issue is material.
- Preserve evidence: Save dated portal records, plans, brochures, emails, receipts and proposed agreement versions.
How to compare two Maharashtra projects
There is no official MahaRERA score for choosing between developments. Use the same evidence-based questions for each project:
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| Comparison area | What to verify | Warning sign |
|---|---|---|
| Registration scope | Registration status, phase, building and unit coverage | Your building or unit is outside the record, or the promoter gives a different number |
| Plans and authority | Sanctioned plan, FSI information, planning authority and approved revisions | Marketing drawings show floors or amenities absent from sanctioned documents |
| Title and rights | Landowner, development rights, title report and survey details | Unexplained gaps, inconsistent parties or incomplete rights documents |
| Encumbrances | Mortgages, charges and disclosed proceedings, plus the unit-release process | A charge is denied despite a lender document or no release mechanism is provided |
| Agreement | Carpet area, amenities, possession date, extensions and remedies | Agreement terms conflict with the quotation or portal disclosures |
| Progress | Recency of updates, work activities and building-wise completion dates | Long gaps, unexplained revisions or progress inconsistent with the promised handover |
| Completion | OC, BCC or equivalent document for completed buildings | Certificate does not cover the relevant wing, floor or promised facilities |
These are risk-check axes, not a legal rating or a prediction of delivery. A project with more complete disclosures may still require title or technical investigation.
What to do when a disclosure or approval appears wrong
First, stop treating the discrepancy as a minor sales clarification. Download the current project record, identify the conflicting document and ask the promoter for a written response. Check the relevant planning authority’s records where the issue concerns sanction, FSI, commencement or occupancy.
MahaRERA’s FAQ describes complaints as relating to registered projects and violations of the Act, Rules or Regulations. It also discusses an online path for reporting non-registration. Because that FAQ is from 2019, confirm the current portal process, forms, fees and jurisdiction before filing. Keep your agreement, payment proof, correspondence, advertisements and dated portal captures organized.
For a project that is not registered when registration appears required, do not rely on an agent’s assurance that registration is “under process.” Verify the current position and obtain advice on whether to proceed. For title, mortgage, plan or agreement discrepancies, independent legal review is the safest point at which to decide whether to renegotiate, delay payment or withdraw under the applicable documents and law.
Limits of a portal-based check
MahaRERA gives buyers a valuable disclosure trail, but it cannot answer every unit-level question. Portal information may be incomplete, outdated or limited to what the promoter has uploaded. It does not replace inspection of original title documents, authority files, lender conditions, construction quality, measurement, tax records or the signed agreement.
Use the record as a structured starting point: identify the correct project, test the promoter’s claims against disclosed plans and dates, investigate title and charges, and verify completion documents. If a material fact remains unresolved, do not make the booking payment or sign until a qualified Maharashtra property professional has reviewed the specific issue.
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