Before paying a booking amount for a new apartment, verify the project and phase on the relevant state Real Estate Regulatory Authority (RERA) portal, examine the title and approval records, and get the unit, price, payment schedule and possession terms in writing. This checklist is based on Indian RERA and state-authority guidance; requirements and procedures vary by state, project and transaction. Use it to identify what to request and verify, then check the actual project record and seek local legal advice where needed.
Start with the project record, not the sales pitch
What is the RERA registration number, and does it match this project and phase?
Ask for the registration number and the exact project name, location and phase it covers. Search the relevant state RERA portal yourself and compare the record with the apartment being offered. A number shown in a brochure or supplied verbally is not enough if it belongs to a different phase or project. Bihar RERA advises buyers to verify project details through its portal and review approvals, location information and timelines: Bihar RERA.
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Bihar RERA’s awareness guidance states that registration requirements apply to projects above 500 square metres or with more than eight units, alongside required approvals. Treat those thresholds as Bihar-specific authority guidance, not a universal rule: statutory scope, exceptions and state requirements matter. Check the current rules and the project’s status with the relevant state authority before relying on an assumption that registration is or is not required. If you cannot find the project, ask the promoter to identify the correct portal entry and explain in writing which project or phase the registration covers.
What does the official record say about the unit and the development?
Match the registered project record to the location, tower or phase, unit identity, layout, specifications, amenities and stated completion timeline. Bihar RERA specifically advises buyers to review amenities, specifications, location, approvals and completion timelines. If sales material describes something differently from the official project information, ask for the discrepancy to be explained and resolved in writing before booking. Check that you are comparing records for the same phase and not relying on information for another part of a larger development.
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Ask for title and approval documents
Can I review the land-title records?
Request the title deeds or equivalent records showing the basis on which the promoter holds or develops the land. Kerala RERA’s allottee guidance identifies title deeds among the information to which allottees are entitled. Have an independent property lawyer or other appropriately qualified local professional review the records; a sales representative’s assurance is not a legal title opinion. Bihar RERA also advises buyers to review title and project details.
Ask which documents relate to the precise land and project phase being offered, and who will review them independently. Keep a copy of the records provided and note any title document that is missing or unclear. A document’s presence alone does not establish that it is legally sufficient; the relevant records and their implications need local professional review.
Which plans and approvals can I examine?
Ask for the sanctioned building plans, layout approvals, approved specifications and relevant approvals from competent authorities. Kerala RERA names sanctioned plans, layout approvals, approved specifications and title deeds in its allottee guidance. Bihar RERA also advises buyers to review layout and approvals. The exact approvals needed can depend on the state, site and project, so ask a local professional to identify what applies rather than treating a generic list as complete.
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Keep copies of the documents you receive and note the issuing authority, project phase and dates. If a document is missing, outdated, inconsistent with the portal or not clearly tied to the project, ask who will provide the correct record and when. Do not treat a promise to obtain an approval later as equivalent to seeing an approval that is already required. If you are unsure whether a particular approval is relevant or current, get that question answered for this project rather than relying on a general checklist.
Pin down exactly what is being sold
Does the offer identify the apartment precisely?
Confirm the project name and address, phase or tower, floor and unit identifier, and the apartment layout against the project record and approved plans. Ask what area measurement is being quoted and how it appears in the documents. Do not assume that a sales plan or a sample apartment establishes the configuration of your specific unit. If the unit designation or layout differs across the offer, portal record and approved plan, ask the promoter to reconcile those descriptions in writing.
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Are specifications and amenities documented?
Ask for the written specifications for the apartment and the amenities included in the project. Compare them with the official project information and the booking or sale documents. Identify any promise that affects your decision—such as a particular fixture, finish, facility or shared space—and ask that it be recorded in the agreement or relevant project documents. Bihar RERA’s guidance specifically directs buyers to check amenities and specifications.
Be precise about what you are comparing: the promised specification, the description in the official project information, and the wording in the sale documents. If a facility or specification appears in a brochure or is described by a salesperson but is absent from the documents, ask whether it is part of the offer and where that commitment will be recorded. Do not treat an oral assurance as a substitute for written terms you can later check.
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Get the complete written cost and payment schedule
What is the itemized amount payable?
Request a written, itemized statement of the price and every charge the promoter says applies to your transaction. The reviewed official guidance does not establish one exhaustive charge list that applies to every Indian state and project, so do not assume an advertised price includes all costs. Ask which amounts are included, which are additional, when each is due and what document authorizes it.
Use the itemization to understand the total written cost, not just the headline price or booking amount. If a charge is unclear, ask for its description, amount and due date in writing and compare the answer with the agreement for sale. The purpose is to make the quoted amount and the payment obligations understandable before you commit, not to assume that the same list of charges applies everywhere.
When is each payment due?
Ask for the milestone-based payment schedule and reconcile it with the agreement for sale before signing or paying. The Real Estate (Regulation and Development) Act, 2016 text hosted by Haryana RERA identifies payment dates and the manner of payment as agreement particulars: Haryana RERA. Make sure the written schedule is clear enough to show both the trigger for a payment and its due date. Check that the schedule you are given matches the one in the agreement, and ask for any difference to be explained before accepting it.
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There is also a statutory safeguard on advance payments. Kerala RERA’s official allottee guidance reproduces the rule that a promoter shall not accept more than 10% of the cost of the apartment, plot or building as an advance payment or application fee before first entering into and registering a written agreement for sale. The rule concerns the threshold before that written agreement is entered into and registered; it is not a substitute for reviewing the full agreement or payment schedule. Read the current local requirements and obtain local advice before applying the rule to a specific transaction.
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What is the contractual possession date?
Ask for the possession date stated in the agreement, not only an estimated date in a brochure or conversation. Check whether the date is tied to a defined event or stated plainly, and whether it corresponds with the project’s official timeline. The Act text hosted by Haryana RERA identifies the possession date as an agreement particular. If the portal, marketing material and agreement show different timelines, ask the promoter to explain the difference and identify the contractual commitment before you sign.
What happens if possession is delayed or either party defaults?
Read the agreement’s provisions for delay, default and applicable interest. The Act text hosted by Haryana RERA identifies default interest rates as an agreement particular. Kerala RERA describes allottee remedies where possession is not provided in accordance with the agreement, including interest or refund with interest in circumstances set out by law. Which remedy applies depends on the contract, facts and applicable state procedure; ask a local property lawyer to explain the clauses before you commit.
Do not stop at a verbal description of what happens if the project is delayed. Locate the relevant clause, check the date and interest terms stated in the agreement, and ask how the clause applies to the buyer as well as the promoter. The statutory guidance does not establish one outcome for every delay or transaction, so avoid assuming a particular remedy applies without reviewing the contract and local procedure.
Will the important promises be written down?
Before booking, make a short list of the promises you are relying on: the apartment identity and specifications, amenities, price and payment timing, and possession commitment. Check that each appears in the agreement for sale or relevant project documents. The Bihar RERA buyer guidance directs purchasers to check official project details and specifications, while the Act text hosted by Haryana RERA identifies development particulars, payment dates and manner, possession date and default interest as agreement particulars.
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Compare the written documents against what you were told or shown. Ask for any inconsistency to be resolved in the documents before you pay or sign; do not assume a brochure, conversation or booking form overrides the agreement. Keep the records and written clarifications together so that you can refer to the actual terms rather than trying to reconstruct a sales conversation later.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.Use a consistent checklist to compare projects
If you are choosing between developments, compare the same five items for each rather than weighing one project’s polished marketing against another project’s paperwork. Use the same questions and document standard for every option:
- Registration: status and the exact project or phase record on the relevant state portal. Confirm that the registration number belongs to the development and phase you are considering.
- Land and approvals: title, sanctioned plans, layout approvals and other relevant approval documents available for independent review. Note what is available and what still needs clarification.
- Apartment and project promises: specifications and amenities documented in official records and sale documents. Distinguish written commitments from marketing descriptions or verbal assurances.
- Cost and payments: complete written itemization, payment dates and payment triggers. Compare the written totals and schedules rather than only the initial booking amount.
- Possession and default: contractual possession date and the terms for delay or default by either side. Check the agreement and compare it with the stated project timeline.
This side-by-side approach helps reveal where one offer has clearer records or contract terms than another. It does not replace checking whether a document is legally sufficient, or determining which state rules apply. For an actual purchase, the state portal and project documents—not a general checklist—determine which records and rules apply. A local property lawyer can review title and the agreement, identify inconsistencies and explain the legal consequences of the terms before you pay or sign.
Frequently Asked Questions
Should I rely on the RERA registration number in the brochure?
No. Check the number on the relevant state RERA portal and confirm that the record matches the project, location and phase you are considering. Bihar RERA specifically advises buyers to verify project details through its portal.
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Repair common Windows errors and clear accumulated junk for a smoother, more stable PC - no reinstall needed.Free scan · no reinstallWhat documents should I ask for before booking an apartment in an under-construction project?
Ask to review the land-title deeds or equivalent records, sanctioned plans, layout approvals, approved specifications and relevant approvals from competent authorities. Which approvals apply depends on the state and project, so have a qualified local professional assess the records.
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Can the promoter take more than 10% before the agreement for sale is registered?
Kerala RERA’s allottee guidance reproduces the statutory rule that a promoter shall not accept more than 10% of the apartment, plot or building cost as an advance or application fee before first entering into and registering a written agreement for sale. Check current local requirements and get advice for your transaction.
What should I compare when choosing between two new projects?
Compare the exact RERA project or phase record, title and approval documents available for review, documented specifications and amenities, total written cost and payment schedule, and contractual possession and default terms.
Is the advertised apartment price necessarily the full amount I will pay?
Not necessarily. Request a written itemization of the price and every charge the promoter says applies, including when each is due. The reviewed guidance does not establish one complete charge list for every Indian state and project.
What should I do if the possession date in the agreement differs from the project timeline?
Ask the promoter to explain the difference in writing, identify the contractual possession date and review the agreement’s delay and default clauses. A local property lawyer can explain how the terms and applicable state procedure affect your situation.
The Bottom Line
Before booking, verify the exact project and phase on the applicable state RERA portal, request the title and approval records, match the apartment and its written specifications to the project information, and reconcile the itemized cost, payment schedule and possession terms with the agreement for sale. Put material promises in writing and have a local property lawyer review unclear title or contract terms. Indian state rules and project circumstances vary, so treat the checklist as a starting point—not a substitute for checking the records and requirements that apply to your purchase.
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