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Before you pay a booking amount or sign for an under-construction home in India, verify the exact project and phase on the applicable state or Union territory RERA portal, match the sanctioned plans and building approval to the tower and apartment being offered, reconcile the portal’s declared completion date with the agreement for sale, and confirm which completion or occupancy certificate covers the building. A registration number is only the starting point: the documents must describe the same promoter, phase, tower, location and unit.
Start with the exact RERA record, not a number in a brochure
Use the official RERA portal for the state or Union territory where the property is located. Search by the project name and promoter, then check the location, phase, building or tower and the unit type. A large development may have separate registrations for different phases or buildings; the record for one phase does not automatically prove anything about another.
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Save a dated copy or download of the record and its latest updates. Check all of the following before treating the registration as relevant to your purchase:
- Promoter’s legal name and the name used in the sale documents.
- Project name, postal location and survey or plot identifiers where shown.
- Registration number, current status and validity.
- Declared completion date for the project or the particular phase.
- Buildings, towers, floors and apartment categories included in the filing.
- Sanctioned plans, approvals, specifications and other documents uploaded by the promoter.
- Dates and substance of the latest project updates, rather than only the original launch material.
The central government’s RERA framework permits advertising after a project is registered, but registration is a disclosure and regulatory requirement, not a guarantee that every apartment-level approval has been issued or that construction will finish on the advertised date. Treat the portal as the authoritative starting record and test every sales claim against the underlying documents.
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Check whether the project should be registered at all
An empty search result needs an explanation. It might indicate a different spelling, a separate phase, a filing under the promoter’s legal name, an exemption, or a problem. Registration duties and exemptions are applied through the Act, state rules and the relevant authority’s practice.
For example, Goa RERA’s summary of the Real Estate (Regulation and Development) Act, 2016 lists an exemption for a project whose proposed land area does not exceed 500 square metres, subject to the Act’s other conditions. The same summary lists a project with eight apartments, inclusive of all phases, as another exemption condition, again subject to the other statutory requirements. Those figures are not a universal permission to sell without registration: they are thresholds summarized by one state authority. Ask the applicable state RERA or planning authority which rule applies to the property and obtain the exemption basis in writing.
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Do not rely on a broker’s statement that “small projects do not need RERA.” Confirm the state, the project’s total land area and apartment count across phases, and whether any other statutory condition removes the exemption.
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Match the sanctioned plans to the apartment you are buying
A project-level registration can coexist with an approval gap for a particular building. Request the sanctioned layout and the building approval that covers the exact tower, floor and apartment. Compare those documents with the plans filed on the RERA portal and with the draft agreement for sale.
Documents to request
- Sanctioned layout plan showing the project’s buildings, access, open areas and amenities.
- Building plan or building approval for the tower containing your apartment.
- Floor plan and unit schedule identifying the apartment number, carpet area and permitted use.
- Specifications approved by the competent authority, including promised common facilities where they are part of the approval.
- Title-deed copies and other title documents available to an allottee.
- Any commencement, planning or infrastructure permissions the local authority requires for that phase.
MahaRERA’s additional FAQ says the IOD/building-plan approval for the building containing the apartment is necessary for registering the apartment transaction and refers to that approval as Annexure D in its model agreement for sale. That is Maharashtra-specific guidance. In another state, use that state RERA’s model agreement and the requirements of the local competent authority rather than importing Maharashtra terminology.
Use a document-to-unit comparison
| What you are checking | Compare it against | Warning sign |
|---|---|---|
| Project and phase identity | RERA record, agreement, promoter’s title documents | Names, survey numbers or phase descriptions do not match |
| Tower and floor | Sanctioned building plan, floor plan and allotment letter | The tower is absent from the approval or appears in a different phase |
| Apartment area and use | Approved plan, agreement and price schedule | Marketing area or proposed use differs from the sanctioned plan |
| Amenities and common areas | Sanctioned layout, specifications and agreement schedules | A promised facility is not shown or is described as optional without a clear term |
| Title and development rights | Title deeds, development agreement and RERA disclosures | The party signing the sale agreement cannot explain its authority over the land |
Kerala RERA’s allottee guidance identifies access to sanctioned plans, layout approvals, competent-authority specifications and title-deed copies among the information an allottee has the right to obtain. If a promoter refuses to provide a document that the authority says an allottee may obtain, record the refusal and seek a written explanation before committing money.
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Read the agreement for sale as the possession timetable
The possession promise that matters is the written term in the agreement for sale, including its conditions and extension clauses. Find the exact date or time period, the definition of completion, the procedure for offering possession, and any force-majeure or authority-delay wording. Compare that term with the completion date declared in the RERA record and with dated updates on the portal.
Reconcile three dates
- RERA declared date: note the completion date for the relevant project or phase as displayed on the official record.
- Contractual date: copy the possession date and every condition from the draft or signed agreement for sale.
- Current status date: review dated official updates and approvals to see whether the project’s reported progress is consistent with either commitment.
Rajasthan RERA’s FAQ explains that, when applying for registration, the promoter gives an undertaking of the period in which the project or phase will be completed. MahaRERA also advises promoters to keep project information current under section 11. A mismatch is not automatically proof of breach, but it is a reason to stop and obtain a written reconciliation before signing.
Ask the promoter to state in writing which date governs, why the dates differ and whether the proposed agreement changes the declared phase or scope. Keep the email, letter or revised draft. A verbal estimate from a sales representative is not a substitute for a clear contractual term.
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Compare projects without pretending to predict construction
| Comparison axis | What to record | What it can and cannot tell you |
|---|---|---|
| Registration and phase match | Status, validity, promoter, phase and tower | Shows whether the offered home is in the official record; it does not guarantee delivery |
| Apartment-level approval | Building approval and sanctioned plans covering the unit | Shows document coverage for the home; it does not certify construction quality |
| RERA-to-contract gap | Difference between declared and contractual dates | Highlights a discrepancy to resolve; it does not establish the reason |
| Update quality | Frequency, dates and substance of official updates | Shows disclosure history; it is not an independent progress inspection |
| Certificate status | Certificate type, issuing authority, building or phase scope | Shows whether the relevant authority has issued a completion or occupancy document |
Know the difference between completion and occupancy certificates
Completion and occupancy certificates are related but not interchangeable. Ask for the certificate issued by the competent local authority for the actual building or phase, and check that its scope includes the apartment you are buying.
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Completion certificate
Rajasthan RERA’s General FAQ defines it this way: “Completion certificate relates to the completion of the entire project certifying that the project has been developed according to the sanctioned plan, layout plan and sections, as approved by the competent authority.” It is therefore concerned with development conforming to approved plans.
Occupancy certificate
The same FAQ describes an occupancy certificate as relating to permission to occupy an apartment or building with civic infrastructure such as water, sanitation and electricity, and to the space being habitable. The exact name, issuing office and prerequisites can vary locally.
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Do not accept a certificate for a neighboring tower as proof for your building. Check the building or phase number, issue date, conditions and whether the document covers the unit or only a portion of the development. If the promoter supplies a letter rather than the authority’s certificate, ask the issuing authority to confirm its authenticity and scope.
Investigate conflicts before paying or signing
When records disagree, build a written file rather than relying on a presentation or phone call. Keep the RERA registration page, every dated update, approval drawings, title documents, the draft agreement and all correspondence in one folder.
- Mark the conflicting item precisely: date, tower, area, approval number, certificate scope or promoter identity.
- Ask the promoter to identify the governing document and provide the competent authority’s approval for any change.
- Check whether the change is reflected in a revised RERA filing, sanctioned plan or agreement schedule.
- Do not sign a document that leaves the conflict unresolved or gives the promoter an unrestricted right to alter the essential bargain.
- Have an independent property lawyer review title, approvals and the agreement before making a non-refundable payment.
The appropriate remedy depends on the state, facts and contract. Kerala RERA’s guidance summarizes circumstances in which an allottee may seek interest or a refund with interest for failure to deliver, but that state explanation is not a guaranteed result in every jurisdiction or case. Use the underlying documents when seeking advice from the relevant RERA authority or court.
A practical pre-signing checklist
- Identify the correct state or Union territory RERA portal and search the project under all known names.
- Confirm promoter, location, phase, tower and apartment details match the offer.
- Record registration status, validity, declared completion date and latest update date.
- Determine whether an exemption applies and obtain the applicable authority’s basis.
- Obtain sanctioned layout, building approval, floor plan, specifications and title-deed copies.
- Verify that the approval covers the exact building, floor and apartment.
- Compare the RERA date with the agreement’s possession date and extension conditions.
- Require every explanation of a discrepancy in writing.
- For a near-complete property, verify the completion or occupancy certificate for the actual building or phase.
- Save dated copies of every record and obtain an independent legal review before signing.
What these checks can establish—and what they cannot
They can establish whether the offering corresponds to an official project record, whether the relevant approvals and plans have been disclosed, how the written possession promise compares with the declared timeline, and whether the competent authority has issued a certificate for the building or phase. They cannot guarantee construction quality, uninterrupted financing, future market value or delivery on a date that has not been made contractually enforceable.
RERA implementation, exemptions, approval names, certificate scope and remedies vary by state and local authority. Verify the live portal record and competent-authority documents immediately before the transaction; a record that was accurate when a brochure was printed may have been updated, extended or replaced.
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