Do these 3 things before closing this tab:
1Fix the driver behind crashes, sound loss and screen glitches2Clear out junk files and repair common Windows errors3Scan for outdated or missing drivers - takes under a minuteBefore paying for a new or under-construction home in India, verify six things independently: the project’s official state RERA record, the promoter’s delivery history, the land title and encumbrances, approvals for the exact phase and unit, construction and completion evidence, and the sale paperwork. RERA registration is an important public record, but it is not a guarantee of clear title, timely delivery or lawful construction.
What you are actually trying to verify
A builder’s brochure is a sales document. Your decision should instead be based on records that identify the legal project, the land, the permissions and the obligations the promoter has accepted. RERA is administered by separate authorities in each state and union territory, so portal fields, document names and approval routes differ by location.
As an Amazon Associate I earn from qualifying purchases.
The most useful starting point is the regulator’s own database for the state where the property sits. Himachal Pradesh Real Estate Regulatory Authority (HPRERA) puts the practical instruction plainly: “Please check the RERA registration no. of the project.” HPRERA FAQs
What’s actually slowing this PC down?
Pick the symptom - the matching free tool is one click away.
Use the record as a cross-check, not as a substitute for a property lawyer’s review. A registered project can still require closer examination of title, litigation, construction permissions, contractual terms and the certificate needed before possession.
#1 Best Overall
1. Find the exact project on the official RERA portal
Search by registration number and project name
Open the official RERA website for the state in which the project is located. Search using the registration number supplied by the promoter and then repeat the search by project name. Check that the portal record matches the sales material and draft agreement on all of the following:
- Promoter’s full legal name, including the correct company, partnership or landowner entity.
- Site address, district, survey or plot identifiers and the local authority.
- Project name and the phase, tower or building being offered.
- Declared completion date and the date on which the registration was issued.
- Current status, such as active, extended, lapsed, revoked or subject to a status notice.
Large developments are often divided into separately registered phases or towers. A registration number for one phase does not automatically cover another. Match the unit, building and amenities in the offer to the project scope shown in the record.
Read the newest update, not only the brochure
State portals commonly publish promoter details, project particulars, financial information, quarterly updates and approvals, although the fields vary. HPRERA describes these disclosures and directs prospective buyers to earlier projects in the promoter’s record. Review the latest update and note whether the declared schedule has changed, whether extensions were granted and whether progress information is missing or stale. Maharashtra’s official Project Updates page illustrates the kind of regulator update area buyers should locate on their own state portal.
Save the record you relied on
Download or print the registration page, approved documents and latest updates at the time you investigate. Portals can change as promoters file revisions. Record the access date and the exact phase or tower covered, so you can show which version informed your decision.
2. Examine the builder’s disclosed track record
Compare promised dates with actual evidence
Use the promoter’s previous-project disclosures on the RERA portal. For each comparable development, write down the original declared completion date, later extensions, update dates and any available completion or occupancy record. A pattern of revised schedules or absent updates warrants questions, but a delay in one project does not prove that another will fail. Investigate the underlying documents and the reasons given.
Rank #2
Look for authority orders, complaints and judgments
Where the regulator publishes complaints, judgments or orders, search the promoter and the relevant project. Read the operative portion and the facts: an order may concern a narrow contractual issue, a particular allottee or a phase that is different from the one you are considering. Treat it as a reason to understand the record, not as automatic proof of misconduct across every project. HPRERA links public project search and authority judgments and orders through its FAQ.
Use resident conversations as an additional, not official, check
If practical, visit completed developments by the same promoter. Ask residents or association representatives about handover, water and power connections, common-area delivery, defects and maintenance arrangements. These conversations are anecdotal and may be incomplete; they cannot replace RERA filings, authority certificates or title due diligence. Use them to identify questions that the formal records should answer.
Quick wins for a faster PC:
Repair Windows errors before they cause bigger problemsFix Now →Fix the driver behind crashes, sound loss and screen glitchesFind Drivers →Clear out junk files and repair common Windows errorsFree Scan →3. Investigate title, ownership and encumbrances separately
Request documents for the actual parcel
Ask for the title documents and title-search material covering the land on which the offered phase will stand. Match the survey or plot numbers, boundaries and owner names to the RERA filing and sanctioned layout. Establish whether the promoter owns the land, has a development agreement with a landowner, holds a lease, or is using another joint-development arrangement. The contracting entity should have authority to sell the interest being offered.
Check loans, liens and litigation
Obtain the disclosed encumbrance information and ask specifically about mortgages, charges, liens, acquisition notices, easements and pending litigation. An encumbrance can affect how a transfer is completed even when a project is registered. U.P. RERA’s project-registration manual lists a title-search report and an advocate’s certificate addressing matters such as loans, liens and litigation. That manual describes the Uttar Pradesh registration process; it is not a statement that the same form or procedure applies identically throughout India. U.P. RERA User Manual on Project Registration
Use an independent property lawyer
Have a lawyer who does not represent the promoter review the chain of title, land records, development or lease agreements, powers of attorney, encumbrance records and litigation searches. A portal disclosure is a starting point for scrutiny, not a certificate that the title is defect-free. Ask the lawyer to identify missing links, conditions on transfer and the documents needed before registration of your unit.
4. Match approvals to the phase, building and unit
Compare sanctioned plans with what is being sold
Obtain the competent authority’s sanctioned layout and building plans, plus the applicable commencement or construction permission. Compare the approved documents with the model, floor plan and written offer:
- Is the tower or building named in the approval the same one in your allotment?
- Does the approved floor and unit configuration match the carpet area, balcony, parking and service areas described?
- Are promised roads, clubhouses, parks, utilities and other amenities inside the approved layout and the registered project scope?
- Does the approval cover the current phase, or only an earlier portion of the development?
RERA’s framework requires development according to sanctioned plans and limits changes after disclosure, subject to the applicable Act and state rules. HPRERA summarises these restrictions in its official FAQ. For a proposed alteration or dispute, rely on the current statute, state rules and legal advice rather than a sales explanation.
Identify location-specific clearances
Ask the promoter for a list of approvals that apply to this site and project type, then verify uncertain documents with the issuing authority. Depending on location and characteristics, further permissions may include environmental, fire-safety or Airports Authority clearances. The U.P. registration manual gives these as examples, not as a universal checklist for every Indian project. U.P. RERA User Manual
Check the approval number, issuing authority, date, validity and the land or building covered. A permission for a different survey number, an earlier phase or a smaller building does not establish approval for your unit.
5. Track construction and verify completion evidence
For an ongoing project, test the progress claims
Compare the latest quarterly update with the declared schedule, sanctioned plans and the physical condition visible on site. Record whether structural work, services, roads and common facilities are progressing in the sequence promised. U.P. RERA’s manual describes physical and financial quarterly targets and architect, engineer and chartered-accountant certificates within its registration workflow. This is an example of the documentation a state portal may expose, not a guarantee that every authority uses identical fields. U.P. RERA User Manual
When an update is late, inconsistent or silent about a material change, ask for the underlying approval, revised schedule and explanation in writing. Keep payment decisions tied to the agreement and applicable law rather than to informal assurances.
Before possession, require the right certificate
For a completed property, request the occupancy or completion certificate issued by the competent authority and verify it independently. Confirm that it covers the actual building and phase, not merely the overall land parcel or a different tower. A proposed future certificate, an application receipt or a promise that it will arrive after handover is not an issued certificate.
The U.P. manual lists formats for post-construction occupancy and completion certificates that confirm habitability or legal compliance. The precise certificate and issuing body depend on local law, so ask the authority what document is required for lawful occupation in that jurisdiction. U.P. RERA User Manual
6. Read the booking and sale agreement before paying
Reconcile every promise
Compare the allotment letter, draft agreement for sale, payment schedule, specifications, possession date, compensation clauses, cancellation terms and parking description with the RERA record and sanctioned plans. Require missing annexures and written clarification of any mismatch before signing. The entity receiving your money should be the entity identified in the registration and agreement, or the legal relationship should be explained and documented.
The Tool Desk
Outbyte PC Repair FREEClear out junk files and repair common Windows errorsFree Scan →Outbyte Driver Updater FREEFix the driver behind crashes, sound loss and screen glitchesFind Drivers →Understand the advance-payment limit
HPRERA’s 2026 FAQ, accessed in 2026, says its summary of Section 13 bars a promoter from taking more than 10% of the property cost as an advance or application fee before a written agreement for sale is entered into and registered. Treat this as a state authority’s summary attributed to the Act; check the current central law, state rules and your transaction-specific advice before making payment. HPRERA FAQs
Understand the separate project account disclosure
The same HPRERA FAQ says 70% of amounts received from allottees must be deposited in an earmarked separate project account for land and construction costs, with withdrawals tied to completion. This is a legal figure, not a promise of project profitability or timely delivery. Ask how the promoter’s filings demonstrate compliance, while remembering that the account rule does not cure defective title or missing approvals. HPRERA FAQs
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.How to compare two projects without relying on reputation
Build a side-by-side file for every genuine alternative. Compare the same phase and unit type, not a completed tower in one project with an unapproved future phase in another.
| Comparison area | Evidence to record | Question to resolve |
|---|---|---|
| Identity and coverage | State registration, promoter, site, phase, tower and unit | Does the registration actually cover the home being offered? |
| Status and timing | Current status, declared completion date, updates, extensions and observed progress | Is the schedule supported by recent filings and site evidence? |
| Promoter record | Prior projects, official orders, complaints or judgments where published | What does the underlying record say, and is it relevant to this phase? |
| Land position | Title chain, ownership, encumbrances and litigation for the parcel | Can an independent lawyer trace the right to develop and sell? |
| Approvals | Sanctioned plans, commencement permission and applicable local clearances | Do the approvals match the building, unit and promised amenities? |
| Contract and completion | Agreement terms, specifications and issued occupancy or completion evidence | What are your enforceable obligations, and is the building legally ready for possession? |
Do not create a universal score from the number of documents visible on a portal, and do not treat a familiar promoter name as proof that a particular phase has every approval.
Free tools Windows power users keep installed
One-click scans. No signup required.
Red flags that require a pause
- The promoter will not provide a registration number or gives one for another phase or tower.
- The portal status, declared completion date or promoter identity conflicts with the sales material.
- Quarterly updates are missing, old or inconsistent with visible construction.
- Title papers omit the survey numbers, landowners, development agreement or encumbrance position.
- Plans show a different building, unit configuration or amenity package from the offer.
- A salesperson demands more than the applicable advance limit before a registered agreement.
- Possession is proposed without an independently verified occupancy or completion certificate.
For any of these conditions, stop the payment or signing step until the discrepancy is resolved in writing and reviewed by an independent professional. If the promoter cannot establish the document’s authenticity or scope, treat the approval as unverified rather than assuming it is valid.
A practical document-and-decision sequence
- Open the official state RERA portal and save the exact project and phase record.
- Download the promoter’s prior-project disclosures, latest updates and any published orders relevant to your comparison.
- Request title, encumbrance, ownership and development-right documents for the actual land parcel.
- Obtain sanctioned plans, commencement permission and the list of additional local clearances.
- Compare the documents with the proposed unit, specifications, amenities and payment schedule.
- Have an independent property lawyer review title, approvals and the agreement for sale.
- Before possession, verify the competent authority’s certificate for the actual building or phase.
This sequence separates questions that are often incorrectly merged. RERA confirms that a project has been placed on a regulator’s register and supplies disclosures; it does not by itself answer whether the land title is clean, every construction permission is in force, the unit matches the sanctioned plan or the building may lawfully be occupied.
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.
