Buying a flat, plot or house in a new real estate project involves a large financial commitment. Before paying a booking amount, it is important to verify not only the property but also the builder, project approvals, registration details and legal status.
The Real Estate (Regulation and Development) Act, 2016, commonly known as RERA, was introduced to improve transparency in the real estate sector and protect homebuyers. For projects covered by RERA, promoters generally cannot advertise, market, book or sell the project without registration with the relevant Real Estate Regulatory Authority, subject to statutory exemptions.
Checking the project’s RERA registration is therefore one of the first steps a buyer should take.
What Is RERA Registration?
RERA registration is the registration of an eligible real estate project with the Real Estate Regulatory Authority of the concerned state or Union Territory.
The RERA framework covers projects involving apartments, plots and buildings, subject to its applicability and exemptions.
The Act generally requires registration before a promoter advertises, markets, books, sells or offers for sale a real estate project. Projects below the statutory threshold, certain completed projects and certain renovation or redevelopment projects may be exempt under Section 3.
If a project is being promoted as a RERA-registered project, buyers should verify its registration directly on the official RERA portal rather than relying only on the builder’s brochure or sales representative.
How to Check RERA Registration of a Project
The process can differ slightly between states because each state has its own RERA authority and portal.
Step 1: Find the Official State RERA Website
Search for the official RERA authority of the state where the property is located.
For example, if you are buying a project in Maharashtra, look for the Maharashtra RERA portal. For a project in Uttar Pradesh, use the Uttar Pradesh RERA portal.
Avoid relying on third-party property websites for the actual registration verification.
Step 2: Search for the Project
Most RERA portals provide a project-search facility.
You may be able to search using:
- Project name
- Promoter or builder name
- RERA registration number
- Location
- District
- Registration status
The exact search options vary from one state portal to another.
Step 3: Match the Project Name and Location
Once you find the project, compare the RERA record with the property being offered to you.
Check:
| Detail | What to Verify |
| Project name | Same name as the project being advertised |
| Promoter name | Matches the builder/company selling the property |
| Location | Correct city, district and project location |
| Registration number | Genuine RERA registration number |
| Project status | Registered/current status shown on portal |
| Proposed completion | Compare with builder’s promised timeline |
| Project phase | Make sure the unit belongs to the registered phase |
| Number of units | Compare with project information |
| Land details | Check available land/title information |
| Approvals | Review uploaded approvals and permissions |
A similar project name does not necessarily mean that you have found the correct project. Carefully compare the location, promoter and phase.
How to Check a Builder on RERA
RERA registration can also help you investigate the promoter’s disclosed information.
Under Section 4 of the RERA Act, the registration application includes information about the promoter’s enterprise and details of projects launched during the previous five years, including their status and certain litigation and land-related information.
Look for information such as:
- Promoter’s legal name
- Company or entity details
- Previous projects
- Status of previous projects
- Delayed projects
- Pending cases disclosed in the registration information
- Land details
- Project completion information
Check Previous Projects
If the builder has completed or launched several projects, compare the information available for those projects.
Look for patterns such as:
- Repeated delays
- Projects with significant changes
- Unfinished projects
- Multiple complaints or regulatory orders
- Differences between advertised and registered information
This does not by itself establish that a builder will have the same experience with every project, but it can identify issues that deserve further investigation.
Check the RERA Registration Number
Do not simply copy a RERA number from an advertisement and assume it is genuine.
Enter the number on the relevant official RERA portal and check whether the search result corresponds to:
- Correct project
- Correct promoter
- Correct location
- Correct phase
- Correct registration details
If the number does not appear on the official portal, ask the builder for clarification before making a payment.
Check Whether the Particular Phase Is Registered
Large developments are often divided into different phases.
This is an important point that buyers sometimes overlook.
The RERA Act provides that where a project is developed in phases, each phase is treated as a standalone real estate project and requires separate registration.
Therefore, do not assume that registration of Phase 1 automatically covers Phase 2 or another future phase.
Check the RERA registration of the specific phase in which your apartment or plot is located.
Check the Project’s Completion Date
One of the most useful details on a RERA project page is the registered completion timeline.
Compare it with what the salesperson tells you.
For example:
Salesperson says: Possession in December 2028
RERA information: Completion date shown as March 2029
This difference should be clarified before you sign the agreement.
Do not rely only on verbal promises. The documents and contractual terms should be examined carefully.
Check the Project’s Approved Plans
RERA registration information can contain important project documents and disclosures.
Depending on the project and applicable state requirements, examine information relating to:
- Sanctioned plans
- Layout plans
- Building plans
- Approvals
- Development permissions
- Project specifications
- Common areas
- Number of buildings or towers
- Proposed facilities
The RERA Act also requires promoters to adhere to sanctioned plans and project specifications, subject to the provisions and permitted changes under the Act.
Compare the Brochure With RERA Details
This is particularly useful.
Suppose the brochure promises:
- Clubhouse
- Swimming pool
- Park
- Parking
- Specific number of towers
- Particular apartment sizes
Compare these claims with the information available in the RERA records and the agreement for sale.
A marketing brochure should not be treated as the only source of information.
Check Land and Title Details
RERA verification should not replace title verification.
A buyer should also examine the land-related documents and ownership information available for the project.
Look for:
- Landowner details
- Development agreement, where applicable
- Title documents
- Encumbrances
- Legal ownership information
- Land area
- Survey or plot details
- Applicable development permissions
The RERA registration application requires various project and promoter disclosures, including land-related information and documents.
For an expensive property purchase, an independent property lawyer can conduct a separate title search.
Check Encumbrances and Existing Charges
Find out whether the land or project has any disclosed mortgage, charge or other encumbrance.
This is important because project financing arrangements can involve lenders and security interests.
Do not assume that RERA registration automatically means the property is free from every possible legal or financial issue.
Check the available RERA disclosures and conduct separate legal due diligence where required.
Check Complaints and Orders Against the Builder
Many state RERA portals provide information about complaints, orders or other proceedings.
Search for the builder’s name and project name where the portal provides these facilities.
You can look for issues involving:
- Delay in possession
- Refund disputes
- Construction issues
- Agreement disputes
- Promoter violations
- Regulatory directions
- Compensation claims
Read the actual order or official record instead of relying on a headline or social media post.
Check Whether the Project Is Actually RERA-Applicable
Not every property transaction automatically falls under RERA registration.
Under Section 3, the Act provides exemptions, including projects where the land area proposed to be developed does not exceed 500 square metres or the number of apartments proposed does not exceed eight, inclusive of all phases, subject to the statutory provision allowing the appropriate government to reduce these thresholds. Certain completed projects and specified renovation, repair or redevelopment projects are also covered by exemptions.
Therefore, if a builder says, “RERA registration is not required,” ask for the specific reason and verify the position under the applicable state rules and facts of the project.
Documents to Check Before Booking
RERA registration should be one part of a broader property due-diligence process.
| Document/Information | Why Check It |
| RERA registration certificate | Confirms project registration details |
| Project registration details | Identifies promoter, location and phase |
| Title documents | Helps verify land ownership |
| Encumbrance details | Helps identify disclosed charges or interests |
| Approved plans | Checks planned construction |
| Building permissions | Verifies relevant approvals |
| Project specifications | Helps compare promised and registered details |
| Agreement for sale | Defines contractual terms |
| Completion timeline | Helps assess possession commitment |
| Builder’s previous projects | Helps investigate project history |
| RERA complaints/orders | Identifies disclosed regulatory disputes |
| Payment schedule | Helps understand financial commitment |
How to Verify a Builder’s Claims
Do not depend on a single source.
Use a three-level verification process:
- Builder’s Information
Collect:
- Brochure
- Price sheet
- Payment plan
- RERA number
- Specifications
- Possession commitment
- Agreement draft
- Official RERA Records
Verify:
- Project registration
- Promoter details
- Project phase
- Completion date
- Approvals and disclosures
- Complaints/orders where available
- Independent Legal Verification
For a significant purchase, have a lawyer examine:
- Title
- Land records
- Encumbrances
- Development rights
- Agreements
- Approvals
- Sale agreement
This is important because RERA verification is not a substitute for complete property title due diligence.
What Are the Red Flags in RERA Verification?
Be careful if you find:
- RERA number cannot be verified
- Project name does not match the official record
- Builder name differs from the registered promoter without a clear explanation
- Apartment belongs to a different project phase
- Possession date differs significantly from the registered information
- Brochure contains facilities not reflected in relevant documents
- Important approvals or documents are missing
- Builder refuses to share the agreement for sale
- Salesperson pressures you to make immediate payment
- Material differences exist between official records and sales claims
A red flag does not automatically prove that a transaction is illegal or that the project will fail. It means the discrepancy should be investigated before proceeding.
Can a Builder Take Booking Amount Without an Agreement?
Section 13 of the RERA Act places restrictions on a promoter accepting more than 10% of the cost of an apartment, plot or building as an advance or application fee without first entering into a written agreement for sale and registering that agreement under the applicable law.
Therefore, buyers should understand the agreement and applicable payment requirements before making substantial payments.
What to Check in the Agreement for Sale
Before signing, compare the agreement with the RERA project information.
Pay attention to:
- Apartment number
- Carpet area
- Total consideration
- Payment schedule
- Possession date
- Specifications
- Parking
- Common areas
- Maintenance
- Cancellation terms
- Delay-related provisions
- Interest provisions
- Other charges
- Rights and obligations of both parties
Do not sign an agreement simply because the salesperson says it is a standard document.
What If the Builder Gives a Fake or Incorrect RERA Number?
First verify the number directly on the official state RERA portal.
If the number belongs to another project or promoter, ask the builder for a written explanation.
Do not make a substantial payment until the discrepancy has been properly clarified.
If you believe there is a violation of RERA provisions, the relevant State RERA Authority provides a regulatory and complaint mechanism under the Act and applicable state rules.
Can You File a RERA Complaint Against a Builder?
The RERA framework provides mechanisms through which an aggrieved person can raise complaints regarding violations of the Act, rules or regulations, subject to the applicable jurisdiction and procedure.
The exact complaint process, forms and fees are governed by the relevant state’s RERA rules and portal.
Before filing, collect:
- Agreement for sale
- Payment receipts
- Allotment letter
- RERA project details
- Correspondence with builder
- Relevant advertisements
- Bank statements
- Possession-related communication
- Other supporting documents
RERA Verification Checklist for Homebuyers
Before paying a major booking amount, check:
- Official State RERA website identified
- Project searched on the official portal
- RERA registration number verified
- Promoter name matched
- Project address matched
- Correct project phase verified
- Registration status checked
- Completion date checked
- Project plans and approvals reviewed
- Land/title information checked
- Encumbrance information reviewed
- Previous projects investigated
- Complaints/orders checked where available
- Brochure compared with official information
- Agreement for sale reviewed
- Independent legal verification considered
Final Takeaway
Checking RERA registration is an important step before buying a new flat, plot or house, but it should not be the only verification you perform.
Start by checking the project on the official RERA portal, verify the registration number, promoter, location, phase and completion details, and then compare the official information with the builder’s advertisements and agreement.
Also remember that RERA registration does not replace title verification, approval checks or independent legal due diligence. For a high-value property purchase, checking the complete legal and financial history of the property before making a major payment can help you identify discrepancies at an early stage.
FAQs
How can I check whether a project is RERA registered?
Go to the official RERA portal of the state or Union Territory where the project is located and search using the project name, promoter name or RERA registration number.
Is RERA registration mandatory for every property?
No. Section 3 contains specific exemptions, including certain small projects, projects that had received completion certificates before the Act commenced and specified renovation or redevelopment projects. State-specific rules and facts also need to be considered.
Can I trust a builder if the project has a RERA number?
RERA registration is an important verification point, but it should not be treated as a complete guarantee about title, construction quality, delivery or every aspect of the transaction. Buyers should conduct broader legal and financial due diligence.
Should I check the builder or only the project?
Check both. The project’s RERA record provides project-specific information, while the promoter’s disclosed history can provide useful information about previous projects and their status.
Is RERA registration enough before buying a flat?
No. You should also check title documents, approvals, encumbrances, sanctioned plans, agreement terms, payment obligations and other property-specific records.
What should I do if the builder’s brochure and RERA details are different?
Ask the builder for a written explanation and verify the relevant documents. Do not rely solely on verbal assurances when there is a material difference between marketing information and official records.