How to Check a Project's RERA Registration in India

To check a project's RERA registration in India, get the RERA registration number from the builder's brochure, advert or agreement, then search it on your state's RERA website, such as MahaRERA for Maharashtra. Confirm the project name, promoter, phase, address and completion date match what you are being sold, and check the quarterly progress updates, approvals and any complaints. If the project should be registered and you cannot find it, do not pay a booking amount.

Recommended resource: for the full step-by-step method, Real Estate: Everything You Need to Know by Manthan Bhendkar (founder of Asendify) covers this in depth. PDF, £1450.00, instant download.

This is general information, not legal advice. Each state runs its own RERA portal and rules; check the official site for your state before you pay.

Why RERA registration matters

Under Section 3 of the Real Estate (Regulation and Development) Act, 2016, a promoter must register a project with the state RERA authority before advertising, marketing, booking or selling it. Small projects are exempt, where the land is not more than 500 square metres or the project has not more than eight apartments, and states can set lower limits. Each phase of a phased project needs its own registration.

Registration ties the builder to a declared completion date and plans. RERA also requires 70% of the money collected from buyers for a project to be kept in a separate bank account and used for that project's land and construction. Under Section 13, the builder cannot take more than 10% of the cost as an advance before a registered agreement for sale.

Step by step

1. Find the registration number. It should appear on adverts, brochures and the booking form. Each phase has its own number.
2. Open your state's RERA website. Every state and union territory has its own authority. For example, Maharashtra uses MahaRERA (maharera.maharashtra.gov.in). If you are unsure of the site, search for "[state name] RERA" and make sure the address is a government domain.
3. Search by registration number or project name. Open the project page.
4. Match the basics. Project and phase name, promoter's legal name, address and survey or plot number, number of buildings and units.
5. Check the dates. The proposed completion date, any revised dates and any extensions granted. Several extensions are a warning.
6. Read the documents. Approved plans, commencement certificate, title documents and the land ownership chain where uploaded.
7. Check quarterly progress. Builders must upload progress updates. Compare reported construction with what you see on site.
8. Check complaints and orders. Look for complaints, penalty orders or lapsed registration.
9. Check the separate account details listed for the project, and pay only into accounts named in your agreement.
10. Look up the promoter's other projects for delays and complaints.

Worked example (example numbers)

A flat in a new tower costs Rs 90,00,000. The builder asks for a Rs 15,00,000 "booking amount" today before signing an agreement.

• Section 13 limit before a registered agreement: 10% x 90,00,000 = Rs 9,00,000.
• Rs 15,00,000 is Rs 6,00,000 above that limit.

You search the RERA portal. The project shows "Phase 1" registered, but the tower you are buying is in "Phase 2", which is not listed. That means your unit may not be registered at all. You pause, ask for the Phase 2 number in writing and do not pay until it appears on the portal.

Red flags

• "RERA applied" or "RERA approval coming soon" while bookings are open.
• The registration number on the brochure belongs to a different phase or project.
• The completion date on the portal is later than the date the salesperson promised.
• Registration shown as lapsed or expired, or several extensions.
• No quarterly updates for a long time.
• Payment requested in cash or into an account not named in the agreement.
• More than 10% demanded before a registered agreement.

Common mistakes

• Checking that the builder is registered as a company, but not the specific project.
• Trusting a screenshot from the sales team instead of searching the portal yourself.
• Not checking carpet area. RERA requires sale by carpet area; compare the agreement with the portal plans.
• Ignoring complaints filed by earlier buyers.

The full due diligence section, plus the India buying process, costs and negotiation, is in Real Estate: Everything You Need to Know.

FAQ

Do resale flats need RERA registration?

RERA registration applies to projects being sold by the promoter. A resale of a completed flat by an owner is not registered separately, but check the original project's records and completion certificate.

Are agents also registered under RERA?

Yes. Real estate agents must register with the state authority. Ask for the agent's RERA number and check it on the same portal.

What can I do if a registered project is delayed?

You can file a complaint with the state RERA authority. Remedies can include interest for delay or a refund with interest, depending on the case.

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