RERA and project approvals: a verification checklist

RERA registration is specific, not generic

The Real Estate (Regulation and Development) Act, 2016 requires registration of projects to which section 3 applies before advertising, marketing, booking, selling or offering for sale. The Act contains exclusions and state rules govern procedure. Verify the exact phase, promoter and registration number on the relevant state or union-territory RERA portal.

A RERA entry is an important disclosure record. It is not a guarantee of title, construction quality, future value or completion, and it does not replace other permissions required by planning, environmental, fire or utility authorities.

Ten checks on the official portal

• 1. Search by registration number first; then cross-check project name, promoter name and location.
• 2. Match the registered phase and land identifiers, not only the umbrella development name.
• 3. Record registration status, certificate, issue date, declared completion date and any extension or revocation shown.
• 4. Compare promoter legal name and contact details with the agreement and payment account.
• 5. Compare sanctioned plan, layout, number/type of units, buildings and project boundaries with what is offered.
• 6. Review uploaded title report, encumbrance disclosure and landowner/development arrangements; commission independent title review.
• 7. Inspect approvals uploaded by the promoter and note issuing authority, reference, scope, conditions and validity.
• 8. Read quarterly updates for construction progress, bookings, approvals and completion changes; note stale or inconsistent entries.
• 9. Search the authority’s orders/complaints section for the project and promoter where the portal provides it.
• 10. Save a dated evidence pack: page/PDF, URL, certificate, relevant uploads and notes of discrepancies.

Approval-by-approval match

For every claimed approval, identify the issuing authority and verify the underlying signed order or approved drawing. Match entity, survey numbers, phase, use, built area, conditions, validity and revisions. “Submitted”, “recommended”, “NOC requested” and “approved” are different statuses.

Depending on location and proposal, the set may include land-use/planning permission, layout/development permission, building permit, environmental clearance, fire approval, airport/height clearance, water/sewerage arrangements, completion certificate and occupancy certificate. Applicability must be determined for the specific project.

Before payment or signature

• Re-run portal checks immediately before the transaction; compare the agreement for sale with the registered disclosures and applicable prescribed form.
• Use traceable payments to the correctly identified entity/account and retain receipts. Do not rely on a QR code or copied certificate without portal verification.
• Have an independent lawyer review title, contract, approvals and material deviations; use an independent engineer where construction or measurement matters.
• Put unresolved differences in writing and obtain documentary answers. Walk away from pressure to treat promised future approval as current approval.