Step 1: Check the Official RERA Record
Open the RERA website for the state where the project stands. Search by the project name, builder name and RERA number. Make sure the website belongs to the government.
Check these points on the project page:
- The builder and project names match the offer.
- The address and land area are correct.
- The record covers the phase you want to buy in.
- The end date matches the promised date.
- The plans and approvals are uploaded.
- Any listed court cases or land charges are reviewed.
- The builder has filed the required updates.
RERA registration is a strong first check. It does not prove perfect title or promise that the work will finish on time.
Know the RERA Exemptions
allows some projects to remain exempt. At the central level, this can include land of no more than 500 square metres or no more than eight homes across all phases. A state may set a lower limit.
Some projects with an older completion certificate may also be exempt. Repair work without new sales can fall outside the rule as well.
Ask for proof when a seller claims an exemption. Your lawyer should check whether the claim fits the state rules.
Step 2: Use Your Own Property Lawyer
Do not rely only on a legal report given by the builder or broker. Hire a lawyer who works for you and knows the local land system.
The lawyer may check:
- The registered sale deeds and title chain.
- The mother deed and older land papers.
- The encumbrance certificate for the right period.
- Land-use and conversion papers where needed.
- Tax receipts and mutation records.
- Joint deals, powers of attorney and release deeds.
- Court cases, family claims and state notices.
An encumbrance certificate is useful, but it is not a full title guarantee. It mainly shows registered deals for the period searched. Some court claims, errors or unregistered rights may not appear.
The lawyer should also check who will sign the sale deed. Extra care is needed when an heir, joint owner, company or power-of-attorney holder signs.
Step 3: Check the Approved Building Plan
Ask for the sanctioned plan and find the flat, tower, floor and parking space being sold. Compare that plan with the work at the site.
Required approvals depend on the state, city and size of the project. They may include land-use permission, building sanction, fire clearance and an environment approval.
For a ready home, ask for the completion and occupancy papers where required. Check that they cover the correct tower and phase.
Do not accept an unapproved floor or changed layout. A promise that approval will come later does not remove the risk.
Step 4: Read Every Contract
The booking form and agreement contain the terms that control the sale. Read them before making a large payment.
Under , a promoter cannot take more than 10 percent of the home's cost without first signing and registering an agreement for sale.
The agreement should state:
- The flat number, floor and carpet area.
- The total price and all extra charges.
- The payment plan and due dates.
- The handover date and any grace period.
- The remedy if the project is late.
- The refund and cancellation terms.
- The parking rights and shared features.
- The plans and work details promised to you.
Ask your lawyer to read the full agreement and all attached pages. A spoken promise may be hard to enforce when it is missing from the contract.
Step 5: Keep Payments on Record
Do not make an off-book cash payment, even for a discount. Pay only to the account named in the official demand letter and agreement.
Use a bank transfer or account-payee cheque. Keep the demand letter, bank proof, official receipt and tax invoice.
Scammers may send a late message with "new bank details." Call a known office number before paying into a changed account.
The requires the promoter to place 70 percent of buyer collections in a separate project account for land and building costs. This is the promoter's duty. The word "escrow" in a sales pitch does not prove that the rule is being followed.
Step 6: Treat Bank Approval as One More Check
A bank may review project papers before granting a home loan. Its review can reveal missing records or lending risks.
Bank approval is not a legal guarantee. The bank protects its own loan and may not check every point that matters to you. Approval may also cover only one project phase.
Do not take a loan you do not need only to get a legal review. Loans can involve fees, interest and more paperwork. Use your own lawyer whether you borrow or pay from savings.
If several major banks reject the project, ask for the reason. Treat it as a warning that needs more checks.
Step 7: Check the Builder and Visit the Site
Review the builder's company details, past work and delivery record. Search for RERA orders, court cases and insolvency cases linked to the firm.
A known brand gives you more public records to check. It does not remove the need to review the land, phase and agreement.
At the site, check:
- The address matches the RERA record.
- The boundary and access road are clear.
- The work matches the stated stage.
- No drain or power line creates an obvious concern.
- Water, power and road access appear practical.
- The real travel time suits your household.
Speak with people who live nearby. They may know about floods, road disputes, water shortages or factory noise.
