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Do not pay a booking amount until you have matched the exact project phase, tower, site address and promoter’s legal entity on the correct state RERA portal; checked the title and approvals; compared the public project record with the sales promises; and had the proposed agreement reviewed independently. Under Section 13 of the Real Estate (Regulation and Development) Act, 2016 (RERA), a promoter cannot take more than 10% of the apartment, plot or building cost as an advance or application fee before executing and registering a written agreement for sale.
Use the workflow below to verify what is being sold, who is legally selling it, whether the project can lawfully proceed, and what your payment and cancellation rights will be. Keep a dated copy of every advertisement, document, message and receipt.
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What to verify before you pay anything
A builder’s brand name, model flat and sales presentation do not establish that a project is legally ready for booking. Your checks should identify four things: the legal promoter, the precise RERA-registered project, the land and construction permissions, and the contract governing your money.
- Legal identity: the promoter entity named in the registration, such as a company, limited liability partnership, partnership or individual, together with its directors or partners.
- Project identity: the registered project name, phase, tower or building, survey or plot details, site address and the unit being offered.
- Permission status: title documents, sanctioned plans, layout approvals, commencement permissions and other approvals required by the local authority.
- Commercial terms: the all-in price, payment schedule, possession date, cancellation and refund terms, and the written agreement for sale.
If any of those identities do not line up, pause the payment. A registration for one phase does not automatically cover another phase, a different tower or a later expansion.
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Step 1: Use the correct state RERA portal
RERA is administered through state and union-territory authorities. Start with the portal for the state where the property is located, not a search result, broker document or screenshot supplied by the sales office. Search using all three identifiers available to you: the exact project name, the promoter’s legal name and the registration number.
Match the portal result to the unit being offered
Open the registration record and compare it line by line with the booking proposal:
- registered project and phase name;
- promoter’s full legal name and entity type;
- site address, survey numbers or other land identifiers;
- tower, building or development component;
- declared number and type of units;
- declared completion date and any revised date;
- registration validity, extensions or other status entries.
A sales team may use a shorter marketing name while the portal uses a legal or phase-specific name. Ask for a written explanation and documentary link between the two names before treating them as the same project.
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State portals can publish substantially more than a registration certificate. Goa RERA says registered-project information includes sanctioned plans, layouts, specifications and stage-wise completion schedules. The Himachal Pradesh RERA public-project guidance describes promoter, project, financial, quarterly and approval information. Kerala RERA identifies title deeds, sanctioned plans, layout approvals and specifications among information an allottee may obtain.
Download the record rather than relying on an on-screen summary. Save the certificate, approvals, plans, quarterly updates, extension orders, financial disclosures and the date on which you retrieved them. Portals can be updated after a sales conversation, so a dated copy protects you from later confusion.
Step 2: Verify the promoter behind the brand
RERA registration belongs to a legal promoter, not to a logo or marketing group. Record the entity name exactly as it appears on the portal and compare it with the proposed agreement, demand letter, bank details and receipt. A mismatch is a stop-and-clarify issue, not a clerical detail.
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Check the promoter’s record
Review the promoter’s other projects listed by the authority and the status of those registrations. Himachal Pradesh RERA expressly advises checking a promoter’s projects over the past five years. Look for:
- completed, ongoing, lapsed or withdrawn registrations;
- approved extensions and the reasons stated for them;
- complaints, adjudicating orders or authority directions;
- differences between declared and actual completion dates;
- recurring changes to the entity responsible for delivery.
Past delivery is not a guarantee, but it can expose a pattern of delay, repeated extensions or unresolved disputes. Ask the promoter to explain adverse entries in writing and retain the explanation with your file.
Confirm who can sign and receive money
The person negotiating with you may be a channel partner, marketing agent or employee. The contract and payment instructions should identify the promoter entity that is legally responsible. Before transferring funds, verify that the bank account and receipt are issued in the name authorized by the promoter and agreement. Do not rely on a personal account, an unacknowledged cash request or an instruction that differs from the written offer.
Step 3: Inspect title, land rights and encumbrances
RERA registration is not a substitute for a title investigation. Ask for the title deeds or equivalent land documents available through the portal and from the promoter. The objective is to establish that the promoter has a lawful right to develop and sell the land and that the promised unit can be conveyed.
Documents to request
- current title deed and the chain of prior ownership documents;
- development agreement, joint-development agreement, power of attorney or other document where the promoter is not the landowner;
- land-conversion or change-of-use permission where applicable;
- encumbrance information, including mortgages, charges, acquisitions or litigation disclosed in the available records;
- survey, plot and boundary details matching the sanctioned plan and the agreement.
Document names and public availability differ by state and project. If a document is missing, ask the competent local authority or RERA authority what is required in that jurisdiction. Have an independent property lawyer examine the chain of title, authority to develop, encumbrances and the proposed conveyance. A lender’s approval or a lawyer on the builder’s panel is not a substitute for advice to you.
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One free scan finds every outdated or missing driver and matches the right update for your exact hardware.Free scan · exact hardware matchStep 4: Check approvals against the plan being marketed
Ask for the sanctioned building plan, sanctioned layout, specifications and the permissions required for the project’s location and stage. The plan you see in a brochure must be the plan that was approved, not an aspirational version of a future phase.
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Compare the sanctioned and marketed features
Make a side-by-side list of every material promise:
- tower and floor count;
- unit area and the way carpet, built-up or saleable area is described;
- balconies, terraces, parking and storage;
- clubhouse, pool, roads, utilities, open spaces and other common facilities;
- construction specifications, brands or performance standards stated in writing;
- handover sequence and the date on which each promised facility is expected.
Circle anything shown in marketing material but absent from the sanctioned documents or registration record. Ask whether it belongs to a later phase, requires an approval still pending, or is merely an optional feature. Do not treat a verbal assurance as a correction; require a revised document or a written commitment that can be enforced.
Understand approval gaps
The exact approval set varies with state law, municipal rules, land use and the project’s stage. A commencement permission may not be the same as an occupancy or completion certificate. An environmental, fire, utility, airport, coastal or other clearance may apply in a particular location. Do not infer that one certificate covers every permission. Ask the competent authority and your lawyer to identify the approvals required for this site and stage and to explain any item marked pending, conditional or expired.
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Step 5: Read progress, completion and financial disclosures
RERA public information is designed to let buyers compare what has been promised with what is actually progressing. Review quarterly updates, construction photographs or certifications published by the authority, the declared completion date, extensions and financial disclosures.
Test the possession promise
Write down the possession date in the advertisement, the booking form, the draft agreement and the RERA record. If the dates differ, ask which date is contractual and why. An extension recorded by the authority should not be silently presented as the original commitment. Check whether the extension applies to your phase and tower rather than to a different part of the development.
Understand the separate-account protection
The central RERA framework requires 70% of amounts realized from homebuyers to be deposited in a separate account for the land cost and project construction. The Press Information Bureau reiterated this requirement in 2026. It is a project-fund safeguard, not proof that a particular project is financially healthy or that delivery is guaranteed. Review the project’s disclosed financial information and ask your lawyer how the account and certification provisions apply to the transaction.
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Step 6: Preserve and test every sales claim
Save the advertisement, brochure, price sheet, model-flat specification, email, text message and presentation used to persuade you. Include the date, the salesperson’s name and the version of the document. The Ministry of Housing and Urban Affairs’ RERA FAQ, answer 49, states that the promoter is responsible for the veracity of information in the advertisement and prospectus.
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Prepare a written query for each difference between the sales material and the public record. Examples include a larger area than the sanctioned plan, a facility shown outside the registered phase, a possession date earlier than the portal record, or a discount that appears only in a chat message. Ask for a written answer from the promoter entity, not just a phone call from an agent. If the answer changes the unit, price, approval status or delivery promise, obtain a corrected document and have it reviewed before paying.
Step 7: Apply the 10% pre-agreement rule
Section 13 of RERA prohibits a promoter from accepting more than 10% of the apartment, plot or building cost as an advance or application fee unless a written agreement for sale has first been executed and registered. The Ministry FAQ, answer 50, uses the same rule. State RERA guidance repeats it.
Calculate the limit correctly
Use the stated cost of the apartment, plot or building for the calculation, and ask the promoter to show how the amount was computed. Keep the calculation, demand letter and receipt together. A request described as a “token,” “expression of interest,” “pre-launch amount,” “refundable application,” “security” or “service fee” should not be assumed to fall outside the rule merely because it has a different label.
Do not confuse 10% with a risk-free booking
The 10% ceiling limits the amount that can be taken before the registered agreement for sale; it does not decide whether your booking is refundable, whether the price is complete, or whether the project is suitable. The booking form should state the project and phase, unit, amount, payment method, refund conditions, cancellation charges, time limits and the event that triggers forfeiture. Have a lawyer check whether those terms conflict with the agreement or applicable RERA rules.
What the receipt should contain
- promoter’s legal name and address;
- project name, phase and registration number;
- tower, floor, unit number and area description;
- amount, date, payment method and applicable taxes or charges;
- purpose of the payment and whether it is adjusted against the price;
- refund, cancellation and forfeiture terms;
- authorized signatory and contact details.
Step 8: Have the agreement reviewed independently
Do not sign a builder-provided agreement without checking it against the RERA registration and your negotiated terms. An independent property lawyer should review the title, encumbrances, sanctioned plans, approvals, RERA record and agreement as one connected transaction.
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Clauses that deserve particular attention
- exact unit, carpet area, exclusive-use areas and common areas;
- total consideration and every statutory, development, parking, maintenance and utility charge;
- construction-linked payment schedule and interest on delayed instalments;
- contractual possession date, grace period and consequences of delay;
- promoter’s obligation to obtain completion or occupancy documentation;
- specifications, permitted variations and material-change procedure;
- formation and handover of the association of allottees;
- maintenance, deposits, meter charges and handover costs;
- assignment, mortgage, resale and transfer restrictions;
- cancellation, refund, interest, compensation and dispute-resolution provisions.
Make sure the agreement identifies the same promoter, phase, tower, land and unit as the portal record. If the draft contains a different entity or project description, stop until the discrepancy is corrected.
Compare projects using the same evidence
When choosing between projects, compare documents rather than presentations. Use one worksheet for every project and record the retrieval date for each item.
| Decision area | What to compare |
|---|---|
| Promoter | Legal entity, directors or partners, five-year project record, registration status, extensions, complaints and orders |
| RERA identity | Exact project phase, registration validity, site address, tower and unit match |
| Title and land rights | Title chain, development authority, encumbrances, litigation and land identifiers |
| Approvals | Sanctioned plans, layout, commencement permission and location-specific clearances |
| Delivery evidence | Declared completion date, quarterly progress, extension history and construction status |
| Commercial terms | Payment schedule, total cost, agreement terms, cancellation, refund and delay remedies |
| Sales accuracy | Brochure, advertisement, model-flat specifications and written responses to discrepancies |
A project with a lower headline price can carry greater legal or delivery risk if its approvals, title evidence or contractual protections are weaker. Treat missing documentation as an unresolved risk, not as evidence that the document does not matter.
Warning signs that justify stopping the payment
- The project or phase cannot be found on the correct state RERA portal.
- The registration number belongs to another phase, tower, address or promoter.
- The salesperson will not disclose the promoter’s legal entity or asks you to pay an individual.
- The promoter pressures you to pay more than 10% before a registered agreement for sale.
- Plans, area statements or promised facilities differ between the portal, brochure and booking form.
- Title, encumbrance or approval documents are withheld without a clear authority-based explanation.
- The possession promise is earlier than the declared RERA completion date or ignores an extension.
- The receipt omits the unit, project, amount, refund terms or authorized signatory.
- A “refundable” token is subject to undisclosed forfeiture conditions.
- You are told that a lender’s approval or the builder’s lawyer makes your own review unnecessary.
What to do if the promoter refuses information
Ask for the missing item in a dated email and state that you will not pay until the project record and contract are consistent. Keep the response, or the refusal to respond, with your documents. You can ask the relevant RERA authority or local approving authority how to obtain information that should be public or how to verify a permission.
Do not let a short-lived discount override unresolved title, approval or identity issues. A reservation can be lost; recovering money after an undocumented payment can be slower and more difficult.
Escalation if the project or promoter breaches obligations
Preserve the full file: portal downloads, advertisements, payment proofs, receipts, agreements, emails, messages, call notes and photographs. If the promoter supplies misleading information, misses a contractual possession commitment or breaches an obligation, use the complaint process of the RERA authority for the state where the project is located. Follow that authority’s filing format and fee requirements, and identify the exact project registration and promoter entity.
Remedies depend on the facts, the agreement and the applicable state procedure. Kerala RERA describes refund, interest and compensation remedies in qualifying cases. Do not assume that an outcome described by one state authority applies identically elsewhere; obtain state-specific legal advice.
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A practical pre-payment checklist
- Identify the state RERA portal and download the exact project registration.
- Match the phase, tower, address, promoter and unit to the sales offer.
- Record the promoter’s legal entity, directors or partners and five-year project history.
- Review registration status, extensions, complaints, orders and quarterly updates.
- Obtain title, land-right and encumbrance documents and arrange an independent title search.
- Obtain sanctioned plans, layout approvals, commencement permissions and other location-specific approvals.
- Compare every brochure and advertisement claim with the sanctioned and registered information.
- Calculate the proposed pre-agreement payment and keep it at or below 10% of the apartment, plot or building cost.
- Demand a receipt naming the project, phase, unit, amount, refund terms and authorized promoter.
- Have an independent property lawyer review the title, approvals, RERA record and agreement for sale.
- Pay only after discrepancies are resolved in writing and the payment instructions match the promoter entity.
The safest booking decision is not the one made fastest. It is the one supported by a matching RERA record, verified land and approval documents, accurate written promises, a registered agreement for sale and a payment trail that you can prove.
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