Verify a property in three separate tracks before paying a substantial amount: identify the exact project and phase on the RERA portal for the state or union territory where the land is located; trace ownership, encumbrances and development rights through title documents and state land records; and reconcile the sanctioned plans, approvals and construction status with the unit being sold. RERA registration is an important public record, but it is not a title certificate or a guarantee that every approval, promise or ownership claim is valid.
The precise portal, parcel terminology and required searches depend on the location. Use the Ministry of Housing and Urban Affairs (MoHUA) directory of state/UT RERA authorities and the Department of Land Resources (DoLR) directory of state/UT land-record portals, then have a locally qualified property lawyer review the actual documents before you sign or pay.
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What you are actually verifying
A builder-led purchase involves several different questions that no single portal answers completely:
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- Who owns the land? Establish the ownership chain, parcel identity, boundaries and area from title documents and state or UT land records.
- Can the promoter legally develop and sell it? Check registered development, collaboration or joint-development arrangements when the promoter is not the landowner.
- What can legally be built? Compare sanctioned plans and planning permissions with the configuration, amenities and specifications in the sales material.
- What is the current status? Read progress updates, declared completion dates, extensions, revocations and relevant completion or occupancy certificates.
These are related checks, but they are not interchangeable. RERA disclosures sit alongside land-record and planning systems administered by different authorities.
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Step 1: Find the correct RERA authority and exact project
Choose the authority by land location
Open the MoHUA state/UT RERA authority directory and select the authority for the place where the project land is situated. Do not select a portal merely because the builder’s head office, sales office or representative is in another state. A project that crosses administrative boundaries may require particularly careful confirmation of which authority has jurisdiction.
Build an identity record before searching
Write down the identifiers supplied by the seller and from the offer documents:
- project’s advertised and legal name;
- promoter’s full legal name and entity type;
- RERA registration number, if provided;
- city, district, village, ward and precise site location;
- survey, khasra, plot, cadastral or other local parcel numbers;
- phase, tower, building, wing, floor and unit number; and
- the land area and proposed configuration.
Search the authority portal using the fields it accepts. A matching name alone is not enough. Confirm that the record refers to the same promoter, site, parcel, phase and marketed configuration. Registration for one phase does not automatically establish registration, approvals or completion for another phase.
Save the official record
Download or print the registration certificate and every relevant disclosure available on the authority portal. Record the date you accessed it. Portal layouts and available fields differ by state, and a later update can change the status shown online.
Step 2: Read the RERA record as a project file
Review registration and schedule information
Check the registration date, validity or declared completion period, phase covered and current status. Compare the official schedule with the date promised in brochures, booking forms and emails. Note any extension, revocation, penalty, complaint or unresolved approval displayed by the authority.
Inspect plans, approvals and specifications
Read the sanctioned building or layout plans, floor plans, specifications and permissions uploaded to the project record. Goa RERA describes public disclosure of sanctioned plans, project layouts, proposed buildings and stage-wise completion schedules. Haryana’s rules provide a detailed example of disclosures that can include land location and parcel identifiers, approvals, certificates, floor plans and quarterly progress material.
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Compare the uploaded documents with the exact unit being offered. Check the tower or building number, floor area, balcony or terrace treatment, parking, common areas and promised amenities. A marketing illustration is not evidence that the corresponding element is sanctioned.
Read progress updates, not only the registration badge
Review each available quarterly progress or status update and compare construction stages with the declared completion date. If the project is described as complete, identify the relevant completion or occupancy certificate and verify that it covers your building and phase, not merely an earlier portion of the development.
The portal may not show identical information in every state. Missing fields should lead you to request the underlying document and obtain local legal advice, rather than assume that a blank entry means approval or completion.
Step 3: Trace ownership and the promoter’s development rights
Request a title chain
Ask for the authenticated title deed and the legally valid chain-of-title documents for the entire project land. The chain should explain how the current owner acquired the land and connect the ownership names, parcel identifiers, boundaries and area to the land on which the project is being built.
Haryana’s registration rules identify an authenticated title deed and a land-title search report among project disclosures. That is a useful model of the documents to seek, but state requirements and terminology vary.
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When the promoter is not the landowner
Identify the registered collaboration, development or joint-development agreement, power of attorney, consent or other arrangement that gives the promoter authority to develop and sell. Review both the landowner’s title and the promoter’s rights. Confirm the agreement covers the exact parcel, project phase and period in which buyers are being contracted. A promoter’s name on a brochure does not by itself prove ownership or authority.
Cross-check with Records of Rights and maps
Use the DoLR directory to reach the state or UT land-record portal. The relevant record may be called a Record of Rights (RoR), jamabandi, khata, 7/12 extract, khasra record or another local term. DoLR explains that the RoR identifies people with rights in land and the nature and limits of those rights, while spatial or cadastral maps provide location and boundary information.
Match the title documents, RERA uploads and land records on every available identifier:
- survey, khasra, cadastral or plot number;
- village, tehsil, district and other location fields;
- recorded owner and the nature of the right;
- parcel area and boundary description; and
- map shape or adjoining parcels.
The RoR is an important cross-check, not a nationwide conclusive title guarantee. Names, areas or parcel numbers that do not reconcile require document-specific review before you proceed.
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Ask for and review the official encumbrance information applicable to the jurisdiction. Haryana’s rules expressly contemplate disclosure of rights, title, interests, dues, litigation and parties in or over the land. Depending on the location, relevant searches can include registered mortgages, charges, attachments, leases, easements, acquisition notices, tax or development dues and court disputes.
Do not assume that one certificate or online search covers every risk. Search coverage, look-back periods, indexing quality and the meaning of an “encumbrance certificate” differ by jurisdiction. Have a local property lawyer select the appropriate registrar, revenue, court and municipal searches and interpret results against the complete title chain.
Warning signs that need escalation
- an owner’s name differs between the deed, RoR and RERA disclosure;
- the project uses only part of a larger parcel but documents do not identify the subdivision;
- the promoter relies on an unregistered or incomplete development arrangement;
- the same survey number appears in another project, mortgage or dispute;
- the area in the sanctioned plan exceeds the area conveyed or recorded;
- the portal mentions litigation, dues, revocation or an extension that sales staff do not disclose; or
- the seller refuses to provide title, encumbrance or approval documents for review.
Step 5: Reconcile approvals and the unit being sold
Check land use and building permissions
Compare the project’s land-use permission, sanctioned layout and building plans with the actual unit and amenities offered. Haryana’s rules identify land-use permissions, sanctioned plans, other applicable permissions and completion or occupancy certificates among project documents. Depending on the project, separate planning, building, environmental, fire, utility, airport-height or local-body permissions may apply.
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RERA registration alone does not establish that every separate approval has been obtained or remains valid. Ask for the approval number, issuing authority, date, conditions and the portion of the project covered.
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Check completion status by building and phase
If construction is ongoing, compare quarterly updates, site progress and the declared schedule. If the seller calls it complete, verify the certificate’s scope and whether it covers the specific tower, phase, common facilities and promised services. Do not treat occupation of some units as proof that the entire project has an occupancy certificate.
RERA scope, payment protections and limits
Registration exceptions are location-specific
Goa RERA’s official overview illustrates statutory scope but is not a nationwide rule. It lists exceptions including development land not exceeding 500 square metres, projects with no more than eight apartments inclusive of all phases, projects that had a completion certificate before the Act commenced, and certain repair, renovation or redevelopment work that does not involve marketing, advertising, sale or new allotment. It also states that unfinished ongoing projects without an occupation or completion certificate must register for the relevant phase.
For a project elsewhere, check the applicable state or UT law and the facts of that project. Never infer an exemption solely from a salesperson’s statement or from the project’s small size.
The 70% separate-account requirement
MoHUA’s RERA information and Goa RERA summarize a requirement that 70% of amounts realized from allottees for a project be deposited in a separate scheduled-bank account for land and construction costs. Withdrawals are tied proportionately to completion and certified by an engineer, architect and chartered accountant under the applicable rules. This mechanism regulates use of project funds; it is not a guarantee of completion, solvency or clear title.
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Goa RERA states that a promoter cannot accept more than 10% of the apartment, plot or building cost as an advance or application fee before entering into and registering a written agreement for sale. Confirm the corresponding provision in the governing state or UT law and have the proposed agreement reviewed before making a payment. A booking form cannot replace the statutory agreement where the law requires one.
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Use one comparison sheet for every project
When choosing between developments, record the same evidence for each candidate rather than comparing brochures. The following framework follows the categories used in official project disclosures:
| Check | What to record | Question it answers |
|---|---|---|
| Project identity | Promoter, registration number, location, phase, tower and unit | Are you checking the exact asset being sold? |
| Land title | Title chain, owners, parcel numbers, boundaries and area | Who owns the land and does the record match? |
| Development rights | Registered collaboration, development or joint-development documents | Does the promoter have authority to build and sell? |
| Encumbrances | Mortgages, charges, dues, litigation and third-party rights | Could another person or creditor assert a claim? |
| Approvals | Land-use permission, sanctioned plans and applicable certificates | Is the marketed configuration legally approved? |
| Progress | Quarterly updates, declared completion date, extensions and revocations | Does official progress support the promised timeline? |
| Completion | Completion or occupancy certificate and covered building or phase | Is the specific property legally ready for occupation? |
A practical document-review workflow
- Collect the offer pack. Obtain the allotment or booking form, cost sheet, brochure, floor plan, specifications, payment schedule and draft agreement.
- Open the correct RERA portal. Use MoHUA’s state/UT directory and search the project by the identifiers accepted by that authority.
- Archive the record. Save the registration certificate, plans, approvals, progress updates and any extension or revocation notice.
- Open the land-record portal. Use DoLR’s state/UT directory and obtain the applicable RoR and cadastral or spatial record.
- Build a reconciliation table. Compare names, parcel numbers, boundaries, area, phase and unit across every document.
- Order local searches. Have a lawyer obtain the appropriate title, encumbrance, registration, court and dues searches for the parcel and ownership chain.
- Resolve discrepancies in writing. Ask the promoter for corrected documents or a formal explanation; do not rely on an oral assurance.
- Review the agreement before paying. Confirm the parties, title representations, approvals, unit description, possession terms, remedies, cancellation terms and treatment of common areas.
- Make payment only after clearance. Keep receipts and evidence of the account to which money is sent.
When to stop and obtain legal review
Independent review by a locally qualified property lawyer is especially important when ownership names, land identifiers, area, development rights, encumbrances, litigation, approvals or project phases do not reconcile. The lawyer should examine the original or certified documents, not just screenshots or a sales brochure, and explain what remains unverified in the particular jurisdiction.
No public portal can replace that document-specific opinion. The exact state, city, survey number, RERA number and phase determine which records are available and what they mean.
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1Clear out junk files and repair common Windows errors2Scan for outdated or missing drivers - takes under a minute3Repair Windows errors before they cause bigger problemsWhat RERA registration tells you—and what it does not
A valid RERA entry gives you an official project record and access to disclosures required by the applicable authority. It can help you test the promoter’s identity, declared plans, approvals, schedule and progress against the sales pitch.
It does not, by itself, prove that every ownership claim is correct, that there are no undisclosed disputes, that every separate planning or building approval is final, that construction will finish on time, or that the offered unit exactly matches the approved record. Those questions require the title chain, land-record cross-checks, local searches and comparison of the actual contract and plans.
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