RERA Homebuyer's Checklist: Protecting Your Property Purchase

RERA Homebuyer's Checklist

This checklist helps homebuyers navigate the property purchase process while leveraging RERA protections.

Before You Start Looking

Financial Preparation

Assess your budget including registration and stamp duty costs
Get home loan pre-approval to understand borrowing capacity
Factor in GST (if applicable) and maintenance deposits
Budget for interior work and moving costs

Documentation Ready

Identity proof (Aadhaar, PAN)
Address proof
Income documents (ITR, salary slips, bank statements)
Existing property documents (if any)

Project Verification

RERA Registration Check

Visit state RERA website (e.g., MahaRERA, UP-RERA, HRERA)
Search for project by name or RERA registration number
Verify registration is active and not expired
Note the registered completion date
Check if there are any complaints against the project

Developer Background

Search developer's name on RERA portal
Review their other projects and completion track record
Check for delays or complaints in previous projects
Search for news about the developer
Verify developer's registered office address

Project Details on RERA Portal

Download and review approved building plans
Check total number of apartments and floors
Verify FSI/FAR utilization
Review list of approved amenities
Check project timeline with stage-wise schedule
Verify bank account details for project escrow

Legal Due Diligence

Title Verification

Obtain title report from developer
Verify ownership chain for at least 30 years
Check for any litigation on the land
Confirm no encumbrances or mortgages
Verify land use classification (residential)
Check for government acquisition notices

Approvals & Permissions

Building plan approval from local authority
Environmental clearance (if applicable)
Fire NOC
Airport authority NOC (if near airport)
Water and sewage connection approval
Electricity connection approval
Commencement Certificate

Encumbrance Certificate

Obtain EC for the land
Verify no pending loans or charges
Check for any attachments or prohibitory orders

Agreement Review

Agreement for Sale

Ensure it follows RERA model agreement format
Verify carpet area matches as per RERA definition
Check price breakdown:
- Basic sale price
- Floor rise charges
- Preferential location charges
- Car parking charges
- Club membership
- Maintenance deposit
- Other charges
Confirm payment schedule linked to construction milestones
Verify possession date matches RERA registration
Check interest rate for delayed possession (should be SBI MCLR + 2%)
Review penalty clauses for buyer delays
Confirm specifications and amenities listed

Key Clauses to Check

No unilateral amendment clause
Clear force majeure definition
Dispute resolution mechanism specified
Refund terms if buyer withdraws
Defect liability period (must be 5 years under RERA)
Common area handover terms

Documents to Obtain from Developer

Copy of RERA registration certificate
Approved building plans
Title documents
Approvals and sanctions
Allotment letter
Payment receipts

Payment Stage

Before Each Payment

Verify payment is to RERA-registered project account
Ensure payment linked to construction stage completion
Check bank details match RERA portal information
Obtain proper receipt with GST (if applicable)

During Construction

Track construction progress on RERA portal
Attend site visits to verify progress
Document any deviations from approved plans
Keep all payment receipts organized
Monitor project updates and communications

Pre-Possession Checklist

Completion Verification

Verify Occupancy Certificate (OC) obtained
Check Completion Certificate issued
Confirm all approvals transferred to society/RWA
Verify common area handover schedule

Unit Inspection

Measure carpet area and compare with agreement
Check all fixtures as per specification
Test electrical fittings and switches
Verify plumbing and water pressure
Check windows and doors operation
Inspect flooring for defects
Test AC points and provisions
Verify parking space allocation

Defect Documentation

Photograph all defects
Submit written snag list to developer
Obtain acknowledgment of complaints
Track rectification timeline (30 days under RERA)
Document any unresolved issues

Registration & Possession

Before Registration

Verify stamp duty and registration charges
Arrange for registration appointment
Prepare all original documents
Confirm payment of all dues

At Registration

Verify property details in sale deed
Check encumbrance certificate date
Confirm all parties present or POA valid
Collect registered deed after registration
Obtain mutation application receipt

After Possession

Apply for property mutation
Transfer utility connections
Register with society/RWA
Update address for all records
Keep all documents in safe custody
Note 5-year defect liability period

Know Your Rights Under RERA

Right	RERA Protection
Information	Access to all project documents
Carpet Area	Standardized definition, no ambiguity
Timely Possession	Interest for delays at MCLR+2%
Refund	Full refund with interest if project cancelled
Quality	5-year structural defect liability
No Changes	2/3 consent required for plan changes
Complaint	Free filing at RERA authority

Red Flags to Watch For

Developer discourages RERA verification
Agreement differs from RERA model format
Payment demanded beyond construction stage
Pressure to sign without reading agreement
Verbal promises not in writing
Project not registered or registration expired
Multiple complaints against developer
Significant delays in other projects

This checklist provides general guidance. For legal due diligence on specific properties, consult RevLaw's Real Estate team.