Summary of this article
UP RERA mandates physical inspections for project extensions
Technical teams will verify projects in three districts
Other districts retain verification through local development authorities
Uttar Pradesh Real Estate Regulatory Authority (UP RERA) has made physical inspections mandatory for real estate projects which seek an extension in deadlines and possession. This rule is applicable in Gautam Budh Nagar, Ghaziabad and Lucknow. The new procedure aims to strengthen regulatory oversight, improve transparency and safeguard homebuyers from potential fraud attempts.
According to the authority, the revised process will require independent verification of projects before decisions are taken on applications for extensions. This move follows concerns about inspection reports and other documents which are submitted by developers. The alleged belief is that these documents can be forged or fabricated through collusion with local development authorities.
The decision follows a complaint received from a Ghaziabad homebuyer on September 18, 2026. The complainant reportedly alleged that developers and officials of development authorities could be colluding to manufacture the documents for project extensions. According to a report by ET Realty, homebuyers suggested to UP RERA to conduct inspections through its own technical team instead of relying solely on documents submitted by promoters and reports provided by the respective development authorities. UP RERA adopted this suggestion as it had merit and was in the best interest of homebuyers. Under the revised arrangement, the authority’s technical experts will physically inspect projects in the three designated districts before their extension requests are considered.
Different Verification Process for Other Districts
The revised procedure will apply these rules specifically to projects that are registered or located in Gautam Buddh Nagar, which includes Noida, Greater Noida, Ghaziabad and Lucknow. For projects that are in other districts of Uttar Pradesh, the responsibility for physical verification will remain with the respective development authorities.
Under the earlier process, developers who seek extensions are required to upload documents, including inspection reports and verification relating to completion or occupancy certificates on the UP RERA portal. The relevant development authorities supplied the necessary reports, which are the basis for deciding extension applications. Section 6 of the Real Estate (Regulation and Development) Act, 2016, sets out the conditions under which extensions under specified circumstances are allowed. This includes force majeure events like war, floods, droughts, fires, cyclones, earthquakes and other natural emergencies beyond human control that affect the progress of the project.
For homebuyers, this step of independent verification can provide greater confidence that regulatory decisions reflect the ground reality of delayed projects. It may also make accountability a must for developers who seek additional time to complete construction. However, the effectiveness of this change will depend entirely on the quality of inspections, the scrutiny of supporting documents and the consistency with which UP RERA implements this procedure.
