In February 2026, 45 families were supposed to move into their new homes in the “ZARA ROMA” project, developed by Mega Infratech Pvt. Ltd. in Sector 95A, Gurugram. But nearly a year ahead of that deadline, hope is already giving way to frustration. The buyers, who secured their apartments through a government-run lottery under Haryana’s Affordable Housing Policy 2013, have now approached the National Consumer Disputes Redressal Commission (NCDRC), Delhi. Their complaint? Construction hasn’t even begun.
Furthermore, RERA registration for the project was suspended in early 2024, and mandatory wildlife clearances remain pending.
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Their troubles were exacerbated when they attempted to pull out of the deal and were subjected to unjust penalties. In addition to compensation for mental distress and litigation expenses, the complaint seeks full possession within 24 months or a full refund with interest.
As buyer confidence continues to take hits from such stalled projects, experts say it’s time for aspiring homeowners to get rigorous, both legally and financially, before signing on.
Know What You’re Signing Up For
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“Be very clear on every cost component, GST, maintenance, registration,” says Nupur Mehta, Director at MMD Infra. “Choose payment plans that are linked to construction milestones. Homebuyers should insist on clarity about the possession date and penalty clauses in case of delays.”
Mehta says buyers must verify:
RERA registration status
Developer’s past track record
Clear land title and legal ownership
Approved building and layout plans
Environmental and other clearances
And there’s more. “For under-construction projects, risks like funding gaps, changing layouts, hidden legal issues, or increased taxes can hinder the buyer’s plans. Even construction quality may not match the promised standard,” Mehta opines.
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Mehta advises sticking with credible, RERA-approved projects and thoroughly reviewing the builder-buyer agreement to minimise risks.
Legal Checklist: Don’t Skip the Fine Print
According to Advocate Shubham Chopra, several documents are non-negotiable before putting money down on a flat, whether ready-to-move-in or under construction.
“Start with title deeds and land ownership papers,” says Chopra. “If it's a joint development, examine the agreement between the parties. Then verify the Occupation Certificate (OC), Completion Certificate (CC), and sanctioned maps to ensure the building matches approved plans.”
For ongoing projects, Chopra outlines a must-check list:
RERA registration
Local authority approvals
Title report and encumbrance certificate
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“Buyers must also examine the builder’s past performance. Some states like Uttar Pradesh offer online access to complaints filed against developers and specific projects via UP RERA,” he adds. “If it’s a ready property, check if the builder has handed over common areas to the housing association.”
How RERA Helps But Doesn’t Solve Everything
According to Prasun Kumar, Chief Marketing Officer at Magicbricks, RERA registration is a baseline check. “It’s the most crucial filter. Builders cannot get RERA approval without filing key compliance documents, including environmental NOCs. Once approved, they're legally bound to deliver on what's promised—right from the number of floors to specific amenities and safety features.”
State RERA portals provide details like:
Floor approvals
Construction and material specs
Promised amenities
But even with RERA in place, delays can happen, he warns.
“Sometimes the delay is inter-agency. Other times, environmental or wildlife clearances fall under different departments,” Kumar explains. “Such exceptions should be rare, but they exist.”
His advice?
Visit the developer’s past sites.
Read independent reviews from buyers and experts.
Use property portals and forums to verify claims.
Due Diligence Over Discounts
Under-construction homes often tempt buyers with better pricing, but they come bundled with risk. Umesh Bhati, Director of Operations at Bayside Corporations, notes that these projects offer price advantages only when due diligence is done properly.
“Buyers need to check financial health, delivery records, and RERA status,” says Bhati. “Choose staggered payment plans. Opt for projects backed by institutions or those with solid funding. Transparency in agreements is vital.”
