For most homebuyers, signing on the dotted line feels like the finish line. However, the real due diligence begins after the down payment. Buying into a real estate project without checking its RERA compliance isn't just risky, it's reckless.
The Real Estate (Regulation and Development) Act, 2016, more commonly known as RERA, exists to protect buyers from fraud, delays, and unclear ownership. And yet, a surprising number of homeowners either don't know how to verify compliance or assume someone else, usually the builder, has it covered. That assumption can come at a high cost.
At the heart of the issue are a handful of documents that determine whether a property is not just built but built right. Here's how to know if your home passes the test.
The RERA Check Is Not Optional
Under RERA, any residential project that exceeds 500 square metres or includes more than eight apartments must be registered with the state RERA authority. Builders are required to upload key project information, layouts, timelines, and status of approvals on the respective RERA portal.
This isn't a bureaucratic formality. It's legal accountability.
Being RERA-registered, the developer gets on record for any delays, deviations of false claims regarding his project. For buyers, this means recourse. But only if they've checked and confirmed the registration details.
Red flag: If your builder dodges questions about the RERA registration number, or tells you it's "in progress," that's a problem.
Documents You Must Have In Your Hand Before Possession
1. Occupancy Certificate (OC)
This is provided by the local municipality and verifies that the building is finished and fit for occupation. It means basic safety norms, sanitation, fire systems, and structural checks have been cleared.
No OC? Your property is technically uninhabitable and illegal to occupy.
2. Completion Certificate (CC)
The CC certifies that the building is in accordance with approved plans and is in compliance with applicable building codes. It is generally granted ahead of the OC and acts as the base for the final occupancy clearance.
Skipping the CC means you're blind to what deviations may have occurred during construction.
3. RERA Registration Details
Head to your state's RERA portal. Search by project name, builder name, or RERA registration number: review updates, approvals, financial disclosures, and any complaints filed.
A missing listing? Not just a red flag. It's a dealbreaker.
Beyond the Big Three: More Documents That Matter
Sale Deed and Title Deed
These establish legal ownership. The sale deed proves the transfer of ownership from developer to buyer. The title deed confirms the builder had the right to sell in the first place.
Discrepancies here can end up in years-long court battles.
Utility Approvals
You don't just need running water and electricity you need proof that these connections are legally sanctioned. Ask for electricity sanction letters, water connection approvals, and sanctioned gas lines.
No paperwork? Don't expect smooth setups. Or any, at all.
Payment Receipts and Dues Clearance
Insist on receipts for every payment made, especially final dues, maintenance charges, GST, and registration fees. This isn't bookkeeping; it's your financial firewall.
Builder's Warranty and Maintenance Contract
Post-possession issues leaks, faulty wiring, cracks are common. But unless you have a warranty agreement in writing, getting the builder to fix anything will be an uphill battle.
Why This Still Gets Ignored
Buyers often feel rushed or overwhelmed. Builders sometimes use handover dates as leverage. And the documents? They're either promised "soon" or buried in jargon.
But skipping these checks is not just risky, it's expensive. In some states, properties occupied without an OC can't even be legally registered, stalling resale or refinancing. Others attract hefty penalties or demolition orders.
