How Do You Check RERA Registration Before Buying a Property? | prooperty.com
How Do You Check RERA Registration Before Buying a Property?
Every year, numerous buyers from all over India select a project based on the photographs and prices quoted on real estate portals in Gurgaon and other real estate portals which operate on a city basis. However, what is usually overlooked amidst all this is one small step, which can make all the difference between an easy and a complicated purchase later on. It is essential for the buyer to check if the project under consideration is registered at the state RERA body before proceeding any further. It is always helpful to understand the process for verification of this registration status.
Understanding RERA Registration in Simple Terms
The Real Estate (Regulation and Development) Act, or RERA, mandates that almost all residential and commercial projects above a certain size have to register with the state-level regulatory authority for the project to be considered legal. Without such registration, the developer cannot advertise, market and sell his units within the project, and the registration itself provides a public document that can be checked by the buyer independently.
An often misunderstood distinction is that between project registration and agent registration. While the former number belongs to the particular development, the latter one belongs to the person or the company selling it. These numbers are not exchangeable and cannot be confused with one another. An informed buyer should take some time understanding what is being shown to him.
It should be noted that since each state maintains its own RERA authority, the best way to confirm information about a property would be to visit the official government portal of that particular state, and not the listings website, the WhatsApp message or the printed brochure.
Information You Should Collect First
Before opening any website, it saves time to have a few basic facts ready:
Project or Development Name
Name of the promoter or developer
State and city where the project is located
RERA Registration Number if it has been disclosed already
Phase or Block of interest in case of large developments
Even a couple of these details can be enough to locate the right project quickly and avoid mixing it up with a similarly named one elsewhere. It also helps to note down where you first came across the project, whether that was an advertisement, a referral, or an online listing, since this context can be useful if you need to raise a query later.
Steps to Verify RERA Registration on the Official Website
The exact screens will differ from state to state, but the overall approach stays fairly consistent:
Visit and access the official website of the state authority in regard to RERA.
Find the specific page which contains information on projects that are registered, usually referred to as “Project Search” or “Registered Projects.”
Type the name of the project, the name of the promoter, or the registration number in the search box.
Access the document that contains information regarding the particular project.
Compare the details from the list to those given by the developer or the representative.
Remember that the portals from state to state can vary dramatically in their setup, some providing far more filters than others. There are some states that permit searching by districts or localities, whereas others use the promoter’s name exclusively. Take a moment to become acquainted with the portal interface, rather than simply assume a search has failed because it has not returned results.
Making Sure the Registration Number Actually Belongs to the Project
Finding a registration number is only the first half of the job; the second half is confirming it belongs to the right development. Once you open a project record, check that these line up:
The registration number by itself
The name of the project
The name of the promoter
The location mentioned
The relevant phase, if any
The current registration or status
Details of completion, if any
Any number written on a hoarding, on an advertisement poster, or in a pamphlet does not mean much before it is verified against the official database manually. Numbers may have been wrongly entered or even may belong to some other project altogether, and these things are not always apparent just from looking at the written number.
Key Fields to Review on the Project's RERA Page
When you land on a project's official listing, a handful of fields deserve your attention:
Project name as registered
Promoter details, including registered entity name
Location and area of the project
Phase of the project, if any
Registration and present status
Timelines proposed or completion related
Documents and approvals available on the portal for the property
It is not necessary to examine every line. It is more important for you to see if the basics - the name, promoter, location, and number - match the ones you already have. The rest may be considered additional information.
Matching Developer Claims With What the Portal Shows
Having compared all the information provided in the official document, put it next to all that you've received firsthand from the developer: the promotional leaflet, the web site, the talk with a representative, or any booking documents.
Any minor spelling discrepancies or formatting of a name are not uncommon and may be easily ignored. The thing that should definitely be noted is the actual discrepancy in the name of the project, the name of the promoter, its location, phase, or even in the registration number of the property itself, as this is the issue to discuss with the developer prior to going any further.
Signs That Something Needs Clarifying
Not every project will raise concerns, but a few patterns are worth watching for:
The registration number simply does not appear in the portal
This is because it belongs to a separate and unrelated development
The name of the project found in the online system is not what is advertised
The name of the promoter does not match the one mentioned above
The location provided is different from what was told to you
There is a mismatch in phase information too
The marketing material provides a different story than the registered one
You are advised not to look into the registration details yourself
An inconsistency alone does not necessarily mean that there is any wrong doing, as it could very well be a simple mistake on the part of the clerk or that the information is already outdated. It would be best to verify this with the developer and his documents.
RERA Registration Doesn't Cover Everything
Of course, we need to consider the expectations that might have been set up regarding this issue. It is clear that in case when the project is registered, some information has been provided to the regulator, but it doesn’t necessarily mean that all other matters are settled.
Depending on the situation you face, it might make sense to check for title deeds, approvals, sales contract, payment schedules, possession schedule and other details related to the transaction you are about to make. It is a very reliable verification but to rely solely on this point would be too naïve.
Why the Process Varies From State to State
However, the RERA functions via different authorities depending on whether it is a state or union territory, so each of them develops their own website. Naturally, this gives rise to various differences regarding the layout of the websites, the filters used there and even the documentation provided on them.
No matter which state the project you're interested in belongs to, always trust the authority from that state, not another one's procedure. The procedure of searching information related to a project in a friend's city won't be valid for you.
A Short Verification Checklist
Before you finalise anything, it can help to run through this list:
Utilized the RERA portal of the right state
Identified your specific project from the list
Matched the registration number of the project
Confirmed the details of the promoter
Confirmed the location of the project
Found out the right phase
Confirmed the registration status of the project
Fetched all the completion data if available
Confirmed the documents from the portal
Made sure that everything matches what the developer says
This entire process usually takes under half an hour and adds real confidence before you commit any money toward the property.
Final Thoughts
Checking RERA registration requires just a little bit of effort, but it is one that will bring great rewards. Instead of relying on what you see in brochures or what the salespeople tell you, do some checking yourself by looking up their registration information and comparing each point.
A registered property is definitely one that will protect you, but there is no need to think that it will guarantee you complete safety in any part of the deal. With a little additional document examination, you will be able to get an excellent starting point for making a good choice regarding your next home.
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