Buying a home is likely the largest purchase of your life. Before you fall for a sample flat, a brochure or a booking offer, one question deserves your attention first: is the project registered under RERA?
The Real Estate (Regulation and Development) Act, 2016, known as RERA, was introduced to bring transparency and accountability to the sector. For buyers, a RERA registration number is the first and simplest proof that a project has been placed under regulatory oversight. This guide explains what changes between a registered and an unregistered project, and the checklist to complete before you book.
What Is RERA, and Why Does It Matter?
RERA created a state-level regulator for real estate in every state and Union Territory. In Maharashtra it is MahaRERA. Developers of covered projects must register them, disclose key details publicly and follow rules on how buyers' money is handled and when possession is delivered.
As a general rule, registration is required for projects with a land area above 500 square metres or more than eight apartments. Some projects are exempt, so a missing registration is not always illegal, but it does mean fewer protections for you. That is why checking is essential.
RERA-Registered vs Unregistered Projects: Key Differences
| RERA-Registered Project | Unregistered Project | |
|---|---|---|
| Public disclosure | Approvals, layout plans, timelines and promoter details are available on the regulator's portal | Little or no verified information available |
| Buyer's money | A portion of buyer payments (70%) must be kept in a separate project account for construction and land costs | No such safeguard |
| Possession date | Declared at registration; delays can attract interest or refund rights | Dates are promises, with limited regulatory recourse |
| Area sold | Sale is based on carpet area | Often sold on vague terms such as super built-up area |
| Complaints | Can be filed with the state RERA authority | Harder to pursue through a dedicated regulator |
| Advertising | Must carry the registration number | No registration number to verify |
| Defect liability | Promoter is responsible for structural defects for five years after possession | No statutory protection under RERA |
The Home Buyer's Checklist Before Booking
1. Ask for the RERA registration number
A genuine developer will share it at once. Registered projects must display it in their advertisements, and in Maharashtra promotional material also carries a QR code linking to the portal. If the sales team hesitates, treat it as a red flag.
2. Verify it on the official RERA portal
Never rely on a brochure alone. Open your state RERA website (maharera.maharashtra.gov.in for Maharashtra), go to registered projects, and search by project name, promoter name or registration number. Confirm that the name, location and developer match what you were told.
3. Check the registration validity and phase
Registration has an expiry date, and large projects are often registered phase by phase. Make sure the tower or wing you are buying is covered by the registration you are looking at.
4. Review the declared possession date
Note the possession date given at registration, and check for any extensions. Compare it with what the sales team promised. The two should match.
5. Read the approvals and layout plans
The project page lists sanctioned plans and approvals. Check that the building plan, commencement certificate and land details are uploaded and consistent with the brochure.
6. Confirm the land title
Ask for the title documents and have a lawyer verify them. Look for clear ownership, no pending litigation and no unresolved encumbrances on the land.
7. Check the developer's track record
Visit previous projects, speak to existing residents and check the portal for past delivery and complaint history. Timely delivery and few unresolved complaints are good signs.
8. Understand the carpet area and the price
Under RERA, area is sold on carpet area. Ask for the carpet area of your unit in writing, and calculate the price per square foot on that basis so you can compare projects fairly.
9. Do not overpay before the agreement
A promoter cannot take more than 10% of the cost as an advance or application fee without first signing a registered agreement for sale. Be cautious of anyone asking for more.
10. Read the agreement for sale carefully
Check payment schedule, possession date, penalty clauses, specifications, parking, amenities and defect liability. Do not sign a document you have not fully read, and get a lawyer to review it.
11. Verify your agent too
Real estate agents who work on registered projects must also be registered with the regulator. Check the agent's registration number as well.
What If You Are Considering an Unregistered Project?
Some projects are genuinely exempt, such as very small developments or those that already had an occupancy certificate before the Act applied. If a project is unregistered:
- Ask the developer in writing why it is not registered
- Have a lawyer confirm the exemption applies
- Be aware that RERA-specific protections, such as the project account and the regulator's complaint process, may not be available
- Avoid paying large sums before every document has been verified
If a project that should be registered is not, walk away, or at least report it to the state authority.
Your Rights as a Buyer in a Registered Project
- Right to information: project details, approvals and progress updates are public.
- Right to timely possession: if the promoter fails to deliver on time, you can seek interest for the delay or withdraw and claim a refund.
- Right to fair area measurement: you pay for carpet area, not inflated figures.
- Right to defect repair: structural defects reported within five years of possession must be fixed by the promoter at no cost to you.
- Right to complain: disputes can be taken to the state RERA authority.
Quick Pre-Booking Summary
- Get the RERA number in writing
- Verify it on the official portal
- Check validity, phase and possession date
- Review approvals, plans and land title
- Confirm carpet area and total price
- Pay no more than 10% before a registered agreement
- Read the agreement with a lawyer
- Check your agent's registration
The Bottom Line
RERA registration will not make a bad decision good, but it gives you a verifiable starting point and legal safeguards that unregistered projects often cannot offer. Spend an hour on the checklist above before booking. It is the cheapest insurance you will buy for your new home.
At The Bafna Group, we believe informed buyers make confident decisions. Want to know more about our projects and their approvals? Contact our team to see the documents, visit the site and get every question answered before you book.
This article is for general information and is not legal advice. Rules and exemptions vary by state, so confirm details on your state RERA portal and consult a lawyer before signing.
FAQs
What is a RERA registration number?
It is a unique number issued by the state RERA authority to a registered project. You can use it to look up the project's approvals, timelines and promoter details on the official portal.
How do I check if a project is RERA registered?
Visit your state RERA website, open the registered projects section and search by project name, developer name or registration number. Match the details with what the developer has told you.
Is it safe to buy a flat in an unregistered project?
It carries more risk, because RERA protections may not apply. Some projects are legitimately exempt, but you should verify the reason with a lawyer before paying.
How much can a builder ask for as a booking amount?
Under RERA, a promoter cannot accept more than 10% of the property cost as an advance without entering a registered agreement for sale.
Where can I complain if a developer delays possession?
You can file a complaint with your state RERA authority, which can order interest for the delay or a refund, depending on the case.