Buying property is a major financial decision. In India, many homebuyers and investors have faced delays, project cancellations, or misleading promises in the past. To address these issues, the government introduced the Real Estate (Regulation and Development) Act, 2016 (RERA). This law promotes transparency, accountability, and consumer protection in the real estate sector.One of the most important safeguards for buyers today is checking RERA Registration Online, which allows investors to verify a project’s legal registration and confirm compliance with regulatory requirements.
One of the most powerful protections under this law is the ability to check a project’s RERA Registration Online before investing. By verifying registration details, you can confirm whether a project is legally approved, understand its timeline, and review the promoter’s obligations.
This guide explains, in simple terms, how to check RERA registration online, what details to verify, and why this step is crucial for safe property investment in India.
What Is RERA and Why Registration Matters
The Real Estate (Regulation and Development) Act, 2016 is a central law applicable across India, with each state and union territory having its own RERA Authority and online portal.
Purpose of RERA
RERA aims to:
-
Protect homebuyers’ interests
-
Increase transparency in real estate transactions
-
Ensure timely completion of projects
-
Prevent misleading advertisements
-
Regulate promoters and real estate agents
Legal Requirement for Registration
Under Section 3 of RERA, a promoter must register a real estate project with the respective State RERA Authority before advertising, marketing, booking, selling, or offering for sale any apartment, plot, or building.
If a project is not registered (and does not fall under an exemption), selling units in that project is illegal.
Which Projects Must Be Registered Under RERA
Not every project requires registration. However, most residential and commercial developments do.
Projects That Must Be Registered
A project generally requires registration if:
-
The land area exceeds 500 square meters, or
-
The project includes more than 8 apartments, and
-
The project is not yet completed at the time RERA came into force in the state
Exemptions Under RERA
As per Section 3(2) of RERA, registration is not required for:
-
Projects where the land area is less than 500 sq. m.
-
Projects with fewer than 8 apartments
-
Projects where a completion certificate was received before RERA came into force in that state
-
Renovation or repair without marketing or new allotment
Even in exempt cases, buyers should exercise caution and conduct proper real estate project verification in India.
What Is “RERA Registration Online”
RERA Registration Online refers to checking a project’s registration and legal information through the official website of the relevant State RERA Authority.
Every registered project is assigned a unique RERA registration number. This number is mandatory in advertisements, brochures, and sales materials. Buyers can use it to access official project data.
Step-by-Step: How to Check RERA Registration Online
The process is similar across states, though portal layouts differ.
Step 1: Identify the State RERA Authority
Real estate is regulated at the state level under RERA. You must visit the portal of the state where the project is located, such as:
-
Maharashtra RERA
-
Karnataka RERA
-
Uttar Pradesh RERA
-
Tamil Nadu RERA
-
Delhi RERA
Each state has its own official RERA website managed by the authority.
Step 2: Locate the “Registered Projects” Section
On the homepage, look for sections such as:
-
“Registered Projects”
-
“Project Registration”
-
“Search Project Details”
-
“Project Status”
This section allows you to perform a RERA registration online search.
Step 3: Search Using Project or Promoter Details
You can usually search by:
-
Project name
-
Promoter (builder/developer) name
-
RERA registration number
-
District or location
Entering the RERA number is the most accurate method, as names can be similar.
Step 4: Open the Project’s RERA Page
Once you select the project, you will see a detailed page containing official RERA project details. This information is filed by the promoter and verified by the authority.
Key Details to Verify on the RERA Portal
Checking RERA approval status is not just about confirming registration. You should carefully review several aspects.
1. RERA Registration Number and Validity
-
Confirm that the project is registered.
-
Note the registration number.
-
Check the validity period of registration.
If the registration has expired and not been extended, it may indicate delays or compliance issues.
2. Promoter (Builder) Information
Under Section 4 of RERA, promoters must disclose:
-
Name and address
-
Track record of past projects
-
Ongoing projects
-
Past delays, if any
This helps assess the builder’s reliability.
3. Project Approval Details
The portal typically shows:
-
Layout plans
-
Sanctioned plans
-
Building approvals
-
Commencement certificate details
These confirm that the project has the necessary permissions from local authorities.
4. Project Timeline
Promoters must declare:
-
Expected date of completion
-
Construction schedule
Under Section 18 of RERA, if the promoter fails to complete the project on time, the buyer may be entitled to refund or compensation in certain cases.
5. Number and Type of Units
Check:
-
Total number of units
-
Types (1BHK, 2BHK, plots, etc.)
-
Phase-wise details
This ensures the project matches what is being marketed.
6. Land Title and Encumbrances
Promoters must provide:
-
Details of land ownership
-
Information on any encumbrances (loans, charges, or legal claims on the land)
Clear title is crucial for long-term security.
7. Quarterly Progress Updates
RERA requires promoters to upload:
-
Construction progress
-
Status of approvals
-
Number of units sold
Regular updates show ongoing compliance.
How RERA Protects Your Money
RERA includes financial safeguards.
Separate Bank Account Rule
Under Section 4(2)(l)(D) of RERA:
-
Promoters must deposit at least 70% of the amounts realized from allottees into a separate bank account.
-
Promoters can use these funds only for land and construction costs of that specific project.
This reduces the risk of diversion of funds to other projects.
Warning Signs to Watch For
Even after checking RERA registration online, stay alert for red flags:
-
Project not found on the RERA portal
-
Mismatch between brochure claims and RERA data
-
Frequent changes in project completion date
-
Complaints listed against the promoter
-
Registration shown as revoked or expired
Such signs may indicate higher risk.
Importance of Using RERA Data Over Marketing Claims
Advertisements may highlight amenities or delivery promises. However:
-
RERA portal data is a legal disclosure.
-
False information can attract penalties under RERA.
-
In case of disputes, RERA records can be relevant.
Therefore, always rely on official RERA project details rather than only promotional materials.
Legal Consequences of Non-Registration
If a promoter fails to register a project:
-
Penalties may be imposed under Section 59 of RERA.
-
The promoter may face fines up to a percentage of the project cost.
-
Continued violation can attract further penalties.
For buyers, investing in an unregistered project increases legal and financial risks.
Practical Tips Before Investing
Here are practical steps for safe real estate project verification in India:
-
Always note the RERA number from advertisements.
-
Cross-check the number on the official state RERA portal.
-
Download or review sanctioned plans and approvals.
-
Compare carpet area and layout with what is offered.
-
Check the project’s completion timeline.
-
Review the promoter’s past performance.
-
Monitor quarterly updates if you book early.
Legal References
This process is based on:
-
Real Estate (Regulation and Development) Act, 2016
-
Section 3 – Prior registration of real estate projects
-
Section 4 – Application for registration and disclosures
-
Section 11 – Functions and duties of promoter
-
Section 18 – Return of amount and compensation
-
Section 59 – Penalty for non-registration
State RERA Authorities issue additional rules and regulations consistent with the Act.
FAQs on RERA Registration Online
1. Is it mandatory to check RERA registration before buying property?
While not legally mandatory for buyers, it is highly advisable. It helps confirm the project’s legal status and promoter disclosures under RERA.
2. What if a project is not listed on the RERA website?
The promoter might not have registered the project, or the project might fall under an exemption. In such cases, buyers should act carefully and check the reason for the lack of registration.
3. Can a RERA-registered project still be delayed?
Yes, delays can occur. However, RERA provides mechanisms for accountability, and buyers may have rights under Section 18 in certain situations.
4. Does RERA registration mean the government guarantees the project?
No. Registration ensures regulatory oversight and disclosures. It does not guarantee profitability or eliminate all risks.
5. Can I see complaints against a builder on the RERA portal?
Many state RERA portals publish orders and case details. These can offer insight into disputes involving the promoter.
6. Is RERA applicable to commercial projects?
Yes, RERA applies to both residential and commercial real estate projects, subject to the same registration criteria.
Checking a project’s RERA Registration Online is one of the most important steps before investing in property in India. It allows buyers to verify legal approvals, promoter details, project timelines, and financial safeguards under the Real Estate (Regulation and Development) Act, 2016.
By carefully reviewing official RERA project details, confirming the RERA approval status, and conducting proper real estate project verification in India, investors can make more informed and transparent decisions. While RERA improves accountability, buyers should still evaluate all aspects of a project with due diligence and a clear understanding of the legal framework.
