RERA Approval Check — How to Verify Any Property in Your State (Direct Portal Links)

In 2017, the Indian real estate market changed permanently. The Real Estate (Regulation and Development) Act — RERA — forced every developer to register their under-construction projects with the state regulator, disclose carpet area honestly, deposit 70% of buyer money in an escrow account, and accept criminal liability for delays. For buyers, RERA was the single biggest legal upgrade in 30 years.

But here's the catch: RERA only works if you actually check whether a project is registered. Builders still advertise "soon to be RERA registered" or "RERA application in process." Many small projects slip through unregistered. Some larger ones lapse their registration mid-construction. The state portals are public, free, and take five minutes to use — yet most buyers don't.

This guide shows you exactly how to verify any project in any state.

What RERA registration actually guarantees

When a project is RERA-registered, the developer has:

• Submitted approved building plans to the regulator
• Disclosed the carpet area of every unit (no super built-up tricks)
• Committed to a completion date with penalties for delay
• Opened a separate escrow account where 70% of buyer payments must sit, used only for that project
• Submitted title documents proving they have the right to develop the land
• Listed all encumbrances on the land (mortgages, litigation, joint development partners)

That's a serious disclosure regime. None of it stops a project from being delayed or going under — but if it does, buyers have a fast, free legal forum (the state RERA authority) to file complaints. Pre-RERA, your only option was civil court, which meant 8–15 years.

Who needs to register? Who's exempt?

RERA applies to:

• Any project where the land is over 500 square meters
• Or any project with more than 8 apartments/units
• Both new construction AND projects launched on or after 1 May 2017
• Both builders and brokers must register

Exempt:

• Projects under 500 sqm AND under 8 units (very small developments)
• Projects with a completion certificate already issued before May 2017
• Self-built individual homes

So if you're buying in a 4-unit independent floor builder project, RERA may not apply. For anything larger, RERA registration is mandatory and its absence is a red flag.

How to check — the 4-step universal flow

Every state RERA portal is slightly different, but the flow is essentially:

1. Open your state RERA portal (direct links below).
2. Look for "Search / View Projects" or "Registered Projects" — usually in the top menu.
3. Search by project name, builder name, registration number, or location.
4. Open the project page → review the documents.

What to look for on the project page:

• Registration number — should be in a format like TN/XX/Building/Project/2024/XXXX (each state has its own pattern)
• Validity — start date and projected completion date
• Carpet area of each unit type (cross-check with the builder's brochure)
• Approved plans (PDF downloads)
• Quarterly progress reports — the developer must file these; if missing for several quarters, the project is in trouble
• Complaints filed against the project (sometimes visible publicly)
• Promoter details — the company name on RERA must match the company you're paying

If any of these are missing, walk away — or at minimum, ask the developer to explain in writing before paying anything.

Direct state portal links

Use these only as starting points; bookmark the actual portal once you've verified it's the official .gov.in URL.

Tamil Nadu → rera.tn.gov.in

• Search by project name, builder name, registration number, district
• Strong portal; quarterly progress filings are usually current

Karnataka → rera.karnataka.gov.in

• Search by project, agent, or complaint
• Includes Bengaluru, Mysuru, Mangaluru, Hubli projects

Maharashtra (MahaRERA) → maharerait.mahaonline.gov.in

• The most active and detailed RERA portal in India
• Includes Mumbai, Pune, Nagpur, Thane projects
• Lists all complaints and orders publicly

Telangana → rera.telangana.gov.in

• Covers Hyderabad, Warangal and rest of TS
• Search by project or promoter

Andhra Pradesh → rera.ap.gov.in

• Covers Vizag, Vijayawada, Tirupati and rest of AP
• Slightly newer portal; some smaller districts have incomplete listings

Kerala → rera.kerala.gov.in

• Search by project or promoter

Delhi (UPRERA covers NCR-UP, separate from Delhi RERA)

• Delhi RERA → rera.delhi.gov.in
• Gurugram / Faridabad fall under Haryana RERA → haryanarera.gov.in
• Noida / Ghaziabad / Greater Noida fall under UP RERA → up-rera.in

Other major state portals:

• Gujarat → gujrera.gujarat.gov.in
• Rajasthan → rera.rajasthan.gov.in
• Madhya Pradesh → rera.mp.gov.in
• Punjab → rera.punjab.gov.in
• West Bengal (WBHIRA) → check the latest official link; West Bengal has had multiple regulator transitions

> A safety tip: always reach state RERA portals by typing rera.<state>.gov.in into your address bar OR via a Google search for <state> RERA official site. There are several scam sites that mimic state RERA portals and ask for payment to "check" projects. The real portals are free.

What does a "RERA approved" claim usually hide?

Once you start using state portals, you'll discover a few common gaps:

• Phase mismatch. A builder may have registered Phase 1 of a township but is now selling Phase 2 unregistered.
• Project name mismatch. The brochure says "Glory Heights" but the RERA listing says "Glory Heights — Tower B & C only." Tower A is unregistered.
• Promoter swap. The RERA registration is in Company X's name but the sale agreement is from Company Y (often a "marketing partner"). You should be paying X, not Y.
• Validity lapsed. Registration was issued in 2020 with a 2023 completion date. It's now 2026, and the project isn't complete but registration hasn't been renewed. Buyers paying now have no RERA protection on new payments.

Cross-check the carpet area, promoter name, registration validity and brochure plan vs RERA plan in every case.

What to do if a builder says "RERA application is in process"

Don't pay anything. Until registration is issued:

• The builder cannot legally collect more than 10% of the unit price (and most state laws say even that 10% must be refunded if registration is denied)
• You have no RERA protection on the payment
• The carpet area, completion date and price are not legally binding

Builders frequently use "in process" as cover for projects that don't qualify or where they're trying to avoid the disclosure burden. If you absolutely want the unit, get a refundable deposit agreement in writing — but the safer move is to wait.

Filing a complaint after you buy

If a RERA-registered project is delayed, has carpet area discrepancies, or the builder has misused funds, you can file a complaint directly with the state RERA authority. The process:

1. Log in to the state portal (using the same account you used to check the project)
2. File complaint with documents (sale agreement, payment receipts, RERA registration)
3. Pay a small filing fee (typically ₹500–₹5,000)
4. Hearings begin in 60–90 days
5. Orders are typically issued within 6–9 months

Compared to civil court (8–15 years), this is a meaningful upgrade. Many buyers have recovered delay compensation, interest, or full refunds through state RERA orders.

Buyer's quick checklist

• <span style="display:inline-block;width:1.1em">☐</span> Project name, promoter name, registration number all visible on the state RERA portal
• <span style="display:inline-block;width:1.1em">☐</span> Carpet area on RERA matches the brochure / sale agreement
• <span style="display:inline-block;width:1.1em">☐</span> Registration is valid (not lapsed)
• <span style="display:inline-block;width:1.1em">☐</span> Quarterly progress reports filed; recent reports show genuine construction
• <span style="display:inline-block;width:1.1em">☐</span> Approved plans match the building you're being sold a flat in
• <span style="display:inline-block;width:1.1em">☐</span> If a township: the specific tower/phase is in the registered list
• <span style="display:inline-block;width:1.1em">☐</span> The company you're paying matches the RERA-registered promoter

TL;DR

RERA gave Indian buyers their first real protection in real estate. The portals are free, public, and run by state governments. Five minutes on the right state portal will tell you almost everything you need about a project's legal standing.

If you're shopping for new-construction or even resale apartments, start by browsing listings where RERA details are disclosed up front — explore apartments in Chennai, Bengaluru, Hyderabad, or Mumbai on 99Land. Look for the verified-agent badge — those sellers have submitted ID and project documents to our team.

One rule, every project, every time: type the project name into the state RERA portal yourself before paying a rupee. That's the whole defense.

Safety checklist for everyone in this deal

A property transaction in India touches a lot of hands. Here's what each party should insist on before money moves.

Buyers

• Verify title through a 30-year EC (Encumbrance Certificate) and cross-check the mother deed.
• Confirm RERA registration (where applicable) — the RERA number should match the one on the state RERA website.
• Never transfer a token amount on WhatsApp alone; insist on a receipt and a simple written agreement.
• Walk the property in person. Photo-only deals are a common vector for listing fraud.

Sellers

• Keep originals in a locker. Only ever share certified copies with prospective buyers.
• Insist on payment via cheque / NEFT / RTGS — avoid cash-heavy deals, especially above ₹2 lakh (20,000 cash cap for each leg under Section 269ST).
• Never hand over vacant possession until the sale deed is registered and the registration receipt is in your hand.

Agents, agencies and brokers

• Register under the state RERA (where brokering RERA-covered projects) and display your registration number on listings.
• Keep a written, dated engagement letter with the client covering brokerage %, exclusivity and a cancellation clause.
• Do a KYC on both sides before the first site visit — PAN + Aadhaar, photo ID match — and hold a copy on file.
• Never pocket earnest money directly; let it flow buyer ↔ seller and invoice the brokerage separately.

Owners

• Update your property tax every year — BBMP / MCD / BMC arrears follow the property and surface at sale time.
• On rental, include a 2–3-month notice period, a detailed inventory with photos, and a clause on painting + deep-cleaning at exit.
• Pay the rental TDS if you're a tenant paying over ₹50,000/month (Section 194-IB). Owners should chase the Form 16C from their tenant.

Final tip: when in doubt, walk away. The best real-estate deals are the ones you don't rush.