What to Check Before Booking a Flat – The Ultimate RERA Checklist

General
Author: Riya Kapoor

Highlights

Verify RERA registration and project authenticity
Check land ownership and legal approvals
Review carpet area layout and promised amenities
Confirm payment schedule possession terms and cancellation policy

Buying a home is one of the biggest financial decisions you will ever make. With multiple builders, offers, and projects, it’s easy to get confused—or worse, misled.

That’s exactly why RERA (Real Estate Regulation & Development Act) was introduced: to protect homebuyers and bring transparency into real estate.

Before you book a flat, use this simple yet powerful RERA checklist to ensure your investment is 100% safe.

1. Check if the Project is RERA Registered

The most critical step.

Why it matters:

Unregistered projects are risky
No legal protection under RERA
No assurance of timely completion

Check:

RERA registration number
Validity of the registration
RERA portal details (uploaded by the builder)

2. Verify Project Details on the RERA Website

Do NOT rely only on brochures.

Visit the official RERA portal of the state.

Check for:

Approved layout plan
Approved building plan
Carpet area details
Phase-wise construction plan
Promoter details & past history
Estimated completion date
Litigation status (if any)
Financial disclosures filed by the builder

If anything looks “hidden”, consider it a red flag.

3. Check the Carpet Area (NOT Super Built-Up Area)

Under RERA, carpet area is the only legally valid measurement.

Confirm:

RERA carpet area
Exclusive balcony/veranda/terrace area
Difference between builder’s brochure and RERA website

Super built-up area is usually inflated to make flats look bigger.

4. Verify Land Ownership & Approvals

Ensure the builder has:

Clear land title
Ownership documents
Registered development agreement
All approvals from competent authorities:

~Building plan approval
~Fire NOC
~Environment clearance (if applicable)
~Commencement certificate (CC)

Never book a flat in a project without full approvals.

5. Check the Construction Status vs Actual Progress

On the RERA portal, builders must upload:

Quarterly construction updates
Photos
Financial progress reports

Why it matters:

You can match actual progress with promised progress.

6. Check the RERA Escrow Account Compliance

Builders must deposit 70% of project funds into a RERA escrow account.

Verify:

Escrow account details
Compliance with Form 3, Form 5 filings

This ensures your money is only used for THAT project.

7. Compare Promised Amenities vs RERA Details

Often amenities shown in marketing brochures are NOT the same as approved amenities.

Check:

Clubhouse
Gym
Swimming pool
Parking layout
Garden/play area
Tower height
Number of units
Open space ratio

Only rely on what’s uploaded on the RERA site.

8. Confirm Possession Date (and Grace Period)

RERA requires:

Promoter to declare exact possession date
Compensation if delayed

Compare:

Agreement for Sale
RERA website
Brochure

9. Check Details of Charges & Hidden Costs

Before booking, ask for:

Maintenance charges
Floor rise charges
Parking charges
Clubhouse charges
GST impact
Stamp duty & registration

Avoid last-minute surprises.

10. Read the Draft Agreement for Sale

Under RERA:

Agreement must follow the model format
No arbitrary clauses allowed
All specifications must match portal disclosures

Check for:

Delay penalty clauses
Carpet area confirmation
Payment schedule linked to construction milestones

11. Check Builder’s Past Track Record

Look at:

Previous projects
Delivery timelines
Quality issues
Complaints on RERA portal

A builder with poor history is a major risk.

12. Payment Should Always Be Linked to Construction

RERA mandates milestone-based payments.

Avoid:

Large upfront demands
Cash payments
Payment before completion of milestones

Final Buyer Decision Checklist:

Before booking a flat, ensure:

Project is RERA registered
Land title is clear
Approvals are valid
Carpet area is verified
Possession date is realistic
Agreement follows RERA
No hidden charges
Builder has escrow compliance
Construction is progressing as per RERA updates

If even one point feels suspicious, wait.

Conclusion

A home is not just an investment—it’s security, comfort, and a dream.

With this RERA checklist, you can avoid fraud, delays, and financial losses.

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What to Check Before Booking a Flat – The Ultimate RERA Checklist