Buying property represents one of life's most significant financial decisions. With over 1.43 lakh RERA registered projects covering 1.11 crore housing units across India, verification has become both easier and more critical. Understanding how to check RERA registration empowers you to make informed decisions backed by regulatory protection.

This guide walks you through verifying RERA approved projects, identifying red flags, and leveraging India's real estate regulatory framework to safeguard your investment.

What is RERA and Why It Matters?

The Real Estate (Regulation and Development) Act, 2016, commonly known as RERA, represents India's most significant housing sector reform. Enacted on March 25, 2016, with full implementation from May 1, 2017, RERA establishes Real Estate Regulatory Authorities in each state to regulate the sector and provide speedy dispute resolution.

RERA's core objectives include protecting consumer interests, ensuring efficient and transparent property sales, establishing adjudicating mechanisms, and bringing accountability to real estate transactions. Before RERA, homebuyers had limited recourse when developers delayed projects or misappropriated funds.

Mandatory Registration Criteria: Section 3 requires developers to register before advertising, marketing, or selling any property where land area exceeds 500 square metres OR apartments exceed 8 units. Interpretation varies by state.

Benefits of Buying RERA-Registered Projects

Legal Protection and Transparency: RERA mandates complete disclosure of project details, approvals, layouts, completion timelines, and developer credentials, all publicly accessible on state portals.

Timely Project Delivery: Developers must declare realistic completion dates. Delays trigger mandatory compensation at approximately 9.45–10.75% annually.

Financial Security (70% Escrow Account Rule): Developers must deposit 70% of buyer funds into separate escrow accounts, usable only for that specific project. Withdrawals require completion certification from engineers, architects, and Chartered Accountants.

Access to Grievance Redressal: RERA registered projects provide formal complaint mechanisms with 60-day resolution targets. As of 2025, 1,38,000 complaints have been resolved nationally.

Clear Project Timelines: Quarterly progress reports enable buyers to monitor construction independently.

Quality Assurance (5-Year Defect Liability): Builders must rectify structural or workmanship defects within 30 days, free of charge, for five years from possession.

Step-by-Step Guide: How to Check RERA Registration Online

Step 1: Visit Your State's Official RERA Website

Always use official ‘.gov.in’ portals. Each state maintains its own RERA portal.

Major State Portals:
• Maharashtra: mahaRERA.maharashtra.gov.in
• Karnataka: RERA.karnataka.gov.in
• Uttar Pradesh: up-RERA.in
• Delhi: RERA.delhi.gov.in
• Tamil Nadu: RERA.tn.gov.in

Search "[Your State] RERA official website" and verify the URL ends with ‘.gov.in.’

Step 2: Navigate to Project Search Section

Look for options labelled "Registered Projects," "Search Projects," "Project Status," or "Verify Registration." Most portals place the search function prominently on the homepage. MahaRERA offers map-based search for viewing all RERA registered projects in specific localities.

Step 3: Enter Project Details

Search by RERA Registration Number: Most accurate method. Format typically: State Code/Authority/Project Type/Year/Sequential Number.

Search by Project Name: Enter complete name with exact spelling.

Search by Developer/Promoter Name: Useful for assessing developer track record.

Search by Location/District: Browse all RERA approved projects in your preferred area.

Step 4: Review Project Information

Examine these critical details:

Registration Status and Validity: Confirm "Active" status. Registration remains valid until declared completion date.

RERA Registration Number: Verify the RERA registration number matches marketing materials exactly.

Project Completion Date: Check developer's committed timeline and quarterly progress reports.

Developer Details: Verify promoter name, address, and contact details.

Carpet Area and Unit Details: Confirm configurations and carpet areas align with your understanding.

Step 5: Verify Important Documents

Download and review:

Commencement Certificate: Authorises construction start.

Building Plan Approval: Sanctioned architectural plans.

Layout Approval: Master plan showing unit distribution and amenities.

Legal Title Report: Confirms developer's legal ownership.

Draft Sale Agreement: Review terms, timelines, and penalty clauses.

Financial Disclosures: Project cost estimates and escrow account operations.

Step 6: Check Project Status and Updates

Construction Progress: Quarterly reports show completion percentages.

Past Complaints and Resolutions: Multiple unresolved complaints signal serious issues.

Litigation Records: Check for pending legal disputes.

Project Modifications: Developers must disclose changes to approved plans.

To understand stamp duty costs and calculations before buying, read What is Stamp Duty: A Beginner's Guide for Property Buyers.

State-Wise RERA Portal Links

MahaRERA is the benchmark portal with comprehensive features and mobile apps.

What to Do If a Project is Not RERA-Registered?

Verify the Reason with Developer: Request written explanation for non-registration.

Check If Project Falls Under Exemption Criteria: Land area ≤500 square metres AND apartments ≤8, or completion before May 1, 2017.

Avoid Immediate Investment: Do not make payments until registration status is clarified.

Report Non-Compliance to RERA Authority: File a complaint with your state RERA highlighting the unregistered project.

Explore Alternative RERA-Compliant Projects: If explanation is unsatisfactory, consider this a major red flag and explore verified RERA approved projects.

How to Identify Fake RERA Numbers?

Verify Only on Official State RERA Website: Always check RERA registration number on .gov.in portals.

Cross-Check Project Details: Confirm project name, builder, location, and unit count match between marketing and portal listings.

Look for RERA Certificate: Request official certificate with unique RERA registration number, project address, promoter details, and seals.

Watch for Missing Approvals/Documentation: Genuine registrations include uploaded certificates and plans.

Red Flags to Avoid: Builders hesitating to share details, "pre-launch" offers without clearances, registration numbers not found on portals, expired certificates, pressure to book quickly, discrepancies in developer information.

Common Challenges When Checking RERA Details

Complex Navigation: Each state's portal has unique interfaces. MahaRERA and Tamil Nadu offer the most user-friendly experiences. Use Chrome or Firefox browsers. MahaRERA provides a mobile app for convenient access.

Outdated Information: Portal data may lag. Cross-verify with official documents from developers, visit sales offices to inspect certificates, and check customer reviews online.

Lack of Awareness: Many buyers don't fully grasp their legal protections. State RERA websites offer educational materials, FAQs, and buyer guides. Attend awareness sessions conducted by consumer forums.

RERA Exemptions: Projects Not Requiring Registration

Projects Completed Before May 1, 2017: Any project with completion certificate before RERA implementation.

Projects Under 500 Sq Metres or Less Than 8 Apartments: Size-based exemptions where land area is ≤500 square metres AND/OR apartments ≤8 (interpretation varies by state).

Renovation/Repair Projects (No Marketing/Sale): Projects for renovation without new allotments.

Additional Verification Tips for Homebuyers

Review Builder's Past Project History: Research completed projects, visit them, and assess quality.

Check Completion Track Record: Verify timely delivery history. RERA portals show all developer projects.

Verify Legal Documents: Engage a property lawyer to examine title documents.

Read Customer Testimonials: Seek genuine feedback through forums and independent platforms.

Consult with Legal Expert If Needed: Professional consultation provides peace of mind for high-value purchases.

Conclusion

Verifying RERA approved projects before investment represents the single most important step in property purchase. RERA has established mandatory oversight with over 1.43 lakh RERA registered projects as of 2025.

Key Steps Recap: Visit official portal, navigate to search section, enter project details, review registration status, verify documents, and check construction progress.

RERA's framework provides unprecedented transparency. The 70% escrow rule prevents fund diversion, 5-year defect liability ensures quality, and formal complaint mechanisms offer recourse. However, registration alone doesn't guarantee safety. Always check RERA registration on official portals, cross-verify documentation, and monitor progress.

Verify your project today. Take 10 minutes to check RERA registration number on your state's portal. If you encounter difficulties, consult RERA-specialised legal experts for documentation review and complaint filing procedures.

Frequently Asked Questions

1. How can I check RERA registration number online?

Visit your state's official RERA portal (.gov.in), navigate to "Search Projects," and enter the RERA registration number, project name, or location. The portal displays registration details including validity and approved plans. For Maharashtra: mahaRERA.maharashtra.gov.in; Karnataka: RERA.karnataka.gov.in; UP: up-RERA.in.

2. Is it safe to buy property from RERA-approved projects?

RERA approved projects provide significantly greater safety with 70% escrow accounts, 5-year defect liability, and transparent documentation. However, verify uploaded documents, check complaint history, and assess the developer track record. As of 2025, 138,000 complaints have been resolved through RERA.

3. What if the RERA website shows no details about my project?

Verify spelling and RERA registration number accuracy. Check exemption criteria (≤500 square metres or ≤8 apartments, completed before May 1, 2017). If it should be registered but isn't, request a written explanation, avoid payments, and report to the RERA authority.

4. Can NRIs check RERA project details online?

Yes, NRIs can check RERA registration globally using state portals accessible through any internet connection. All portals are public-facing without geographic restrictions. MahaRERA offers an internationally available mobile app.

5. How do I file a complaint on the RERA portal?

Register on your state portal, navigate to "File Complaint," fill the form with RERA registration number and violations, upload documents (sale agreement, receipts), pay filing fees (₹1,000-₹5,000), and submit. Target resolution: 60 days.

6. How long does RERA registration remain valid?

Registration remains valid until the project completion date declared at registration. It expires upon completion certificate issuance or declared completion period expiry. Agent registration is valid for 5 years and renewable.

7. What is the difference between RERA and MahaRERA?

RERA is the central legislation enacted by Parliament. MahaRERA is Maharashtra's state-level implementation. Each state has its own authority (K-RERA, UP-RERA, etc.). MahaRERA is the benchmark with the most advanced portal and highest RERA registered projects (48,047 as of 2025).

For complete understanding of sale deed and ownership transfer, check out What is a Sale Deed in Real Estate? Complete Guide for Property Buyers.