Buying a home or investing in property is a major financial decision. In India, one of the biggest risks for buyers is property fraud—such as fake promises, delayed possession, unclear approvals, misleading carpet area claims, or projects that don’t follow legal requirements. To protect buyers, the Indian government introduced RERA (Real Estate Regulation and Development Act, 2016).
RERA has improved transparency by making it compulsory for many real estate projects to register and disclose key project information publicly. But simply hearing “RERA registered” in an advertisement is not enough. As a buyer, you should know how to check project registration online and verify official details yourself.
In this guide, you’ll learn:
- What RERA is and why it matters
- How to check a project’s RERA registration step-by-step
- What details to verify to avoid property fraud
- Common mistakes buyers make and how to stay safe
Who is this for?
This article is useful for:
- First-time homebuyers (18+)
- Families buying under-construction apartments
- Investors comparing projects and builders
- Anyone searching online for RERA registration check steps, documents, and verification guide
- Buyers who want to avoid scams, misleading offers, and legal trouble
Main Explanation (Core Content)
What is RERA? (Simple Meaning)
RERA stands for the Real Estate (Regulation and Development) Act, 2016. It is a law created to regulate the real estate sector and protect homebuyers by improving accountability and transparency.
Why RERA was introduced
Before RERA, buyers often faced:
- delayed possession without clear timelines
- changes in layout or amenities without approval
- misleading marketing claims
- unclear legal approvals and documentation
RERA makes it harder for developers to hide key information by requiring many projects to register and disclose project details publicly through state RERA portals.
How RERA Helps Homebuyers (Key Benefits)
Here’s how RERA can protect you:
1) Mandatory registration for eligible projects
Many real estate projects need registration under RERA. Once registered, the project gets a unique RERA registration number.
2) Public access to project information
You can check details like:
- builder name and track record
- land title status (as disclosed)
- project timeline and completion date
- approvals and plans submitted
- unit details and carpet area disclosures
3) Complaints and dispute support
RERA provides a formal process where buyers can file complaints against builders if rules are violated.
4) Higher transparency in advertising
Builders are expected to mention the RERA registration number in advertisements for registered projects.
How to Check RERA Project Registration Online (Step-by-Step Guide)
RERA is managed by states, so each state has its own official RERA portal. The steps are similar across most portals.
Step 1: Identify the project’s state RERA website
Check the official RERA site for the state where the property is located (for example, Maharashtra, Uttar Pradesh, Haryana, etc.).
Tip: Avoid using random third-party sites for verification. Use the official government RERA portal whenever possible.
Step 2: Search using the project name, builder name, or registration number
Most portals allow you to search by:
- Project name
- Promoter/builder name
- RERA registration number
Best practice
If the builder provides a registration number, search using that first—it is more precise than searching by name.
Step 3: Match the details with what the broker/builder told you
Once the project appears in search results, verify these key details carefully:
Checkpoint A: Project status and validity
- Is the project marked active/registered?
- Does registration show a valid approval period?
- Is there any warning, suspension, or expired status?
Checkpoint B: Promoter details
Confirm promoter name, registered office address, and contact details.
Checkpoint C: Project timeline
Compare promised possession date with the timeline shown on the RERA portal.
Checkpoint D: Location and land details
Verify the project’s location details match the site you are visiting.
Step 4: Review approvals and legal disclosures
Most RERA portals display details such as:
- approvals submitted (as disclosed by promoter)
- layout plan information
- number of units, buildings, phases
- development work updates (where provided)
Important: RERA registration improves transparency but does not replace full legal due diligence. For major purchases, consult a qualified property lawyer.
Step 5: Download or save proof for safety
If possible, save or print:
- project registration page
- promoter details
- possession timeline
This helps if you need future documentation for disputes.
What to Verify in RERA Details (Fraud Prevention Checklist)
Even if a project is RERA registered, you should still verify details carefully.
1) RERA Registration Number is Real and Matches the Project
Fraudsters sometimes reuse numbers from different projects. Confirm:
- the same number matches the same project name
- location and builder details align
2) Project Phase Registration
Some builders register only a part of the project. Check:
- whether your tower/phase is included
- whether the unit you are buying falls under the registered phase
3) Carpet Area vs Super Built-Up Area
Under RERA, carpet area disclosure is important. Many buyers get confused because brochures highlight larger “super built-up area” values.
Buyer tip: Compare price per square foot based on carpet area, not just brochure size.
4) Promised Amenities and Layout
Verify whether amenities claimed match what is officially disclosed. If a builder’s promise seems unrealistic, treat it carefully.
5) Possession Date and Construction Status
Many fraud cases involve false timelines. Compare:
- what the salesperson says
- what RERA displays
- what you observe on site
Common Property Fraud Types RERA Can Help You Avoid
RERA checks are especially useful in these situations:
1) Fake or unregistered projects
If a project should be registered but is missing from the portal, it’s a warning sign.
2) Misleading possession promises
If RERA shows a later completion date than the builder claims, that mismatch matters.
3) Hidden project changes
RERA encourages transparency around plans, timelines, and disclosures.
4) Incorrect promoter information
Verification helps you confirm whether the promoter identity is consistent and legitimate.
Comparison Section: RERA-Registered vs Not Registered
Here’s a simple comparison to help you understand the risk difference.
RERA-Registered Projects
- Publicly visible project information
- Promoter details are searchable
- Timelines and disclosures are recorded
- Buyer complaint mechanism exists
Non-Registered / Not Found on Portal
- Lack of transparency
- Higher fraud and delay risk
- Harder to verify claims
- Legal protection may be weaker depending on case
Note: Some small projects may legally fall outside mandatory registration depending on state rules and project size. Even then, you should do deeper verification.
Key Points / Quick Checklist (Buyer Safety)
Use this checklist before paying any token amount:
- ✅ I found the project on the official state RERA website
- ✅ Registration number matches project name and location
- ✅ Promoter details match builder’s documents
- ✅ My tower/phase is included in the registration
- ✅ Possession date and timeline look realistic
- ✅ Carpet area is clearly mentioned
- ✅ I saved the RERA project proof page
- ✅ I verified key approvals and consulted a legal expert if needed
Common Mistakes to Avoid
Here are common mistakes that lead to trouble:
1) Trusting “RERA registered” claims without checking online
Always verify on the official portal yourself.
2) Paying booking amount without reading documents
Do not rely on brochures or verbal promises.
3) Ignoring phase-wise registration
Your tower may not be in the registered phase. Confirm carefully.
4) Not comparing carpet area properly
Price comparisons based on super built-up area can be misleading. Use carpet area for calculations.
5) Skipping legal due diligence
RERA is helpful, but property purchases still need document verification by a qualified professional.
6) Using unofficial third-party links for verification
Fraud websites can look similar. Always use official state portals.
FAQs
1) What does RERA registration mean for a project?
RERA registration means the developer has registered the project with the state RERA authority and disclosed key information like timeline, promoter details, and project structure. It improves transparency and offers a complaint mechanism for buyers.
2) How can I check if a project is RERA registered?
You can visit the official state RERA website and search using the project name, builder name, or registration number. Always match the project location and promoter details with what the builder or broker provides.
3) Can a builder sell a project without RERA registration?
Many projects are required to register under RERA, but some smaller projects may be exempt depending on state rules and size criteria. If a project should be registered but is not listed, treat it as a serious warning sign.
4) Does RERA guarantee that the project is safe?
RERA improves transparency, but it does not guarantee that a project is risk-free. Buyers should still verify legal approvals, title clarity, and agreement terms with a qualified property lawyer before making payments.
5) What details should I match on the RERA portal to avoid fraud?
You should match the RERA registration number, promoter name, project address, phase/tower details, and possession timeline. Also verify carpet area disclosures and official project status on the portal.
6) What should I do if the builder’s claims don’t match the RERA details?
If you find mismatches, avoid paying any amount until the builder provides written clarification. You can also consult a property lawyer and consider raising a complaint through the RERA process if needed.
Conclusion
RERA has made home buying safer by improving transparency and forcing many projects to disclose key details publicly. But buyers should not stop at the words “RERA registered.” The safest approach is to verify the registration on the official state RERA portal, match the project details carefully, and avoid paying fees or booking amounts until everything is clear.
If you follow the steps in this guide—checking registration, matching phase details, reviewing carpet area disclosures, and staying cautious about unrealistic claims—you can reduce the risk of property fraud and make a more informed, confident purchase decision.