What RERA actually does
The Real Estate (Regulation and Development) Act, 2016 (RERA) was introduced to bring transparency and accountability to a sector that historically favored builders over buyers. It requires:
- Mandatory registration of any project above a minimum size threshold before marketing or selling units
- 70% of funds collected from buyers to be deposited in a dedicated escrow account, used only for that project's construction and land cost
- Sale based on carpet area, not the more inflated "super built-up area" figure
- A defined possession date, with interest payable to buyers for delays
- A formal grievance redressal mechanism through state RERA authorities
How to verify a project's RERA registration
- Go to your state's RERA portal — Punjab RERA (rera.punjab.gov.in) or Haryana RERA (haryanarera.gov.in) for the Tricity region
- Search by project name, builder name, or registration number
- Check the promised possession date, the registered carpet area, and the project's approved layout
- Look for any complaints filed against the project or builder, and their resolution status
Your rights as a buyer
- Right to accurate project information — layout, amenities, timeline — as registered with RERA, not just marketing claims
- Right to carpet-area-based pricing, not ambiguous "super area" pricing
- Right to compensation or interest if possession is delayed beyond the registered date
- Right to a structurally defect-free property for a minimum defect liability period (typically 5 years) after possession
- Right to withdraw and claim a refund with interest in specific default scenarios
Checking clear title on land or resale property
Title verification matters even more for resale properties and plots, which don't carry RERA's escrow protections. At minimum:
- Trace the chain of ownership back at least 12-13 years through registered sale deeds
- Obtain an Encumbrance Certificate confirming no pending loans or legal claims against the property
- Confirm there's no ongoing litigation, especially in inherited or family-owned properties
- Have a property lawyer review original documents, not photocopies, before you pay any advance
Filing a RERA complaint
If a builder defaults — delayed possession, deviation from approved plans, or diversion of funds — you can file a complaint directly with your state RERA authority, generally for a nominal fee. Complaints are heard by a RERA adjudicating officer, and outcomes can include compensation, interest on delayed possession, or in serious cases, a full refund.
Frequently asked questions
What is RERA and why does it matter to me as a buyer?
RERA (Real Estate Regulation and Development Act, 2016) requires builders to register projects, disclose accurate project details, deposit 70% of buyer funds in an escrow account for construction, and pay penalties for delayed possession. It gives buyers a formal complaint mechanism against defaulting builders.
Is a resale or ready-to-move property covered by RERA?
Only projects that had a pending completion certificate at the time RERA came into force, or new under-construction projects, need RERA registration. A fully completed, ready property with an Occupancy Certificate generally falls outside active RERA registration requirements, though the builder's original registration history is still worth checking.
What can I do if a builder delays possession?
Under RERA, you can file a complaint with your state's RERA authority (Punjab RERA or Haryana RERA) and claim compensation or interest for the delay, or in some cases withdraw from the project with a refund plus interest.
How do I check if land has clear title?
Request the chain of title documents going back at least 12-13 years, get an Encumbrance Certificate from the sub-registrar's office, and have a property lawyer verify there are no pending litigations, unpaid loans, or disputed ownership claims.