RERA Checklist for Buying Property in Bangalore

The Real Estate (Regulation and Development) Act, 2016, commonly known as RERA, was introduced to make real estate transactions more transparent and give homebuyers greater protection. In Karnataka, projects and real estate agents covered by the law are regulated through Karnataka RERA. The law requires important project information to be disclosed and gives buyers legal remedies in cases such as delays and certain violations.

For anyone planning to buy property in Bangalore, the following RERA checklist can help you examine a project before making a financial commitment.

1. Check the RERA Registration Number

The first and most important step is to check whether the project is registered under Karnataka RERA, wherever registration is required.

Ask the builder for the project's Karnataka RERA registration number and verify it on the official RERA records. Do not rely only on the number printed in a brochure, advertisement or WhatsApp message.

The RERA record can help you confirm details such as:

Project name and location

Name of the promoter

Proposed completion date

Number of units

Apartment details

Approved plans and other submitted documents

Project status and updates

Information submitted by the developer

RERA registration is particularly important for under-construction projects. Under the central RERA framework, registration generally applies to projects above the specified threshold, including projects exceeding 500 square metres or more than eight apartments, subject to the law and applicable exemptions.

2. Verify the Builder's Details

A RERA-registered project does not mean you should stop checking the developer.

Look at the promoter's details on the RERA record and compare them with the name appearing on the booking form, sale documents and payment instructions.

It is also useful to check the developer's previous projects. Find out whether earlier projects were completed on time, whether buyers have complained about construction quality, and whether there have been significant disputes.

Karnataka's government services portal also provides a facility to check the registration status of real estate agents. If you are dealing through a broker, verify the agent before relying on their claims.

3. Check the Project's RERA Completion Date

One of the most useful pieces of information on a RERA project record is its promised completion timeline.

Compare the developer's advertised possession date with the date recorded under RERA. If the two dates are different, ask the builder for a clear written explanation.

Do not depend only on statements such as "possession will be given soon" or "construction is ahead of schedule." A written commitment is much more useful if a dispute arises later.

Also check whether the project has received any extension. Karnataka provides an online service through which project extension status can be checked.

4. Match the RERA Details With the Sales Brochure

The information shown to you by the sales team should match the information submitted under RERA.

Check important details such as:

Apartment size

Carpet area

Number of towers

Number of apartments

Amenities

Project layout

Building plans

Possession timeline

Parking details

Common areas

If a salesperson promises something that is not reflected in the project documents, ask for the promise in writing before paying.

This is especially important when the property is marketed as having premium facilities, large open spaces or specific community features.

5. Check the Carpet Area

Do not compare Bangalore apartments only by the advertised square-foot figure.

Ask for the RERA carpet area of the apartment and understand exactly what you are paying for. RERA requires project information relating to the number, type and carpet area of apartments to be disclosed.

For example, two apartments advertised as 1,200 sq. ft. may not offer the same usable living space if their carpet areas are different.

When comparing properties, look at the price per carpet square foot rather than relying only on the headline size.

6. Read the Agreement for Sale Carefully

Do not treat the agreement as just another formality.

The agreement for sale should clearly set out important terms relating to the property, payment schedule, possession and the responsibilities of both parties. The project registration process itself requires the promoter to furnish the proposed agreement for sale and related documents.

Before signing, check:

Total purchase price

Payment schedule

Possession date

Cancellation terms

Delay-related provisions

Maintenance charges

Parking terms

Other charges

Specifications and promised facilities

Conditions for handover

If you do not understand a clause, ask a property lawyer to review it before signing.

7. Check Land Ownership and Title Documents

RERA should not be treated as a replacement for a proper property title check.

Ask for documents showing who owns the land and whether the developer has the legal right to develop the property. Depending on the project, this may involve examining title documents, development agreements, joint development arrangements, powers of attorney and other records.

For land-related records in Karnataka, the government's Bhoomi system provides access to land-record information, including RTC-related records.

A lawyer should ideally verify the title and check whether there are mortgages, disputes, claims or other issues affecting the property.

8. Verify Approvals and Sanctioned Plans

A RERA registration number alone should not be considered proof that every aspect of a property is acceptable.

Ask for the relevant approved plans and permissions for the project. Check whether the building being constructed matches the sanctioned plan.

Pay particular attention to the number of floors, tower configuration, apartment layout, common areas, parking and amenities.

If the sales team says that a particular facility will be added later, ask whether it is included in the approved plans and project documents.

9. Check the Project's Construction Progress

For an under-construction property, compare the actual construction progress with the project's stated timeline.

RERA requires project information to be made available online, and promoters are required to provide periodic updates on relevant project details.

A buyer should therefore check whether the latest available information supports what the sales team is saying.

If construction appears significantly behind schedule, ask questions before making the next payment.

10. Look for Complaints and Orders

Before buying, search for complaints, orders or other regulatory information connected with the project and promoter.

This can reveal whether previous buyers have raised issues involving possession delays, payments, construction, documentation or other matters.

The Government of India's services portal provides access to orders and judgments issued by Karnataka RERA, allowing consumers to review regulatory decisions.

A complaint does not automatically mean that a project is unsafe to buy. However, repeated complaints about the same issue deserve closer attention.

11. Understand the 70% Separate Bank Account Rule

One of the important protections under RERA concerns money collected from homebuyers.

The RERA framework requires 70% of the amounts collected from buyers for a project to be maintained in a separate bank account and used for the land and construction costs of that project, subject to the law's requirements. Withdrawals are linked to certification by professionals such as an engineer, architect and chartered accountant.

This provision was designed to reduce the misuse of money collected for one project for unrelated developments.

12. Check the Possession and Occupancy Documents

If you are buying a completed or nearly completed apartment, do not assume that physical completion means everything is legally ready for occupation.

Ask about the applicable Occupancy Certificate (OC) and other completion-related documents.

This is particularly relevant in Bangalore because Karnataka has faced continuing confusion around the interpretation and use of Occupancy Certificates and Completion Certificates under different laws.

Before taking possession, verify the documents applicable to your project and have them reviewed if anything appears unclear.

13. Confirm What Is Included in the Price

The advertised apartment price is not always the final amount you will pay.

Prepare a complete cost sheet covering:

Basic apartment price

Parking charges, where applicable

Floor-rise charges

Clubhouse or amenity charges

Maintenance deposits

Infrastructure charges

Registration and stamp duty

Applicable taxes

Other builder charges

Ask the builder for a written breakup. This makes it easier to compare different Bangalore projects on a genuine like-for-like basis.

14. Check the Defect Liability Protection

RERA provides protection against certain structural defects and defects in workmanship, quality or services for five years from the date of handing over possession, subject to the Act's provisions.

This makes it important to document problems after moving into the property.

Keep copies of your agreement, payment receipts, possession documents, photographs and written complaints. If a problem occurs, communicate with the builder in writing rather than depending only on phone calls.

15. Keep Every Document and Payment Record

Finally, maintain a complete property file from the first site visit until registration and possession.

Keep copies of:

RERA project details

Booking form

Application and allotment documents

Agreement for sale

Sale deed

Payment receipts

Bank loan documents

Approved plans

Possession documents

OC and applicable completion documents

Emails and written communication with the builder

For a high-value purchase such as a Bangalore home, spending time on document verification before paying a large amount can be far less expensive than trying to resolve a property dispute later. A RERA checklist is therefore best used alongside independent legal verification, financial planning and a physical inspection of the property before you sign the final documents.