RERA Checklist for Buying Property in Mumbai

Buying a home in Mumbai is a major financial decision that requires careful planning, thorough research and proper documentation. With property prices varying widely across locations such as Thane, Navi Mumbai, Andheri, Borivali, Powai and the central suburbs, homebuyers must consider more than just the apartment's price, location and amenities. Verifying the project's legal status, construction progress and developer's commitments is equally important before paying a booking amount.

The Real Estate (Regulation and Development) Act, 2016, commonly known as RERA, was introduced to improve transparency and accountability in India's real estate sector. In Maharashtra, the Maharashtra Real Estate Regulatory Authority, or MahaRERA, oversees the implementation of these rules and provides information that helps homebuyers make informed decisions.

A well-planned RERA checklist for buying property in Mumbai can help buyers identify potential risks, verify a developer's claims and understand their rights before signing an agreement. Whether purchasing a ready-to-move apartment or investing in an under-construction property, checking the following details can make the home-buying process more secure.

1. Verify the MahaRERA Registration Number

The first step in any RERA checklist for buying property in Mumbai is to verify whether the project is registered with MahaRERA.

Under RERA, projects that fall within the Act's registration requirements must be registered with the relevant state authority before they are advertised, marketed, booked or sold. Certain projects may qualify for specific exemptions under the law, so buyers should verify the applicable requirements rather than assume that every property must have a registration number.

Developers usually display their MahaRERA registration number on project advertisements, brochures and websites. However, buyers should not rely solely on the information provided by the sales team.

Visit the official MahaRERA website and search for the project using its name, registration number or promoter's details.

Check the following information:

• Whether the project is registered with MahaRERA.
• Whether the registration number matches the details provided by the developer.
• Whether the project name and location are correct.
• Whether the registration covers the building or phase you intend to purchase.
• Whether the registration is active or subject to any restrictions.
• Whether MahaRERA has issued any orders, notices or directions concerning the project.

This step is particularly important for large residential developments in Mumbai, where a project may include multiple towers, buildings or construction phases. Registration of one phase does not automatically mean that every other phase has the same status.

2. Check the Developer's Track Record

A developer's past performance can provide useful insights into the way a project may progress. Although an established name does not guarantee timely possession or construction quality, checking the builder's record can help buyers identify possible warning signs.

MahaRERA provides access to information about registered projects and promoters. Buyers can use this information to examine the developer's previous projects and ongoing developments.

Before booking an apartment, check:

• Whether the developer has completed previous projects as promised.
• Whether earlier projects experienced significant construction delays.
• Whether there are complaints or regulatory orders involving the developer.
• Whether the developer has completed the required project updates.
• Whether any of the developer's projects appear on MahaRERA's lists of lapsed or revoked registrations.

Buyers should also distinguish between the reputation of a real estate brand and the legal entity responsible for the specific project. A large developer may operate through different companies or project-specific entities.

Verify the name of the promoter mentioned in the MahaRERA records and compare it with the entity named in the booking documents.

3. Examine the Project's Completion Date

Possession timelines are an important consideration when buying property in Mumbai. Delays can affect rental arrangements, home loan repayments, school admissions and other family plans.

MahaRERA project records generally include the proposed completion date declared by the promoter. Depending on the project's history, the records may also show revised completion dates or other relevant updates.

Before booking, check the following:

• The original proposed completion date.
• The currently recorded completion date.
• Any approved extension or revised timeline.
• The construction progress reported by the developer.

Whether the project has received the required completion or occupancy certificate, where applicable.

Do not assume that a revised date automatically means the project is progressing as expected. Compare the declared timeline with the construction status visible during a site visit and the latest information available on the MahaRERA portal.

For an under-construction apartment, ask the developer to explain the expected possession date in writing. The date mentioned in the registered agreement for sale should also be reviewed carefully.

If the developer promises possession several months earlier than the date recorded in official documents, ask for a clear written explanation before making a commitment.

4. Review the Approved Building Plans and Layout

An attractive sample apartment or sales brochure does not necessarily provide a complete picture of the approved project.

Before buying a flat in Mumbai, verify the sanctioned building plans and layout plans available through the developer and relevant project records.

These documents help buyers understand how the building is expected to be constructed and how the available space will be used.

Pay attention to the following details:

• The number of buildings and floors approved.
• The location and layout of your proposed apartment.
• The approved use of common areas.
• The position of lifts, staircases and access routes.
• The availability and location of parking spaces.
• The amenities and facilities included in the approved plans.
• Any proposed future construction within the development.

For example, a developer may advertise a landscaped garden, clubhouse or swimming pool as part of the project. Buyers should verify whether these facilities are included in the relevant approved plans and project commitments.

It is also important to understand whether the apartment belongs to a larger development that will be completed in phases. Construction activity in other phases may continue even after some buildings become ready for occupation.

For properties in Mumbai's redevelopment projects, additional checks may be necessary because the legal arrangements, approvals and construction stages can differ from those of a conventional residential project.

5. Check the Land Title and Legal Approvals

MahaRERA registration is an important safeguard, but it should not be treated as a substitute for independent legal verification.

Before buying property in Mumbai, ask a qualified property lawyer to examine the project's land title and the documents establishing the developer's right to construct and sell the property.

The objective is to establish whether the land ownership or development rights are properly documented and whether any legal issues could affect the purchase.

Important documents and details to examine include:

The land title report.

Documents establishing ownership or development rights.

Details of mortgages, charges or other financial claims on the property.

Information about ongoing litigation involving the land or project.

The applicable commencement certificate.

Approved building plans and other relevant permissions.

Other approvals required for the particular development.

The commencement certificate is especially important for an under-construction apartment because it indicates the construction permissions granted by the competent authority. Buyers should verify the scope of the approval and whether the proposed construction stage is covered.

In Mumbai, the relevant approving authority may vary depending on the property's location and jurisdiction. Projects may fall under the Brihanmumbai Municipal Corporation, the Mumbai Metropolitan Region Development Authority or another competent planning authority.

Do not assume that a developer's claim of having received all approvals is sufficient. Ask for supporting documents and obtain independent legal advice where necessary.

6. Verify the Carpet Area of the Apartment

The carpet area is one of the most important details to check when buying a residential property.

Under RERA, carpet area refers to the net usable floor area of an apartment, subject to the statutory definition and its exclusions. It does not simply mean the total built-up area or super built-up area advertised in some property brochures.

For buyers comparing apartments in Mumbai, carpet area provides a more consistent basis for evaluating the usable space offered by different projects.

Check the following details before booking:

• The carpet area mentioned in the MahaRERA records.
• The carpet area stated in the booking form and agreement for sale.
• Whether the apartment's room sizes match your requirements.
• Whether balconies, terraces or other areas are described separately.
• Whether the quoted price is based on the correct area measurement.

For example, two apartments may be advertised at similar prices, but one may offer a larger carpet area. Comparing the price per square foot of carpet area can help buyers understand which apartment offers better value.

A buyer should also examine the actual room layout. A larger carpet area does not automatically mean that the apartment will have a more practical arrangement of bedrooms, storage areas or living spaces.

If the carpet area mentioned in different documents does not match, request clarification before making the payment.

7. Read the Project's Quarterly Updates

One of the useful features of the MahaRERA system is that registered projects are required to provide periodic updates in accordance with the applicable rules and regulations.

These updates can help buyers understand the project's progress instead of relying entirely on verbal assurances from the developer.

The official portal provides information about project updates, including construction progress, building details and other required disclosures.

Buyers should review:

The latest reported construction progress.

Changes in the proposed completion date.

The number of apartments booked or sold, where disclosed.

Updates to building details and project facilities.

Changes in promoter or project-related information.

Details of uploaded documents, certificates and other disclosures.

The authority's guidance on project updates explains that promoters must maintain current project information in accordance with Section 11 of the RERA Act. Non-compliance can attract regulatory action.

A project that has shown limited progress across several reporting periods deserves closer examination, particularly if the developer is promising rapid completion.

However, a delay in updating information is a reason to investigate further rather than automatic proof that the project is fraudulent. Buyers should examine the available records, seek written clarification and obtain professional advice if concerns remain.

8. Understand the Agreement for Sale Before Paying

The agreement for sale is a key legal document that records the responsibilities of the developer and the homebuyer.

Under Section 13 of the RERA Act, a promoter cannot accept more than 10% of the cost of an apartment, plot or building as an advance or application fee without first entering into a written agreement for sale and registering it as required by law.

Buyers should not treat the booking form or a verbal assurance from the sales team as a replacement for the registered agreement.

Before signing, carefully examine the following points:

• The total consideration payable for the apartment.
• The carpet area and apartment specifications.
• The payment schedule and instalment deadlines.
• The proposed possession date.
• The terms applicable in case of construction delays.
• The interest payable in the event of a default, as provided under the agreement and applicable law.
• The details of parking and common facilities.
• The conditions for cancellation and refunds.
• The maintenance charges and other payments.
• The process for addressing disputes.

Pay particular attention to the possession clause. It should clearly identify the relevant date and the terms that apply if the developer does not meet the agreed timeline.

Read the clauses concerning changes to the building plans and project specifications as well. If the developer has promised a particular facility or feature, confirm that the commitment is properly documented.

A property lawyer can help identify clauses that may be unclear, one-sided or inconsistent with applicable legal requirements.

9. Check the Project's Complaints and Legal Orders

Before investing in an under-construction property, buyers should investigate whether the project or developer has been involved in disputes.

MahaRERA provides access to project-related complaints, promoter information, rulings and judgments. These records can help buyers identify issues that may require further investigation.

Check whether there are complaints involving:

• Delayed possession.
• Failure to provide promised amenities.
• Disputes over the carpet area.
• Changes to approved plans.
• Refunds or cancellation terms.
• Construction quality or other obligations.
• Failure to comply with regulatory directions.

Where an order has been issued, read the actual document instead of relying on a brief description or a third-party summary.

Also check the status of the matter, including whether an appeal has been filed or whether further directions have been issued.

A complaint does not automatically establish wrongdoing, and the absence of a complaint does not guarantee that a project is free from risk. These checks should form part of a broader review that includes legal documents, construction progress and the developer's written commitments.

10. Confirm the Developer's Financial and Project Disclosures

Financial discipline is another important aspect of RERA compliance.

The Act includes provisions intended to ensure that money collected for a real estate project is used in accordance with prescribed requirements. Under the applicable framework, 70% of the amounts realised from allottees for a project must be deposited in a separate account for the land and construction costs of that project, subject to the law's detailed conditions.

Buyers should review the disclosures available on the MahaRERA portal and ask for clarification if the project's reported progress appears inconsistent with the developer's possession commitments.

Relevant details may include:

The estimated project cost.

Construction progress and completion status.

Information about the promoter and landowner.

Disclosed financial or legal encumbrances.

Uploaded certificates and project documents.

Changes in project details and approved timelines.

These records do not replace an independent financial assessment, but they can help buyers identify questions that need answers before booking.

Be cautious if the developer is unable to explain significant delays, repeatedly changes the completion timeline or makes claims that cannot be verified through the available documents.

11. Verify the Real Estate Agent's Registration

Many homebuyers in Mumbai depend on property agents to compare projects, arrange site visits and negotiate prices. However, buyers should also verify whether the agent is registered with MahaRERA when registration is required under the applicable law.

A registered agent is expected to follow the relevant rules while facilitating property transactions.

Before working with an agent, check:

• The agent's registration details.
• Whether the registration is valid.
• Whether the details match the individual or agency handling the transaction.
• Whether the agent's project information matches the official records.
• Whether the agent has clearly disclosed brokerage and other applicable charges.
• Avoid relying entirely on an agent's verbal assurance that a project has all the necessary approvals. Verify the information independently through MahaRERA and the relevant authorities.

Buyers should also ask for written confirmation of brokerage charges and the circumstances in which the fee becomes payable.

12. Check the Occupancy Certificate Before Taking Possession

For buyers purchasing a completed or nearly completed apartment, the occupancy certificate is an essential document to verify.

An occupancy certificate, where required, indicates that the relevant building or portion has met the applicable requirements for occupation as certified by the competent authority.

Before accepting possession, confirm whether the certificate has been issued and whether it covers the building or wing in which the apartment is located.

Do not assume that the building is ready for legal occupation simply because construction appears complete or the developer has offered possession.

Check the following:

• Whether the occupancy certificate is available.
• Whether the certificate covers the relevant building or phase.
• Whether the building details match the apartment being purchased.
• Whether the required water, electricity and other essential services are available.
• Whether the handover documents are complete.
• Whether any outstanding work has been documented.

If the certificate has not been issued, ask the developer to explain the reason and the expected timeline. Obtain legal advice before accepting possession or making decisions based on assurances that the document will be provided later.

For a resale apartment, buyers should also check the property's existing title documents, society records where applicable, outstanding dues and other documents relevant to the transfer.

13. Compare the Promised Amenities With Official Project Details

Amenities can influence both the convenience of daily living and the long-term appeal of a residential property.

In Mumbai, developers often promote features such as gyms, landscaped gardens, children's play areas, swimming pools, community halls and dedicated parking facilities. However, buyers should verify what is actually included in the project.

Compare the information in the sales brochure with the details available on MahaRERA and the relevant approved plans.

Ask these questions before booking:

• Are the advertised amenities included in the registered project details?
• Will they be available when the apartment is handed over?
• Are they part of the same phase or a future phase?
• Are any facilities subject to additional charges?
• What arrangements are planned for the maintenance of common areas?
• Is the parking space being offered on terms consistent with applicable law?

Do not rely only on a model apartment, sample flat or computer-generated images. These are marketing tools and may not fully represent the final development.

Request written clarification for any important facility that appears in the advertisement but is not clearly described in the available project documents.

14. Maintain a Document Checklist Before Making the Final Payment

A structured document checklist helps buyers avoid last-minute confusion and reduces the risk of overlooking important details.

Before making a substantial payment or signing the agreement for sale, organise the documents related to the apartment and the project.

Your checklist should include:

• MahaRERA registration details, where applicable.
• The latest available project disclosures.
• The land title report and relevant ownership or development-rights documents.
• Sanctioned building plans and layout approvals.
• The applicable commencement certificate.
• Details of relevant legal disputes and encumbrances.
• The booking form and allotment letter.
• The draft agreement for sale.
• The payment schedule and complete cost sheet.
• Written details of the apartment's carpet area.
• The promised possession date.
• The list of included amenities and parking arrangements.
• The occupancy certificate for a completed building, where applicable.

Receipts for all payments made.

Buyers should keep digital and physical copies of all important documents, including payment receipts and written communication with the developer.

For additional guidance, refer to the official MahaRERA project registration and disclosure resources and the MahaRERA project updates section.

15. Know Your Rights if the Developer Violates RERA Requirements

Understanding buyer rights is an important part of the RERA checklist for buying property in Mumbai. RERA provides mechanisms for addressing certain disputes between homebuyers and developers, including matters involving regulatory non-compliance and contractual obligations.

If a buyer believes that the developer has violated the applicable provisions of the Act, the agreement or the relevant rules, the buyer should first organise the supporting documents and establish the facts.

Useful records may include the registered agreement for sale, payment receipts, correspondence, project disclosures and relevant MahaRERA orders.

Depending on the circumstances, a buyer may be able to approach MahaRERA for appropriate relief under the applicable provisions.

Before filing a complaint, buyers should:

1. Identify the specific issue and the obligation that may have been breached.
2. Collect the relevant agreements, receipts and correspondence.
3. Check the project's registration details and available regulatory orders.
4. Review the applicable complaint procedure and documentation requirements.
5. Seek legal advice if the matter involves substantial financial exposure or complicated contractual issues.

India’s real estate market continues to transform alongside infrastructure expansion, urban development, and changing homebuyer expectations. As new residential corridors and growth micro-markets emerge, opportunities are expanding beyond traditional city centres. Buyers and investors who track infrastructure projects, connectivity improvements, and planned urban growth are better positioned to identify high-potential locations and maximise long-term property value. Whether the objective is buying a home for self-use or building a diversified real estate investment portfolio, success depends on choosing the right location, entering at the right time, and making well-informed decisions. Evaluating neighbourhood development trends, selecting legally compliant and transparent projects, and aligning property purchases with long-term financial and lifestyle goals can significantly improve overall returns and ownership satisfaction. As the sector continues to mature, real estate remains one of the most stable long-term investment options. With careful planning, market awareness, and strategic decision-making, property investments made today can support wealth creation, financial security, and sustainable lifestyle growth in the years ahead.