RERA Project and Promoter Verification
Verify RERA registration, promoter details, and compliance before investing.
Our RERA project verification service provides an organised analysis of registration data, promoter information, approved layouts, quarterly updates and published violation alerts to allow consumers to make informed choices.
It generates a report highlighting registration inconsistencies, promoter discrepancies, delays and missing paperwork that could affect consumer rights under RERA.
Examination of registration certificate, promoter disclosures and project filings.
Verification of promoter entity details, directors and past project performance.
Highlighting delays, penalty orders, complaint records and missing updates.
Why RERA Project and promoter verification Are Important Before Investment
A project being registered with RERA provides certain legal assurance, however registration itself is not a proof of on-time completion or clean record of the promoter. Buyers should always independently validate the registration number, registration validity, project details and promoter details before making a booking or a significant payment towards the property.
Our due diligence focusses on confirming if the project is listed accurately on the state RERA website, if the promoter company is the same as what is being represented during sales and if there are any hidden delays, promoter transfer or customer complaints published in the filings.
We begin with the RERA registration details provided by the buyer/client or as available publicly and go on to verify the promoter information, approved plan, promised date of completion and most recent quarterly updates.
Timing of investment is important. Due diligence done at the time of booking, prior to agreement for sale or before closing can reveal different risk indicators. Residential buildings, semi-plots / plots and commercial projects have different disclosure norms under RERA which we take into consideration during the check.
Scope of RERA Project and Promoter Verification Service
Project is limited to the particular RERA registration number, promoter and phase being evaluated. The report looks at information available in public domain on RERA registry, promoter profile and any other supporting documents provided by the client for verification.
Registration details, promoter profile and project information
Verification of registration details includes registration number, registration date, validity, type of project, land size, unit count and timeline for projected completion as listed on RERA website. Verification of promoter profile includes promoter corporate entity registered, promoters/directors/partners, previous projects undertaken and change of promoter(if any).
Project Information is cross verified from marketing brochures and agreements shares(if provided). Any mismatch in carpet area, common facilities, open area or parking spaces are highlighted. Information on any extension applied for, updated completion date or published notices for non compliances falls under the purview of the project information scope.
Registration information along with promoter profile and project disclosures presents a snapshot of registered information vs unverified information.
Verification of RERA Registration and Promoter Details
Registration details: Validation of active RERA number for the phase and address of the project. Cross check of registration certificate details with details on portal. Check expiry/revocation of registration and whether extension application has been applied for.
Promoter details: Validation of promoter name, address, directors/partners. Check if promoter has been changed from the originally registered promoter. Cross checks if promoter is associated with other projects, past delivery performance publicly available information on previous delays, complaints registered etc. within limited data set.
Validate the RERA registration number, registration date, validity period and project phase as displayed on the official portal.
Review the registered promoter entity, key persons and any disclosed change of promoter or past project linkages.
Link the verified registration and promoter data to the specific unit or plot under consideration and note any mismatches.
Review of Project Documents and Registration Details
Documents scrutinized will be approved layout plan, building plan, environment clearance & other approvals uploaded/disclosed with RERA registration. Checking that name of the project & land/location details are same as mentioned in these documents.
Review of Qtrly progress reports, where applicable to assess the construction progress, financial updates and variance from originally declared schedule. Notes will be provided if filings are missing/delayed.
Verification of registration number, validity and project particulars as registered.
Review of layout and building plans uploaded against the RERA registration.
Examination of promoter profile, past projects and any change notifications.
Assessment of latest quarterly filings and declared completion timelines.
Review of Project Approvals and Compliance Records
Any approvals and compliance history related to RERA registration are considered for relevancy against phase of project. If available land conversion, layout approval, building plan approval and other statutory clearances are cross verified with what is registered.
Published information on non-compliance notices, penalty orders or directions issued by RERA authority are recorded. Status of extension of registration applied by promoter for the project is also captured if any.
Assessment of Project Related Legal and Compliance Concerns
RERA Compliance Deficiency can be delays in quarterly filings, non-completion within the time registered under RERA, promoter change without due process, pending grievances/pending penalty proceedings displayed on the portal etc.
RERA compliance Report captures the same based on publicly available information and any supplementary information provided by the client. Significant discrepancies which impact buyer rights, refund entitlement, time to possession are clearly marked.
Connect the records
Registration Certificate, filings made under section 12 and 17, extension requests and advertisement copy give a clear picture about the status of project's compliance with RERA.
Review of Project Information and Buyer Related Documents
If Client can supply booking receipts, allotment letter, draft agreement for sale or payment vouchers, the details are verified with what's been registered under RERA. Details such as description of unit, carpet area, facilities and payment terms are verified for consistency.
Important aspects such as promised date of possession as per the timeline registered under RERA, penalty for delayed payment & refund policy are highlighted.
This due diligence is only performed on the information provided by you and what's available in RERA's public records. It does not include due diligence on title of land on which project has been built, unless specifically instructed.
A focused RERA check ensures that the promises made in marketing and draft agreements align with what has actually been registered and disclosed under the Act.
Identification of Missing Project Documents and Information Gaps
Not all information mandated for disclosure may be present on the portal or provided by the promoter. For example, quarterly updates which are not provided, incomplete sanction details, missing change-of- promoter filings or historical project information are classified as information gaps.
The report distinctly highlights records which were inspected, records that are expected to be (as per RERA) but were not found and issues outside the scope of the agreed upon RERA project and promoter verification.
Registration certificate, portal extracts and any client-supplied project papers examined.
Expected filings or sanctions that were not available at the time of assessment.
Mismatches in project name, area, timeline or promoter details across records.
Additional confirmations or documents needed to complete the RERA assessment.
Project Specific Legal Considerations
Projects of different formats have different disclosures and compliance requirements under RERA. While multi-tower residential projects may have checks at phase-wise registration stage, plotted developments may be scrutinized at layout sanctioning level and involve plot-wise details. Commercial complexes would also look at lease/use related disclosures.
Projects facing extension of registration or change of promoter or orders based on published complaints would need a closer look at those specific orders and applications/orders available on record.
RERA project and promoter verification/report is a document/portal based exercise. It does not involve physical site verification, construction quality verification or structural certification unless separately undertaken.
- Residential Tower Project
- Phase-wise registration, unit details, amenities and progress filings.
- Plotted Development
- Layout sanction, plot dimensions and open-space disclosures.
- Commercial Project
- Use permissions, common areas and registered completion schedule.
- Project under Extension
- Extension application status, revised timelines and any related orders.
RERA Verification Findings and Project Assessment Report
The Points Verified under RERA Report form for projects includes information about registration status, promoter information, material details checked and material findings from the analysis.
Observed information is displayed for verified information, information not found, date mismatches and published warning/complaint (if any) at the time of verification.
Information is displayed based on the documents and information available on the portal as of the date of verification. Any updates on the RERA portal, newly filed information or changes to promoter details etc would warrant another verification.
Retain with Property Records
Please keep with your property documents To be kept with your RERA registration copy, booking paperwork and future reference.
RERA project and promoter verification process and enquiry
The scope will vary based on registration number, project entity being promoted by and level of due diligence desired. A standard portal based verification is different from a diligence that includes reviews of client provided agreements, payment receipts or multiple projects being developed by the promoters. Fees do not include government portal fees or costs for certified documents. Turnaround time will vary based on data availability on the portal, ability to easily identify project and whether any supplementary information is required.
What does the fee cover?
Our fee includes RERA registration search & verification of the promoter as discussed. This includes reviewing the RERA online registration, analyzing what information is disclosed on the portal and providing a written report of our findings.
How long does it take?
Typically, verification for projects listed on RERA and their promoters can be delivered in a few working days. This assumes the registration number and basic project information is known. If there are multiple phases to a project or if a project is promoted by more than one entity, it will take longer.
What should I prepare?
Provide the RERA registration number, project name, promoter name and unit or plot number if known. In addition, provide any booking receipts or agreement drafts that you have.
How is the enquiry routed?
Property Verify India will receive your request and ensure we have the correct registration number and scope. We will then quote a fee and anticipated turnaround before beginning the search.
Frequently asked questions
Is RERA registration number sufficient for safe investment?
Yes and no. The registration number establishes that the project is registered under RERA. However, verifying the registration validity, promoter details, progress filings and published notices for yourself before investing is still recommended.
What documents are checked during a RERA project/promoter due diligence?
Registration certificate details, promoter profile, approved project plans if uploaded, quarterly filings, extension requests and published default/non-compliance/complaint information are typically reviewed on the RERA portal.
If a bank has sanctioned loan, is the RERA project considered compliant?
Not always. In addition to RERA registration, banks have their own credit and documentation requirements. Projects may have pending RERA updates such as overdue filings or approved timeline extensions which would be flagged for separate review.
Can a RERA project search be initiated using just the registration number?
Yes. A registration number and address will typically suffice to initiate a search on the RERA portal. Other documents provided by the client may allow for a more thorough due diligence.
Does this involve physical visit to the project site?
No. RERA project and promoter due diligence is performed primarily on information uploaded to the RERA portal. Site visits and construction progress validations can only be provided if physically visited as part of an expanded due diligence service.
Will this provide assurance that there are no buyer complaints?
The due diligence report includes complaints/orders issued by the authority that are published on the RERA portal at the time of the report. This is not a comprehensive search that attempts to uncover every private dispute.
What happens if important RERA filings are missing?
Missing filings or filings past their due date will be noted as data omissions. Each instance is qualified as to materiality and may be suggested to be confirmed directly with the promoter or authority.
Does the report remain valid if the project later obtains an extension?
No. Any subsequent change in registration validity, promoter status or published orders may require an updated assessment.
Your project. Your RERA assessment.
Verify RERA registration of project & promoter before you pay or book.
Provide us registration number and project details to validate project scope and get an unbiased report on registration validity and promoter background.