RERA Gives You the Data. You Just Have to Look.
India's Real Estate Regulation and Development Act turned seven in 2024. State portals have accumulated a rich public dataset on builder behaviour — filings, delays, complaints, enforcement. Most buyers never look beyond the registration number. This checklist gives you 10 specific signals you can check in under 30 minutes before signing any booking form.
Red Flag 1: No Quarterly Update Filings for 2+ Quarters
Every registered project must file quarterly progress reports (QPR). Go to your state portal, find the project, click "Quarterly Returns." If the last filing is more than six months old, the builder is non-compliant. Projects with consistent QPR filing had a 78% on-time delivery rate in Brickplot's dataset; those with 2+ missed quarters had a 34% on-time rate.
Red Flag 2: Registration Expires Before Promised Handover
If the builder says handover is December 2027 but RERA registration expires June 2027, this is a discrepancy. A serious builder will have a clear answer — and a filed extension if applicable.
Red Flag 3: Active Enforcement Orders or Penalty Notices
Check the "Orders" or "Legal / Enforcement" tab. A "show cause notice" for a missed filing is minor. A penalty order for non-delivery is a hard stop. An order directing escrow compliance suggests the builder was diverting funds — do not book until the order is marked complied.
Red Flag 4: Registered Promoter Name Does Not Match Sales Office
If the person selling to you works for a different entity than the registered promoter, this is a structuring red flag. It can indicate a sub-project sold outside RERA coverage, which is illegal for projects above threshold.
Red Flag 5: Units in RERA Significantly Lower Than What Is Being Sold
If RERA shows 200 units but the sales brochure shows 350 units, there are 150 unregistered units being sold — illegal. This is common in phased projects where Phase 2 construction has started but RERA registration has not been filed. Do not book an unregistered phase.
Red Flag 6: Developer Has Zero Prior Completions on RERA
A developer with zero prior completions is not automatically bad, but verify their pre-RERA track record through site visits to older projects and direct conversations with past buyers. No shortcuts.
Red Flag 7: Approvals Section Has Large Gaps
If the approvals section is incomplete or lists approvals several years old with no updates, ask the builder for current versions. Missing OC (Occupancy Certificate) path is a common post-handover trap that prevents society formation and utilities registration.
Red Flag 8: JDA Without Clear Dispute Resolution Clause
If the project is on JDA land, ask for the agreement. Look for: clear area allocation, whether the landowner has already received their share, and whether there are pending disputes. A disputed JDA can halt construction entirely.
Red Flag 9: FSI Usage Significantly Below Sanctioned
If a builder registered a 30-floor tower but the plan sanction shows 24 floors, there is a mismatch — the builder hopes to get additional floors approved later. Floor additions during construction cause delays and can create title issues on upper floors.
Red Flag 10: Complaint History Above 5 per 100 Units
Most state portals have a public complaints section. More than 5 complaints per 100 units is elevated. Complaints about "not issuing possession letter despite OC" or "threatening buyers against complaints" are qualitatively worse than complaints about maintenance quality. Read the complaint text, not just the count.
How to Use This Checklist
Spend 30 minutes on the RERA portal before your next site visit. A builder who cannot answer questions about their own RERA filings is a builder to avoid. A builder who answers clearly and offers documentation is worth continuing to evaluate.