The Complete Pre-Purchase Checklist
Buying a flat is likely the largest financial decision of your life. The checklist below covers every critical verification a serious buyer must complete before signing the Builder Buyer Agreement. Print it, work through it, and do not skip items under time pressure from the sales team.
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RERA Registration Verified
Confirm the project has an active RERA registration number on the state portal. The registration status must say "Registered" — not "Lapsed" or "Revoked". Note the RERA-registered completion/possession date. -
Builder Track Record
Check the builder's previous projects on the state RERA portal. Look at their delivery record — how many projects were delayed and by how much? Check the complaints tab on RERA and read consumer forum orders if any. Brickplot's project score includes a builder track record axis. -
Title Deed Verified (30-Year Search)
Engage a property lawyer to conduct a 30-year title search. This verifies clear ownership lineage, absence of prior mortgages, litigation, or encumbrances. For apartment projects, the developer's ownership of the land must be clean before you buy into it. -
Encumbrance Certificate (EC)
Obtain an EC from the sub-registrar's office. An EC shows all transactions registered against the property. If there's an existing mortgage the developer hasn't cleared, it's a serious red flag. -
Approved Building Plan
The developer must provide the sanctioned building plan from the local planning authority (BBMP, GHMC, HMDA, CMDA, etc.). Verify that what is being sold matches the approved plan — especially floor count, building setbacks, and common area provisions. -
RERA-Registered Possession Date
Read the BBA carefully: the possession date in the agreement should match the RERA-registered date. If the agreement has a vague "subject to force majeure" clause that extends well beyond the RERA date, flag this — it may dilute your RERA Section 18 rights. -
Builder's Historical Delivery Performance
Request the names and addresses of 2–3 completed projects by the same developer. Visit them in person or contact residents. Ask: were they delivered on time? Were promised amenities delivered? Are there unresolved defects? -
Form-3 CA Certificate on RERA Portal
Download the latest Form-3 from the RERA portal. This is the Chartered Accountant's certificate confirming funds collected have been deposited in the designated account and utilised for the project. A missing or outdated Form-3 is a financial management red flag. -
QPR Not Overdue
Check the Quarterly Progress Reports on the RERA portal. If the latest QPR is more than 2 quarters old, the developer is in violation of RERA disclosure norms. Review the QPR photos and percentage completion to assess realistic delivery timelines. -
OC/CC Status (for RTM Properties)
If buying a ready-to-move flat, verify the Occupancy Certificate (or Completion Certificate, per your state) has actually been received — not just "applied for". Ask to see the original OC document and verify the number independently with the local municipal authority. -
Carpet Area Stated in Agreement
Under RERA, all pricing must be on carpet area basis. Ensure the BBA explicitly states the carpet area per RERA's definition. Do not accept agreements that only state super built-up area. Calculate your effective per sqft cost on carpet area before comparing with other options. -
Bank Approvals List
Your preferred lender (bank or HFC) must have approved this project. An approved project means the lender's technical and legal team has vetted it. If your chosen bank has not approved the project, your home loan application will be declined, forcing you toward costlier NBFCs or private lenders. -
Home Loan Pre-Approval in Hand
Before signing the BBA and paying booking amount, have a home loan pre-approval letter from your lender. This confirms your eligibility and protects you from a scenario where you've paid significant amounts but cannot arrange the balance. -
Stamp Duty + Registration Cost Budgeted
Stamp duty ranges from 3% to 8% by state; registration is 0.5–1% additional. On a ₹1 crore flat, this is ₹4–9 lakh that you must pay at registration. Do not treat this as optional or defer it — it's a legal requirement and cannot be funded via home loan in most states. -
Maintenance Deposit and Society Formation Timeline
The BBA typically specifies a maintenance deposit (advance maintenance for 1–2 years) and the corpus fund. Verify how long the developer will manage common areas before transferring to the Resident Welfare Association. Delays in RWA formation leave residents without formal governance. -
Car Parking: Type, Count, and Ownership
Stilt, covered, and open parking have different costs and legal statuses. Under the Supreme Court ruling, parking cannot be sold separately; it must be part of the flat's common area. However, many developers still charge for parking slots. Verify what you're paying, the type, and confirm it's noted in the BBA. -
GST Verification
For RTM properties (OC received): 0% GST. For UC: 5% (or 1% for affordable). Ensure the BBA correctly states the applicable GST rate and who bears it. Some older agreements quote all-inclusive prices that obscure GST liability — clarity here avoids disputes at registration. -
TDS Deduction Obligation (Section 194IA)
If the property value exceeds ₹50 lakh, you as the buyer must deduct 1% TDS from each payment to the seller/developer and deposit it with the government. Failure attracts interest and penalties. This applies to individuals buying from developers or resale sellers. -
Registered BBA, Not Just Allotment Letter
An allotment letter is not a legally binding agreement. Insist on a registered Builder Buyer Agreement. The registration provides legal proof of the transaction and activates RERA Section 18 rights. Pay stamp duty and registration fee on the BBA, not just at final sale deed. -
RERA Buyer Complaint History for the Project
Search the state RERA portal for complaints specifically against your target project (not just the developer). The volume and nature of complaints — possession delay, false representation, structural defects — reveal the ground reality of what buyers in the project are experiencing.
FAQ
In what order should I do these checks?
Items 1–5 (RERA, builder track record, title, EC, approved plan) should be completed before paying any booking amount. Items 6–15 should be verified before signing the BBA. Items 16–20 are ongoing through the transaction lifecycle.
Do I need a lawyer for all this?
A property lawyer is essential for the title search (item 3) and BBA review. For RERA portal checks, you can do them yourself using our guides. For loan-related items, your bank's legal team assists.