RERA Checklist Before Buying a Flat in 2026 — 18 Things to Verify

Check the project's RERA registration number on your state RERA portal. Confirm the registration is active (not expired, withdrawn, or lapsed). Registration format for Karnataka is PRM/KA/RERA/[district code]/[project number].

Portal: rera.karnataka.gov.in

Obtain an EC from Kaveri Online (kaveri.karnataka.gov.in) for the last 30 years on the land. Verify no active mortgage or charge exists on the land. An EC showing a pending mortgage means the builder has pledged the land to a lender — your flat could be attached in a foreclosure.

Portal: kaveri.karnataka.gov.in

If the project is on land that was previously agricultural, verify the land conversion order from the Deputy Commissioner's office. Unconverted agricultural land cannot be legally used for residential construction.

Portal: Revenue Dept / DC Office

Verify the sanctioned building plan number on BBMP OBPAS (bbmpeagle.in/obpas). The plan should match what the builder is selling — same number of floors, same FAR, same unit configuration. Deviations from sanctioned plan are a major risk factor.

Portal: bbmpeagle.in/obpas

On the RERA portal, check the QPR tab. Count how many quarters have elapsed since registration and how many QPRs have been filed. Missing QPRs are a significant red flag — Brickplot flags any project with 2+ consecutive missed QPRs as high construction risk.

Portal: State RERA portal

RERA mandates that 70% of buyer funds be deposited in a dedicated project bank account (escrow). Check RERA Form B disclosures for the escrow account details and whether the builder has certified compliance with this requirement.

Portal: RERA project Form B

On the state RERA portal, look for the "Complaints" or "Litigation" tab on the project page. Active complaints from other buyers indicate known issues. More than 5 active complaints on a project with fewer than 100 units is a serious warning sign.

Portal: State RERA portal

Search the builder (promoter) company name on the NCLT (National Company Law Tribunal) portal and the IBC (Insolvency and Bankruptcy Code) proceedings register. Any admitted IBC petition means the builder is potentially insolvent. Do not buy from builders with admitted IBC proceedings.

Portal: nclt.gov.in / ibbi.gov.in

Check the builder's company status on the MCA21 portal (mca.gov.in). The company should be "Active" (not "Strike Off", "Dormant", or "Under Liquidation"). Also check for charges registered against the company — these represent loans taken by the builder.

Portal: mca.gov.in

Research the builder's previous projects in the same city. How many were delivered on time? How many had OC delays? Builder forums and platforms like IREF (IndiaREforum.com), Quora, and Google Reviews provide buyer-sourced delivery records. A builder with 3+ delayed projects in the past 5 years carries elevated risk.

Portal: IREF / Google Reviews

Ask the builder for their APF approval list — the list of banks that have approved home loan disbursements for the project. Projects with zero bank approvals after 12 months of launch carry a hard cap of ≤ 5.4 in Brickplot's scoring model. More than 3 banks on the APF list is a positive signal.

Portal: Ask builder directly

Factor in Karnataka stamp duty (5.6% in 2026 for properties above ₹45L) and registration fee (1%). For a ₹1Cr flat, this is ₹6.6L in addition to the agreement value. Use the Brickplot Stamp Duty Calculator to estimate your total outgo.

Portal: kaveri.karnataka.gov.in

For near-complete or "ready" projects, verify OC status on BBMP OBPAS. Confirm the OC has been issued (not just "applied"). For under-construction projects, check the committed OC date on K-RERA and assess realistic delivery risk based on current QPR completion percentage.

Portal: bbmpeagle.in/obpas

Projects above 50 units in Bangalore are required to have a functioning STP. Confirm with the builder that STP is either already commissioned or covered in the OC application. Missing STP is a hard cap trigger in Brickplot's model (≤ 5.9 score).

Portal: On-site inspection

For premium and luxury projects (above ₹1.5Cr), verify the parking ratio — parking spots per unit. Approved plan should show at least 1 covered parking space per unit. Deviations or surface parking only in a luxury project are a quality indicator.

Portal: Sanctioned plan / builder brochure

Confirm the primary water source: BWSSB municipal supply is preferable. Borewell-only projects in water-deficit zones of Bangalore (especially areas outside BWSSB network) carry a hard cap trigger. Ask the builder for the BWSSB connection approval or the borewell depth and flow rate report.

Portal: Ask builder / BWSSB

Verify that the project is not in a CWC (Central Water Commission) Category-A flood zone. Check the BBMP storm-water drain map to ensure the project is not on or adjacent to a primary or secondary drain. Brickplot applies a hard cap (≤ 5.4) for Category-A flood zone projects without engineered mitigation.

Portal: BBMP GIS / local ward office

CPCB (Central Pollution Control Board) publishes annual average AQI readings for monitoring stations across India. Projects within 2 km of a location with 5-year average annual AQI above 200 carry a Brickplot hard cap (≤ 6.9). Check CPCB's data at cpcb.nic.in.

Portal: cpcb.nic.in