Why we say Wait.
In detail.
The Document Most Buyers Ignore
When a sales executive hands you a project brochure, a RERA registration number appears in the footer as a formality. Most buyers note it, nod and move on. This is a mistake. The RERA certificate contains the most reliable data point you have on whether a builder will deliver — and when.
Step 1: Verify on the State RERA Portal
Do not trust a printed or PDF copy. Always verify directly on the state portal: rera.karnataka.gov.in for Karnataka, maharera.mahaonline.gov.in for Maharashtra, up-rera.in for Uttar Pradesh, hrera.org.in for Haryana. Search by project name or registration number. If the project does not appear, it is either unregistered or the registration has lapsed.
Step 2: Check the Registration Expiry Date
Every RERA registration has a validity period tied to the declared completion date. An expired registration is a possession delay signal. Cross-check: does the agent's completion timeline match the registration expiry date? If the agent says "December 2027" but RERA expires June 2027, someone is wrong.
Step 3: Read Quarterly Update Filings
Navigate to "Quarterly Returns" on the project page. A compliant, on-track project will have filings for every quarter. Gaps of two or more consecutive quarters indicate construction stoppage or administrative neglect. Projects with consistent QPR filing had a 78% on-time delivery rate in Brickplot's dataset; projects with 2+ missed quarters had a 34% on-time rate.
Step 4: Check the Enforcement Tab
Most state portals now show active complaints, enforcement orders or penalties. A "show cause notice" for a missed filing is minor. A penalty order for non-delivery is a hard stop — do not book. An order directing escrow compliance suggests the builder was diverting funds.
Step 5: Verify Approvals Are Current
RERA registration lists building plan approval, environmental clearance, fire NOC. Confirm: are these current? An initial building plan approval from 2019 may not cover a revised plan from 2022 if floors were added. Ask for the current sanctioned plan and compare approved floors to what is being marketed.
Step 6: Check Land Title Disclosures
Confirm whether the builder owns the land or has a Joint Development Agreement (JDA). JDA projects carry an additional risk layer — if the landowner disputes the agreement, construction can halt. Ask for the JDA if applicable and have a property lawyer review the revenue records.
Step 7: Units Sold vs Construction Progress
A project that has sold 80% of units but completed only 30% of construction has less financial incentive to deliver on time. RERA forces builders to maintain 70% of collections in escrow, but enforcement varies by state. Projects below 60% sold are more motivated to deliver; above 85% sold with less than 50% construction complete are highest risk.