What Is RERA? Buyer Rights, Rules and Project Checks

Before RERA, a buyer who paid a booking amount had little way to check the builder's approvals, the real area or the handover date. If the project stalled, the buyer faced a long fight with few rules to lean on.

So what is RERA? This guide explains who it covers, what it gives a buyer, what it asks of a builder and where its protection stops.

What RERA is

It aims to bring openness and discipline to real estate. Each state sets up its own authority and rules under it.

To see how it works in your state, start with the Pulse RERA page, which points you to the current state-level resources.

Which projects it covers

RERA mainly targets the sale of under-construction property. The Act sets size limits for registration. Projects below them, and completed projects with an occupancy certificate before the Act began, are generally outside it.

Source: author's summary of the RERA Act, 2016.

Land is a state subject, so thresholds, forms and fees differ across states. Always check the rules of the state where the project sits.

What it gives buyers

The Act gives buyers a short list of protections. Each one is tied to a section, and each should be checked against your own agreement.

Source: author's summary of the RERA Act, 2016; confirm section numbers and state rules.

The note on loading factor explains why the carpet area basis matters for what you pay per sq ft.

What it asks of builders

A builder has to register before advertising or selling. It must publish key details, update progress and keep to the sanctioned plan. Buyers' money must go to the project, and handover must meet the promised date.

Breaking these rules can lead to penalties. The registration number should appear on advertisements and agreements, which is why you ask for it in writing.

A worked example on ₹1 crore

Take a flat priced at ₹1 crore in a registered project. The Act caps the advance before a registered agreement for sale at 10%. That is ₹10 lakh.

The Act expects a share of your payments to sit in a separate project account. At 70%, ₹70 lakh of your ₹1 crore is meant for the project.

Now say you have paid ₹40 lakh and possession is 12 months late. Assume a delay interest rate of 10.5% a year. Interest is 40,00,000 × 0.105, or ₹4.2 lakh.

The rate and the amounts are assumptions to show the method. Your agreement and state rules decide what applies. An order for interest also takes time to recover.

How to check a project

1. Ask for the number. Get the RERA registration number in writing.
2. Use the state portal. Type the address yourself rather than following a chat link.
3. Search the project. Use the number, name or promoter.
4. Match the facts. Promoter, location, carpet area and dates must match your papers.
5. Read the updates. Look for recent progress filings and any orders.
6. Keep a copy. Save a dated screenshot or PDF.

For the other documents to ask for, read the property legal verification guide.

How complaints work

A buyer in a registered project can complain to the state authority or its adjudicating officer. Appeals go to a state appellate tribunal.

Keep your agreement, receipts and written messages together. Send the promoter a written notice before you file. A property lawyer can tell you which route fits and how long recovery may take.

What RERA does not do

So what is RERA in practice? A filter, not a guarantee. It does not check title for you, rate the builder's quality or promise on-time delivery. It also mainly covers under-construction projects, so resale flats usually fall outside it.

Read the occupancy certificate note for what proves a finished building is ready. The notes on sale deed and UDS cover the paper and the land share that RERA registration does not.

How to decide

Treat registration as the first check, not the last. After it, compare builders, read the agreement and plan your costs. The Pulse property buying guide covers the path from search to possession.

Frequently asked questions

When did RERA come into force?

The Real Estate (Regulation and Development) Act, 2016 was passed in 2016, and most of its provisions came into force from 1 May 2017. States then notified their own rules and set up authorities, so timing and details differ by state .

Does RERA apply to every property?

No. It covers projects above the Act's size limits, and it mainly protects buyers in under-construction projects. Small projects and completed ones with an occupancy certificate before the Act began are usually outside it. Check your state rules for the exact limits .

Who can file a RERA complaint?

A buyer or allottee in a registered project can file a complaint with the state authority or its adjudicating officer. Promoters and agents can also be brought before it. The forms, fees and timelines vary by state, so check the state portal .

Is a RERA registered project safe to buy?

It is safer than an unregistered one, but registration is not a guarantee. It does not check title for you or promise delivery on time. Combine it with a lawyer's title check, approvals from the local body and a read of the agreement.

What is the penalty if a builder does not register?

The Act provides for penalties on promoters who sell covered projects without registration, including a fine linked to the project cost. The exact amount and process are set in the Act and state rules .

Sources

• India Code: Real Estate (Regulation and Development) Act, 2016 [VERIFY: section references and current amendments] (accessed October 2026)
• Ministry of Housing and Urban Affairs: RERA implementation and state authorities [VERIFY: current pages on RERA] (accessed October 2026)
• Author's calculations: ₹1 crore flat with 10% advance cap, 70% project account share and delay interest at an assumed rate

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