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What is a Counter offer?
A Counter Offer: Modifying Terms for Mutual Agreement
A counter offer modifies terms or prices proposed in an original offer, representing the second party’s desired conditions. This back-and-forth negotiation tool refines aspects like payment timelines, total amounts, or warranties. Each counter effectively rejects the prior proposition yet keeps dialogue open, inching toward a mutually beneficial agreement.
Key Points:
- Negotiation Cycle: Can continue with multiple counters until consensus or impasse emerges.
- Shifting Responsibilities: May revise who covers certain costs or handles specific tasks.
- Timelines: Often have validity windows, pushing parties to respond within set deadlines.
- Strategic Logic: Encourages compromise or creative solutions unconsidered initially.
Counter offers help shape final outcomes to better satisfy both sides. However, repeated or extreme counters risk losing momentum, so balanced approaches often yield productive settlements.
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Insight Pulse
Uncategorized
RERA Act 2016: Key Sections, Rules and Buyer Rights
Your builder's agreement says "as per the RERA Act", and your lawyer mentions a section number you have never heard of. You do not need to read the whole law. You need to know which parts protect you and which parts bind the builder. People often ask what is RERA Act and which parts of it matter. This guide walks through how it is built and which sections you will use most. In this guide What the RERA Act is How the Act is organised The sections buyers use most Authority, tribunal and courts A worked penalty example Act versus state rules How to use the Act in your purchase What the Act leaves out How to decide Frequently asked questions What the RERA Act is Quick answer The RERA Act is the Real Estate (Regulation and Development) Act, 2016, a central law that regulates the sale of real estate projects. It sets duties for builders and agents, rights for buyers, and a system of state authorities and tribunals. Buyers use a small set of its sections most often. It has 92 sections. [VERIFY: current section count] Most of them deal with how the system runs. A smaller set deals with registration, payments, delays and complaints. For the plain-language overview of what RERA means for a buyer, see the Pulse RERA page. How the Act is organised It is split into chapters. Each chapter answers one question. The RERA Act in chapters (plain English) Chapter topicWhat it coversWhy a buyer cares PreliminaryName, scope and definitions such as carpet areaDefines the terms in your agreementRegistration of projects and agentsWhich projects and agents must registerShows who you can check on the portalDuties of the promoterDisclosure, advertising, payments, plans and defectsSets what the builder must doRights and duties of allotteesBuyer rights, interest and payment dutiesSets what you can claim and must payThe AuthoritySetting up the regulator and its powersTells you where to complainThe Appellate TribunalAppeals against the authority's ordersYour next step after an orderOffences, penalties and adjudicationPenalties and the adjudicating officerShows what a builder risksFinance, accounts and generalFunds, audits and miscellaneous rulesMostly of administrative interest Source: author's summary of the chapters of the RERA Act, 2016; chapter names and numbering may differ. [VERIFY: current chapter list on India Code] The sections buyers use most Buyers do not need every section. These are the ones that come up in real disputes. Sections that matter most to a homebuyer SectionWhat it deals withIn plain words 2DefinitionsDefines carpet area and other key terms3Registration of projectsCovered projects must register before they sell9Registration of agentsAgents in registered projects must register too11Promoter dutiesDisclose details and update progress12AdvertisementsAds must match what was registered13Advance and agreementAdvance capped at 10% before a registered agreement14Plans and defectsStick to sanctioned plans and fix defects in the period18Return of amountInterest for delay or refund with interest19Rights of allotteesInformation, possession and common areas31ComplaintsHow to file with the authority or officer43Appellate TribunalWhere appeals against orders go59Non-registration penaltyPenalty on a promoter who sells without registering Source: author's summary; confirm each section against the Act and your state's rules. [VERIFY: section numbers and wording on India Code] The loading factor note shows why the definition of carpet area in Section 2 changes what you pay per sq ft. Authority, tribunal and courts Each state sets up a Real Estate Regulatory Authority. It registers projects, hears complaints and issues orders. A separate adjudicating officer handles compensation claims. [VERIFY: Sections 31 and 71] If you disagree with an order, you can appeal to the state's Real Estate Appellate Tribunal. [VERIFY: Section 43] Higher courts hear later appeals. A lawyer can tell you how the route works for your state. A worked penalty example The Act ties some penalties to the cost of the project, so the numbers can be large. Take a project with an estimated cost of ₹200 crore. For selling without registration, the Act allows a penalty of up to 10% of the estimated project cost. That is up to ₹20 crore. [VERIFY: Section 59] Breaking other provisions can cost up to 5% of the project cost. That is up to ₹10 crore. [VERIFY: Section 61] These are upper limits, not fixed amounts, and the authority decides in each case. The project cost is assumed to show the method. The point for a buyer is simple: the Act gives builders a strong reason to register and follow the rules. Act versus state rules The Act is central. States frame rules under it, and those rules set forms, fees, interest rates and procedure. A buyer in one state may see a different interest rate or process from a buyer in another. So read both. The Act gives the rights, and the state rules show how to use them. Pay attention to the rules for the state where the project sits. How to use the Act in your purchase Get the registration number. Ask for it in writing and search it on the state portal. Match the facts. Promoter, carpet area and dates on the portal must match your agreement. Check the advance. Do not pay more than the cap before a registered agreement. Read the agreement. Look for clauses on delay, area and defects that match the Act. Keep records. Save receipts, letters and portal screenshots. For more document checks, read the property legal verification guide. What the Act leaves out The Act does not check title, rate quality or promise on-time delivery. It mainly covers under-construction projects, so most resale deals fall outside it. For those, the older property laws still apply. Start with the notes on the Transfer of Property Act, the sale deed and the occupancy certificate. How to decide Decision rule: use the Act as a checklist, not a shield. Verify registration, advance, carpet area and dates against its sections before you sign, and add a lawyer's title check. If your agreement gives you less than the Act does, ask for it to be fixed. Knowing what is RERA Act only helps if you apply it to a real project. The Pulse property buying guide covers the path from search to possession. Frequently asked questions What is the full form of the RERA Act? RERA stands for Real Estate (Regulation and Development) Act. The full title is the Real Estate (Regulation and Development) Act, 2016. It is a central law, and each state makes its own rules under it [VERIFY: current Act title and state rules]. When was the RERA Act passed? Parliament passed it in 2016, and most of its provisions came into force from 1 May 2017. States then notified rules and set up authorities, so the working dates differ by state [VERIFY: commencement dates and state notifications]. How many sections does the RERA Act have? The Act has 92 sections grouped into chapters, covering registration, promoter duties, buyer rights, the authority, the appellate tribunal and penalties. Not all sections matter to a homebuyer, so start with the handful covered in this guide [VERIFY: current section count]. Is the RERA Act the same in every state? Central law is the same everywhere, but each state frames its own rules on fees, forms, interest and procedure. Always read the rules of the state where the project sits, along with the Act itself [VERIFY: rules of the relevant state]. Can a buyer go to consumer court instead of RERA? A buyer may have more than one route, and the right choice depends on the facts and the claim. Courts have dealt with the overlap between the Act and other laws. Take legal advice before you choose, because filing in the wrong place can cost time [VERIFY: current position on remedies]. Sources India Code: text of the Real Estate (Regulation and Development) Act, 2016 [VERIFY: section references and current amendments] (accessed October 2026) Ministry of Housing and Urban Affairs: central rules and RERA implementation updates [VERIFY: current pages on RERA] (accessed October 2026) Author's calculations: penalty caps on an assumed ₹200 crore project cost Enjoyed this blog article? Visit PropTech Pulse for more interesting blogs.
PropTech Pulse Editorial
13th October 2026
Uncategorized
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. In this guide What RERA is Which projects it covers What it gives buyers What it asks of builders A worked example on ₹1 crore How to check a project How complaints work What RERA does not do How to decide Frequently asked questions What RERA is Quick answer RERA is the Real Estate (Regulation and Development) Act, 2016. It requires builders to register covered projects with a state authority, share plans and timelines publicly, and follow rules on payments and delays. Buyers get a way to verify a project and a place to complain. It covers most under-construction projects, not every property. 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. Who the Act covers and what each must do PartyCovered whenMain duty Promoter or builderSelling a covered projectRegister the project, disclose details, keep to the registered plan and datesReal estate agentDealing in a registered projectRegister with the authority and follow the Act's rulesBuyer or allotteeBuying in a registered projectPay as agreed and use the Act's remedies if the promoter defaults 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. Key buyer protections under RERA ProtectionWhat it meansCheck Public project detailsPlans, approvals, timelines and status are on the authority's portalAdvance capNo more than 10% of the cost before a registered agreement for saleCarpet area basisArea is stated as carpet areaSeparate project accountA share of buyers' money is kept for that projectDelay remedyInterest for delay or a refund with interestDefect liabilityStructural defects reported in the Act's period are fixed by the promoter 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 Ask for the number. Get the RERA registration number in writing. Use the state portal. Type the address yourself rather than following a chat link. Search the project. Use the number, name or promoter. Match the facts. Promoter, location, carpet area and dates must match your papers. Read the updates. Look for recent progress filings and any orders. 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 Decision rule: search the project on the state RERA portal yourself before paying any booking amount. Match the promoter, carpet area and dates to your papers, then add a lawyer's title check. If any step fails, walk away or ask in writing. 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 Enjoyed this blog article? Visit PropTech Pulse for more interesting blogs.
PropTech Pulse Editorial
13th October 2026
Uncategorized
Telangana RERA: How to Check Projects and HMDA Approval
In Hyderabad, a plot or flat is often quoted in square yards, a flat in square feet and a rate in lakhs per yard. A buyer can lose track of the price before they ever look at the paperwork. Checking the project on the official RERA portal and converting every number to one unit gets you back on solid ground. This guide explains how Telangana RERA works for a buyer. It covers how to check a project, how it differs from HMDA approval, a worked plot price example in square yards, and how to complain about delays. In this guide What Telangana RERA is How to check a project RERA, HMDA and other approvals Plots, layouts and LRS A worked plot price example Red flags Delays and complaints How to decide Frequently asked questions What Telangana RERA is Quick answer Telangana RERA is the state regulator under the RERA Act, 2016. It registers projects and agents, publishes project details and hears buyer complaints. Search the project's registration number on the official portal, then confirm the layout or building approval separately. Match the promoter, dates and area to your papers before you pay. The Real Estate (Regulation and Development) Act, 2016 is called RERA. It asks promoters to register covered projects and disclose plans, approvals and timelines. The Pulse RERA page gives the national picture. How to check a project Ask for the number. Get the registration number in writing. Use the official site. Type the address yourself. Search the project. Use the project search by number, name, promoter or district. Match the facts. Promoter, location, area and completion date must match your papers. Read the updates. Look for recent progress filings and any orders. Keep a copy. Save a dated screenshot or PDF. If the project is missing, ask the promoter to explain in writing. The property legal verification guide lists the other documents to ask for. RERA, HMDA and other approvals Registration is one check among several. Each answers a different question. What each check tells you CheckQuestion it answersWho confirms it RERA registrationIs the project registered and are its dates on record?Telangana RERA portalLayout or building permissionIs the layout or building permitted and does the build match it?HMDA or the local planning body Land useDoes the land use allow this kind of project?Planning authorityCompletion proofIs the finished building cleared for use?Local body; see the occupancy certificate noteTitle and encumbrancesDoes the seller own the land free of disputes?A property lawyer Source: author's checklist; confirm current Telangana processes with each body. The note on the occupancy certificate explains what proves a finished building is ready. Plots, layouts and LRS Open plots are common around Hyderabad. A plotted development above the Act's size limits can fall under RERA. Plots in unapproved layouts may need regularisation under a state scheme, often called LRS. Ask whether your plot sits in an approved layout or needs regularisation, and get the answer in writing. Walk the plot with the layout plan. Check that your plot number, road width and open space match what you were shown. A worked plot price example Plots here are priced per square yard. Say a plot is 200 sq yd at an assumed ₹1.1 lakh per sq yd. The price is 200 × 1,10,000, which is ₹2.2 crore. One square yard is 9 square feet. The plot is 200 × 9, or 1,800 sq ft. So the price per sq ft is 2,20,00,000 ÷ 1,800, about ₹12,222. Use this when you compare a plot with a flat quoted per sq ft. These figures are made up to show the method. For quick conversions, use the Pulse unit converters, and read the note on UDS when you buy a flat with a share of land. Red flags No registration number. Ask for it in writing, in ads and in the agreement. A number that opens a different project. Stop and ask why. Plot not on the approved layout. Do not pay until it is resolved. Mixed units in the quote. Ask for the total price and the area in one unit. Old updates. No progress filings for several quarters. Pressure and cash. Quick deadlines or cash payments. Delays and complaints If possession is late, start with your agreement. Note the promised date, the registered date and what you have paid. Send the promoter a written notice first. Then approach the authority. The Act allows interest on delay or a refund. Compare builders before you commit. Start with the Pulse list of builders in Hyderabad. The infographic on Hyderabad per sq ft pricing gives a price reference. Plan for the costs of buying too. See Hyderabad stamp duty and registration charges or the page for Telangana as a whole. How to decide Decision rule: before paying any booking amount, verify the RERA number yourself, confirm layout or building permission with the planning body and convert the price to one unit. If any of these is unclear, walk away or ask in writing. Treat registration as the first check, not the last. After it, read the agreement, check title and compare builders. The Pulse property buying guide covers the path from search to possession. Frequently asked questions What is Telangana RERA? Telangana RERA is the Telangana Real Estate Regulatory Authority. It registers projects and agents, publishes project details and hears buyer complaints under the RERA Act, 2016. The portal and authority names have been updated in places, so use the current official site . How do I check a project on Telangana RERA? Take the registration number from the seller and search it on the official Telangana RERA website. Match the project name, promoter, location and dates to your papers. Then check the layout or building permission with the planning authority . Does RERA apply to open plots in Hyderabad? It can apply to plotted developments above the Act's size limits, so a layout sold as plots may be on the portal. RERA does not replace layout approval, so check that separately with the planning authority . What is the difference between HMDA approval and RERA registration? HMDA approval, or approval from another planning body, covers whether the layout or building is permitted. RERA registration lets the promoter sell the project and puts its details on record. A sound purchase needs both, each checked with its own office . What can I do if a Telangana RERA project is late? Send the promoter a written notice, then approach the authority. The Act provides for interest on delay or a refund with interest. Keep your agreement, receipts and messages together before you file . Sources Telangana Real Estate Regulatory Authority: registered projects, agents, orders and complaints [VERIFY: current portal address and sections] (accessed October 2026) Hyderabad Metropolitan Development Authority: layout and building permissions in the HMDA area [VERIFY: current website and process] (accessed October 2026) India Code: Real Estate (Regulation and Development) Act, 2016 [VERIFY: section references and current amendments] (accessed October 2026) Author's calculations: plot price per sq ft from an assumed rate per sq yd Enjoyed this blog article? Visit PropTech Pulse for more interesting blogs.
PropTech Pulse Editorial
13th October 2026
Uncategorized
RERA Act 2016: Key Sections, Rules and Buyer Rights
Your builder's agreement says "as per the RERA Act", and your lawyer mentions a section number you have never heard of. You do not need to read the whole law. You need to know which parts protect you and which parts bind the builder. People often ask what is RERA Act and which parts of it matter. This guide walks through how it is built and which sections you will use most. In this guide What the RERA Act is How the Act is organised The sections buyers use most Authority, tribunal and courts A worked penalty example Act versus state rules How to use the Act in your purchase What the Act leaves out How to decide Frequently asked questions What the RERA Act is Quick answer The RERA Act is the Real Estate (Regulation and Development) Act, 2016, a central law that regulates the sale of real estate projects. It sets duties for builders and agents, rights for buyers, and a system of state authorities and tribunals. Buyers use a small set of its sections most often. It has 92 sections. [VERIFY: current section count] Most of them deal with how the system runs. A smaller set deals with registration, payments, delays and complaints. For the plain-language overview of what RERA means for a buyer, see the Pulse RERA page. How the Act is organised It is split into chapters. Each chapter answers one question. The RERA Act in chapters (plain English) Chapter topicWhat it coversWhy a buyer cares PreliminaryName, scope and definitions such as carpet areaDefines the terms in your agreementRegistration of projects and agentsWhich projects and agents must registerShows who you can check on the portalDuties of the promoterDisclosure, advertising, payments, plans and defectsSets what the builder must doRights and duties of allotteesBuyer rights, interest and payment dutiesSets what you can claim and must payThe AuthoritySetting up the regulator and its powersTells you where to complainThe Appellate TribunalAppeals against the authority's ordersYour next step after an orderOffences, penalties and adjudicationPenalties and the adjudicating officerShows what a builder risksFinance, accounts and generalFunds, audits and miscellaneous rulesMostly of administrative interest Source: author's summary of the chapters of the RERA Act, 2016; chapter names and numbering may differ. [VERIFY: current chapter list on India Code] The sections buyers use most Buyers do not need every section. These are the ones that come up in real disputes. Sections that matter most to a homebuyer SectionWhat it deals withIn plain words 2DefinitionsDefines carpet area and other key terms3Registration of projectsCovered projects must register before they sell9Registration of agentsAgents in registered projects must register too11Promoter dutiesDisclose details and update progress12AdvertisementsAds must match what was registered13Advance and agreementAdvance capped at 10% before a registered agreement14Plans and defectsStick to sanctioned plans and fix defects in the period18Return of amountInterest for delay or refund with interest19Rights of allotteesInformation, possession and common areas31ComplaintsHow to file with the authority or officer43Appellate TribunalWhere appeals against orders go59Non-registration penaltyPenalty on a promoter who sells without registering Source: author's summary; confirm each section against the Act and your state's rules. [VERIFY: section numbers and wording on India Code] The loading factor note shows why the definition of carpet area in Section 2 changes what you pay per sq ft. Authority, tribunal and courts Each state sets up a Real Estate Regulatory Authority. It registers projects, hears complaints and issues orders. A separate adjudicating officer handles compensation claims. [VERIFY: Sections 31 and 71] If you disagree with an order, you can appeal to the state's Real Estate Appellate Tribunal. [VERIFY: Section 43] Higher courts hear later appeals. A lawyer can tell you how the route works for your state. A worked penalty example The Act ties some penalties to the cost of the project, so the numbers can be large. Take a project with an estimated cost of ₹200 crore. For selling without registration, the Act allows a penalty of up to 10% of the estimated project cost. That is up to ₹20 crore. [VERIFY: Section 59] Breaking other provisions can cost up to 5% of the project cost. That is up to ₹10 crore. [VERIFY: Section 61] These are upper limits, not fixed amounts, and the authority decides in each case. The project cost is assumed to show the method. The point for a buyer is simple: the Act gives builders a strong reason to register and follow the rules. Act versus state rules The Act is central. States frame rules under it, and those rules set forms, fees, interest rates and procedure. A buyer in one state may see a different interest rate or process from a buyer in another. So read both. The Act gives the rights, and the state rules show how to use them. Pay attention to the rules for the state where the project sits. How to use the Act in your purchase Get the registration number. Ask for it in writing and search it on the state portal. Match the facts. Promoter, carpet area and dates on the portal must match your agreement. Check the advance. Do not pay more than the cap before a registered agreement. Read the agreement. Look for clauses on delay, area and defects that match the Act. Keep records. Save receipts, letters and portal screenshots. For more document checks, read the property legal verification guide. What the Act leaves out The Act does not check title, rate quality or promise on-time delivery. It mainly covers under-construction projects, so most resale deals fall outside it. For those, the older property laws still apply. Start with the notes on the Transfer of Property Act, the sale deed and the occupancy certificate. How to decide Decision rule: use the Act as a checklist, not a shield. Verify registration, advance, carpet area and dates against its sections before you sign, and add a lawyer's title check. If your agreement gives you less than the Act does, ask for it to be fixed. Knowing what is RERA Act only helps if you apply it to a real project. The Pulse property buying guide covers the path from search to possession. Frequently asked questions What is the full form of the RERA Act? RERA stands for Real Estate (Regulation and Development) Act. The full title is the Real Estate (Regulation and Development) Act, 2016. It is a central law, and each state makes its own rules under it [VERIFY: current Act title and state rules]. When was the RERA Act passed? Parliament passed it in 2016, and most of its provisions came into force from 1 May 2017. States then notified rules and set up authorities, so the working dates differ by state [VERIFY: commencement dates and state notifications]. How many sections does the RERA Act have? The Act has 92 sections grouped into chapters, covering registration, promoter duties, buyer rights, the authority, the appellate tribunal and penalties. Not all sections matter to a homebuyer, so start with the handful covered in this guide [VERIFY: current section count]. Is the RERA Act the same in every state? Central law is the same everywhere, but each state frames its own rules on fees, forms, interest and procedure. Always read the rules of the state where the project sits, along with the Act itself [VERIFY: rules of the relevant state]. Can a buyer go to consumer court instead of RERA? A buyer may have more than one route, and the right choice depends on the facts and the claim. Courts have dealt with the overlap between the Act and other laws. Take legal advice before you choose, because filing in the wrong place can cost time [VERIFY: current position on remedies]. Sources India Code: text of the Real Estate (Regulation and Development) Act, 2016 [VERIFY: section references and current amendments] (accessed October 2026) Ministry of Housing and Urban Affairs: central rules and RERA implementation updates [VERIFY: current pages on RERA] (accessed October 2026) Author's calculations: penalty caps on an assumed ₹200 crore project cost Enjoyed this blog article? Visit PropTech Pulse for more interesting blogs.
PropTech Pulse Editorial
13th October 2026
Uncategorized
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. In this guide What RERA is Which projects it covers What it gives buyers What it asks of builders A worked example on ₹1 crore How to check a project How complaints work What RERA does not do How to decide Frequently asked questions What RERA is Quick answer RERA is the Real Estate (Regulation and Development) Act, 2016. It requires builders to register covered projects with a state authority, share plans and timelines publicly, and follow rules on payments and delays. Buyers get a way to verify a project and a place to complain. It covers most under-construction projects, not every property. 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. Who the Act covers and what each must do PartyCovered whenMain duty Promoter or builderSelling a covered projectRegister the project, disclose details, keep to the registered plan and datesReal estate agentDealing in a registered projectRegister with the authority and follow the Act's rulesBuyer or allotteeBuying in a registered projectPay as agreed and use the Act's remedies if the promoter defaults 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. Key buyer protections under RERA ProtectionWhat it meansCheck Public project detailsPlans, approvals, timelines and status are on the authority's portalAdvance capNo more than 10% of the cost before a registered agreement for saleCarpet area basisArea is stated as carpet areaSeparate project accountA share of buyers' money is kept for that projectDelay remedyInterest for delay or a refund with interestDefect liabilityStructural defects reported in the Act's period are fixed by the promoter 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 Ask for the number. Get the RERA registration number in writing. Use the state portal. Type the address yourself rather than following a chat link. Search the project. Use the number, name or promoter. Match the facts. Promoter, location, carpet area and dates must match your papers. Read the updates. Look for recent progress filings and any orders. 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 Decision rule: search the project on the state RERA portal yourself before paying any booking amount. Match the promoter, carpet area and dates to your papers, then add a lawyer's title check. If any step fails, walk away or ask in writing. 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 Enjoyed this blog article? Visit PropTech Pulse for more interesting blogs.
PropTech Pulse Editorial
13th October 2026
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