Document Verification Checklist

Every real estate project with more than 8 units or land exceeding 500 sq. meters must be registered with RERA under the Real Estate (Regulation and Development) Act, 2016. The RERA registration certificate is your first and most important document to verify.

• RERA Registration Number — A unique ID (e.g., P52100000123) assigned to the project. This must be displayed in all advertisements.
• Validity Period — Check if the registration is currently active or expired. Expired registrations mean the builder cannot legally sell units.
• Project Details — Number of buildings, units, floors, and land area must match what the builder is advertising.
• Proposed Completion Date — The deadline by which the builder must deliver possession. Delays beyond this date are a red flag.
• Promoter Details — Verify the builder/promoter name matches the entity you're dealing with.

The title deed proves that the promoter legally owns the land on which the project is being developed. Without clear title, you risk buying a property that could be under dispute.

• Chain of Title — Trace ownership history for at least 30 years. The land should have a clean chain of transfers with no gaps or disputes.
• Revenue Records (Khasra/Khatoni) — Verify the land survey number, area, and current owner name in the revenue department records.
• No Pending Litigation — Confirm through a title search report (available from a property lawyer) that no court case is pending against the land.
• Government Land Check — Ensure the land is not Nazul (government-granted lease) land with restrictions, or if it is, that proper conversion has been done.

An Encumbrance Certificate confirms that the property is free from any monetary or legal liabilities — no mortgages, unpaid loans, court attachments, or pending liens.

• Mortgage-Free — The land should not be mortgaged to any bank. If it is, the builder must provide a No Dues Certificate from the bank for your specific unit.
• No Court Attachments — Verify there are no court-ordered attachments or revenue recovery notices against the land.
• Period of Check — Request an EC for at least 13 years (more is better). Gaps in the EC period are a red flag.
• Nil Encumbrance — A "Nil Encumbrance Certificate" means no transactions were recorded — this is normal for land held by the same owner for a long time, but verify with revenue records.

The sanctioned building plan is the official approval from the local authority permitting construction. It specifies the approved number of floors, setbacks, Floor Space Index (FSI), and building specifications.

• Approved vs. Actual — Compare the sanctioned plan with what is being constructed. Extra floors, basement modifications, or changed layouts are violations.
• FSI Compliance — The Floor Space Index (total built-up area / plot area) must not exceed the approved limit.
• Setback Distances — Verify the mandated gap between the building and plot boundaries. Violations can lead to demolition orders.
• Fire Safety — Buildings above certain heights require fire NOC and additional safety provisions in the plan.

The layout plan shows the division of land into plots, roads, open spaces, and common areas. For plotted developments and large townships, approval from the Town & Country Planning (TCP) department is mandatory.

• TCP Permission Number — Every approved layout has a unique TCP reference number. Verify it with the TCP department.
• Land Use Zoning — Confirm the land is zoned for residential use if you're buying a home. Commercial or mixed-use zoning has different rules.
• Road Width & Access — Verify that the approach road width meets municipal standards (minimum 9m for residential layouts).
• Open Space — Layouts must reserve a percentage of land as open space. This cannot be sold as plots later.
• Utility Provisions — Water supply, drainage, electricity connections, and sewage treatment should be in the approved plan.

If the land was originally classified as agricultural, it must be formally converted to non-agricultural (NA) use through a land diversion process before any construction can legally begin.

• Diversion Order — Verify the diversion order number and date. The order must pre-date the start of construction.
• NA Permission — The land must be converted to "Non-Agricultural" use with permission from the Collector/SDM.
• Premium Paid — A diversion premium must have been paid to the government. Ask for the receipt.
• Conditions — Some diversions come with conditions (e.g., road development, drainage). Verify these have been fulfilled.

Various government departments issue NOCs confirming the project meets their specific requirements. The number and type of NOCs required depends on the project size and location.

• Fire Department NOC — Mandatory for buildings above 15m height. Verifies fire escape routes, fire-fighting equipment, and water storage.
• Environment Clearance — Required for projects above 20,000 sq.m. built-up area. Includes pollution control, waste management, and green area requirements.
• Water Supply NOC — Confirms adequate water supply arrangements for the number of units planned.
• Electricity Board NOC — Confirms power supply capacity and transformer provisions.
• Airport Authority NOC — Required for projects near airports (height restrictions).
• Pollution Control Board — For projects near industrial areas or water bodies.

These professional certificates confirm that the building design meets structural safety standards and the construction follows the approved architectural plans.

• Architect Certificate — Confirms the building design, floor plans, elevations, and specifications comply with approved plans and building bylaws.
• Structural Engineer Certificate — Certifies the structural design for load-bearing capacity, earthquake resistance (seismic zone compliance), and material specifications.
• Verify Registration — The architect must be registered with the Council of Architecture (COA) and the engineer must be a licensed structural engineer.

Under RERA, builders must deposit 70% of buyer payments into a separate escrow account and get it audited annually by a CA. The CA certificate confirms proper fund utilization.

• Escrow Account Compliance — 70% of collections must be in a dedicated project bank account. The CA certifies this.
• Fund Utilization — Money should only be used for the specific project's construction costs, not diverted to other projects.
• Annual Audit — RERA requires builders to file audited financials annually. Check if the project has recent financial filings on the RERA portal.

The Commencement Certificate permits the start of construction, while the Completion/Occupancy Certificate confirms the building is ready for habitation.

• Commencement Certificate — Construction cannot legally begin without this. Verify it was issued before any construction work started.
• Occupancy Certificate (OC) — For ready-to-move projects, this is essential. Without an OC, water and electricity connections may not be provided, and resale value is severely affected.
• Partial OC — In phased projects, OC may be issued phase-wise. Verify which phases have received OC.

The official brochure and sale agreement define what you're paying for. Under RERA, the builder must provide a standardized agreement and cannot deviate from what's advertised.

• Carpet Area — Under RERA, pricing must be based on carpet area (usable area), not super built-up area. Verify the carpet area mentioned in the agreement matches the plan.
• Amenities Promise — List all amenities mentioned in the brochure. These must be delivered as promised — any deviation is actionable under RERA.
• Payment Schedule — The agreement must specify the payment milestones tied to construction progress.
• Penalty Clause — Under RERA, if the builder delays possession, they must pay interest to the buyer at the SBI MCLR rate + 2%. This must be in the agreement.
• Registration — The sale agreement must be registered at the Sub-Registrar office. Unregistered agreements have limited legal value.

Before buying, check if any complaints, penalties, or legal orders have been filed against the project or the builder. This is one of the most overlooked steps.

• Complaints Filed — Check how many buyer complaints exist against this project. Multiple complaints are a serious warning sign.
• Orders & Penalties — RERA can impose penalties, issue directions, and even revoke registrations. Check for any such orders.
• Builder's Track Record — Check all projects by the same builder. A pattern of complaints across projects indicates systemic issues.
• Registration Status — Revoked, Lapsed, or Expired registrations mean the builder cannot legally sell or advertise the project.