How to check a project on MahaRERA

Rahul likes Paradise Heights. His flat lives in Tower C, Phase II.

One township can hold Phase I, Phase II, Tower A, Tower B and a phase launched five years later. RERA registers each phase on its own separate registration certificate.

Ask one question before anything else: "What is the exact MahaRERA number for the specific tower, phase, and unit you are selling me?" Search that exact number (never the marketing township title).

Reconcile promoter entity, village, survey, and CTS number across the brochure, RERA record, and eventually the registered agreement for sale.

The record exists. That only clears the first gate.

Active with a valid completion date means no obvious status disqualification, but it is not a clean chit on delivery velocity.

An extension demands the full backstory: What was the original completion date? How many extensions have been granted? What was the rationale filed with MahaRERA? How much construction remains? One administrative extension during COVID is very different from three rolling extensions paired with stalling progress.

Lapsed indicates the registered period expired without an approved extension. Abeyance can freeze the designated bank account and prohibit executing new sales. Revoked or void status is an immediate red flag: halt negotiations and consult a property lawyer.

Sales says possession next year. The record says June 2029.

Take the registration start date, the registered completion date, and today’s date. That gives elapsed time percentage. Compare that directly with the latest certified physical construction percentage filed by the project engineer.

For example: If registered in January 2024 with completion due in December 2028, by January 2027 roughly 60% of the project calendar has elapsed. If the engineer reports only 22% physical completion, demand a written explanation of the catch-up milestone schedule.

Construction is not linear, but a severe percentage gap late in the development lifecycle is the single most reliable signal of future delay.

Sales says 70 percent complete. The filing says 52 percent.

Promoters must file Quarterly Progress Reports (QPRs) detailing physical civil progress, bookings, and financial outlays. Always evaluate the quarterly trajectory rather than any static verbal claim.

A sequence of 32% → 37% → 42% → 47% reflects steady active execution. A sequence of 48% → 49% → 49% → 50% over a year signals a distressed or stalled site, even though 50% sounds superficially impressive.

Learn the statutory certificates: Form 1 (Architect certification), Form 2 (Engineer construction percent), Form 2A (Annual quality audit), Form 3 (Chartered Accountant cost to complete), and Form 5 (Annual escrow audit proving buyer money remained in the dedicated project account). An auditor note on Form 5 matters infinitely more than marketing promises.

The project shows a bank charge. That is normal till it goes unexplained.

Section 4(2)(l)(D) of the RERA Act mandates that 70 percent of all buyer receipts must be deposited into a dedicated scheduled bank account, withdrawable only in proportion to certified construction progress. This rule ensures revenue from Project A cannot fund Project B.

Review Form 3 alongside Form 5 and the CERSAI public registry. A named project lender with a standard NOC protocol for unit conveyance is standard real estate financing. A hidden, unlisted, or litigated mortgage charge is an acute risk.

Furthermore, Section 13 mandates that a promoter cannot accept more than 10 percent of the apartment cost without executing and registering a written Agreement for Sale.

His flat is on floor 34. The paper in front of him covers lower floors.

A RERA registration does not mean all brochure floors are approved today. Municipal corporations frequently issue Commencement Certificates (CC) in stages (e.g. plinth level, up to 10th floor, up to 25th floor).

Verify up to which exact floor level the current sanctioned CC extends before booking a high-rise unit. Review the sanctioned building plans: Swimming pool, clubhouse, podium parking, and additional wings must appear in approved drawings, not merely in 3D architectural renders.

• Verify who owns underlying freehold title and the legal development rights agreement.
• Confirm whether the title search report affirms clear and marketable title.
• Inspect the notes for court stays, easement restrictions, or third-party encumbrances.

Six complaints. Five trace back to the earlier phase delay.

Search the MahaRERA dispute database by promoter entity and project number. Evaluate recency, subject matter, outcome, and repetition rather than raw count: A 3,000-unit township naturally generates more administrative queries than a boutique building.

Isolated consumer disputes over parking allocations differ fundamentally from systematic complaints alleging delayed possession, non-refund of cancelled booking amounts, or unapproved plan alterations.

Also check for NCLT insolvency petitions and inspect extension orders filed on MahaRERA, which often explicitly describe stalled approvals or contractor transitions.

Nothing here says walk away. Everything here says ask in writing.

Align the salesperson’s claims directly beside official filings: Claimed possession date vs registered RERA completion; quoted carpet area vs registered schedule area; promised amenities vs approved layout plans; "almost sold out" vs filed unsold inventory.

Every divergence is a legitimate question for negotiation, not necessarily a reason to abandon a great home. Require clear written clarification for any discrepancy, and provide the complete file to your independent advocate before parting with funds.