Quick Answer
Under the RERA Act, no one may advertise an unregistered project (Section 3). Every ad must show the project's registration number and the authority's website (Section 11(2)), and agents should add their own registration number (Section 9(5)). Maharashtra also requires a QR code. Agent breaches cost up to ₹10,000 a day under Section 62.
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At a Glance
| Rule | What it means for your ad | Status |
|---|
| Section 3 | No ads, bookings or "EOIs" for a project that needs registration and lacks it. | Confirmed |
| Section 11(2) | Project registration number plus the authority's website, shown prominently. | Confirmed |
| Section 9(5) | Your agent registration number in every sale you facilitate; put it on your ads. | Confirmed (ad use is best practice) |
| Section 10(a), 10(c) | No unregistered projects; no false claims, false approvals or bait ads. | Confirmed |
| QR code | Maharashtra: beside the number, for promoters and agents. | State-specific |
| Agent penalty | Up to ₹10,000 a day, capped at 5% of the unit's cost (Section 62). | Confirmed |
What Does the RERA Act Say About Advertising?
Six provisions do the work. Some are written for the promoter, but they land on your post once you repeat the ad.
Section 3: no marketing before registration
"No promoter shall advertise, market, book, sell or offer for sale, or invite persons to purchase in any manner" a unit in a project that needs registration but lacks it. "In any manner" covers posts, EOI forms and tokens. Section 3(2) exemptions exist; check the portal, do not assume.
Section 11(2): what the ad must show
A promoter's advertisement must prominently mention the Authority's website, where the project's details are kept, and the registration number.
Section 9(5): your own number
Quote your registration number in every sale facilitated. Putting it on every ad is the simplest proof you are registered.
Section 10(a): your own bar on unregistered projects
No facilitating sales in a project that should be registered but is not. Posting it is the first step.
Section 10(c): unfair trade practices
False grade, false approval or affiliation, misleading statements, and ads for services not really on offer. Each clause, with examples, is in
Sections 9 and 10 explained.
Section 12: false ads cost the promoter
A buyer who paid relying on a false statement in an ad, prospectus or model apartment is compensated by the promoter, or refunded with interest on withdrawal. Your exposure for repeating it runs through 10(c).
Which States Have Their Own Ad Orders?
Authorities can issue binding directions under Section 37. These are state-specific. We give an order number only where we read the order's text or a full reproduction.
| State | What the order requires | Status |
|---|
| Maharashtra | Order 46/2023 (29 May 2023): promoters show the QR code beside the number and website from 1 Aug 2023, in print and on social media. 46A/2023 (25 Jul 2023): ₹10,000–₹50,000 per violation (Section 63). 46B/2023 (21 Aug 2023) extends it to agents: ₹10,000–₹50,000 (Section 65); unfixed after 10 days is a continuing violation. | State-specific. Order text read in reproduction; verify on maharera.maharashtra.gov.in |
| Haryana (Gurugram) | Directions No. 3/RERA GGM Directions 2021 (22 Feb 2021): number and website in bold, top right. HRERA Gurugram held a small, light-type number non-compliant (RERA-GRG-2895-2021). | State-specific. Confirmed from an HRERA order |
| Uttar Pradesh | Letter No. 2387/UPRERA/2023-24: number and portal big and bold in the main frame, not the disclaimer; registered agents only. | Reported (LiveLaw, Housing.com); verify on up-rera.in |
| West Bengal | Order No. 492-RERA/L-01/2023: number and website top right, at least one-third the project name's font, WhatsApp included. | Reported (LiveLaw, Mar 2024); verify on rera.wb.gov.in |
| Gujarat | QR code on developers' ads from 1 Oct 2024. Order number not confirmed. | Reported; verify on gujrera.gujarat.gov.in |
| Kerala | QR code on project promotions and ads from 1 Sep 2023. | Reported; verify on rera.kerala.gov.in |
| Karnataka | No ad order we could verify. Follow Section 11(2). | Verify on rera.karnataka.gov.in |
The project's state decides which order applies. Safe default: number and website in bold, near the top, on the image, plus the QR code if the portal issues one.
What Must Every Ad Show, Channel by Channel?
There is no social media exemption. Only where the details go changes.
Newspaper, hoarding, flyer
Project number, website and your agent number in bold. Maharashtra: QR beside the number. Haryana, West Bengal: top right.
Website and portal listing
Number in the text and on the banner. Carpet area as the size. Remove sold units the same day (10(c)(ii)).
Instagram or Facebook post
Number and website on the image and in the caption above the "more" fold. Carousels: first and last card.
Reel, YouTube video or Short
On screen long enough to read, and in the description. Voice-over claims count under 10(c).
WhatsApp broadcast, group or status
All three numbers in the text, not only in a PDF. A status is still an ad while live.
SMS
Project, RERA no., website, your agent no. Registered sender and consent only (below).
Bulk WhatsApp and SMS also need consent
RERA governs what the ad says, not who receives it. Commercial SMS falls under TRAI's TCCCPR 2018 (registered headers and templates on the DLT platform), WhatsApp's business terms expect opt-in, and a contact list is personal data under the DPDP Act: see
the DPDP Act for real estate agents.
Which Words Should Agents Avoid?
| Avoid | Why | Write instead |
|---|
| "Guaranteed returns", "assured 12% rental", "price will double" | A prediction dressed as a fact: misleading under 10(c)(i)(C). | Nothing on returns, or a dated, sourced past figure labelled as past. |
| "Pre-launch", "EOI open", "soft launch" (unregistered) | Section 3 bars inviting purchase "in any manner" before registration; 10(a) bars you. | Nothing until the number is live on the portal. |
| "RERA approved", "Govt approved project" | RERA registers; it does not approve quality or title. False approval: 10(c)(i)(B). | "RERA registered: [number], [authority website]". |
| "1,850 sq ft" (super area shown as size) | Misleading about what the buyer gets. | "Carpet area 1,240 sq ft" (super area labelled, if shown). |
| "Only 2 units left!", "5 min from airport" | Unverifiable urgency and distance claims. | "Availability as on [date]", real drive time. |
| "RERA certified agent" (from a private course) | Implies a government credential. | "RERA agent reg. no. ___"; name any private course as private. |
See also what "RERA approved" means and how to check a builder's RERA registration.
What Does a Trained Agent Know That an Untrained One Doesn't?
| Untrained agent says | Trained agent knows |
|---|
| "The builder's number is on the brochure, so I'm covered." | The website must be there too (11(2)), my own number should be added (9(5)), and in Maharashtra the QR code is my duty as well (Order 46B/2023). |
| "It's only a WhatsApp status, it vanishes." | Section 3 says "in any manner". A screenshot lasts forever and is evidence in a Section 31 complaint. |
| "Pre-launch is just a soft enquiry." | Inviting purchase before registration is barred; "applied for" is not registered. |
| "Everyone writes RERA approved." | "RERA registered" plus the number is accurate; "approved" claims an approval that does not exist. |
| "The penalty is just ₹10,000." | It is ₹10,000 for every day of default, up to 5% of the unit's cost, and in Maharashtra a separate ₹10,000–₹50,000 per QR violation. |
Would you spot every problem in an ad?
Our free RERA mock test has scenario questions with full explanations. No sign-up.
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How Do You Check an Ad Before Publishing?
1. Check the project on the portal
Not registered? Stop: do not post it in any form. Registered? Save a dated screenshot.
2. Copy the number exactly
Project number character for character, plus the authority's website.
3. Add your own agent number
Use your registration for the state where the project is.
4. Add the QR code where required
Maharashtra: beside the number. Elsewhere, check your portal.
5. Strip the risky claims
Guaranteed returns, "pre-launch", "RERA approved", unverified "last units", and any amenity, date or distance without a document.
6. State area the right way
Carpet area as defined in Section 2(k); label any super area figure.
7. Check the creative itself
Numbers readable on the image or video, not hidden in a caption fold.
8. Archive the final version
Keep the dated ad, portal screenshot and builder's approval of the copy.
Pre-publish checklist
☐ Project is registered (portal checked today, screenshot saved)
☐ Project RERA number copied exactly
☐ Authority website address shown
☐ My agent registration number shown (right state)
☐ QR code beside the number (Maharashtra; check others)
☐ Details on the image or video itself, bold, near the top
☐ Size given as carpet area
☐ No guaranteed returns, "pre-launch", "RERA approved" or "official partner" without a letter
☐ Every amenity, date and distance matches a document
☐ Price and availability dated; sold units removed
☐ Recipients of broadcasts and SMS have opted in
☐ Final version archived with date
Copy-paste compliant caption template
[Project name], [Sector/locality], [City]
[2/3] BHK · Carpet area [___] sq ft · ₹[___] onwards (price as on [date])
Possession as per RERA: [month year]
RERA Reg. No.: [project number exactly as on certificate]
Details: [authority website, e.g. rera.punjab.gov.in]
Agent: [your name / firm] · RERA Agent Reg. No.: [your number]
[Maharashtra: QR code on image beside the number]
Site visit or details: reply here or call [number]
Keep lines short so the numbers sit above the fold. Add one honest line about the project, never a promise about returns.
Worked Example: Fixing a Non-Compliant Instagram Post
Rohit, a registered Zirakpur agent, drafts this for a Punjab project:
Draft: "PRE-LAUNCH 🔥 3BHK 1,850 sq ft at ₹95 lakh! RERA approved. Guaranteed 2x in 3 years. Only 3 units left. DM now! #RERA"
| Problem | Rule | Fix |
|---|
| "Pre-launch" | Section 3, 10(a) | Portal check: the project is registered, so drop the word. Had it not been, the post dies here. |
| No numbers or website | 11(2), 9(5) | Add project number, rera.punjab.gov.in and his agent number on the image and in line 4–6 of the caption. |
| "RERA approved" | 10(c)(i)(B) | "RERA registered". |
| "Guaranteed 2x" | 10(c)(i)(C) | Delete. |
| 1,850 sq ft is super area | 10(c)(i)(C) | Carpet area from the builder's documents: 1,240 sq ft (illustrative). |
| "Only 3 units left" | 10(c) | "Availability as on 5 Nov 2026" after confirming with the builder in writing. |
What the original could have cost him: Section 62 caps an agent's penalty at 5% of the unit's cost: ₹4,75,000 on a ₹95 lakh flat, built up at up to ₹10,000 a day of default. A buyer who booked on "guaranteed 2x" also has a ready Section 31 complaint. The fix took ten minutes.
Who Pays Which Penalty?
| Who | Breach | Section and maximum |
|---|
| Promoter | Advertising an unregistered project (Section 3) | 59(1): up to 10% of estimated project cost; continuing breach, 59(2): up to 3 years' jail, a further 10%, or both |
| Promoter | Missing number or website (Section 11(2)), other breaches | 61: up to 5% of estimated project cost |
| Promoter | Ignoring an authority order (e.g. QR order) | 63 (MahaRERA set ₹10,000–₹50,000 per violation) |
| Agent | Breach of Section 9 or 10 (unregistered project, false claims, bait ads) | 62: ₹10,000 per day of default, up to 5% of the cost of the plot, apartment or building |
| Agent | Ignoring an authority order (e.g. MahaRERA 46B/2023) | 65 (MahaRERA set ₹10,000–₹50,000 per violation) |
Repeated misrepresentation can also put your registration at risk under Section 9(7). For the violations agents are most often caught on, see common RERA agent violations.
How This Protects You and Your Buyer
For you
Your portal screenshot, builder-approved copy and number on the ad prove you did the checks. When you forward a builder's creative you publish it: fix or skip non-compliant ones. Your number on every post is also how
trust gets built.
For your buyer
The number, website and QR code take the buyer to the registered plans, completion date and complaints before money moves. Carpet area lets them compare like with like. No booking rests on a promise nobody can keep.
Frequently Asked Questions
Is the RERA number mandatory in a property advertisement?
Yes. Section 11(2) of the RERA Act requires a promoter's advertisement or prospectus to mention prominently the Authority's website address, where the project's registration details are kept, and the registration number. An agent repeating that ad must keep both. Quote your own agent registration number too, as Section 9(5) expects it in every sale you facilitate.
Do RERA rules apply to WhatsApp and Instagram posts?
Yes. Section 3 bars advertising or marketing an unregistered project "in any manner", and Section 10(c) covers any statement made orally, in writing or by visible representation. A post, reel, status or broadcast about a specific project is advertising. Several state orders, such as West Bengal's and MahaRERA's QR orders, name social media expressly.
Is a QR code required on property ads?
In Maharashtra, yes. MahaRERA Order 46/2023 required promoters to print the project QR code beside the registration number from 1 August 2023, and Order 46B/2023 dated 21 August 2023 extended it to registered agents, with a penalty of ₹10,000 to ₹50,000 per violation. Gujarat and Kerala have reported similar rules; check your state portal.
Can an agent advertise a pre-launch project?
Not if the project needs RERA registration and does not have it. Section 3 bars any advertising, booking or invitation to purchase before registration, and Section 10(a) bars agents from facilitating such sales. "Pre-launch", "EOI" or "soft launch" labels do not change that. "Applied for" is not registered.
What is the penalty for a non-compliant RERA advertisement?
It depends on who broke which rule. A promoter who advertises an unregistered project faces up to 10% of the estimated project cost (Section 59); other promoter breaches up to 5% (Section 61). An agent who breaches Section 9 or 10 faces up to ₹10,000 a day, capped at 5% of the cost of the plot, apartment or building (Section 62).
Do I need consent before sending property ads on WhatsApp or SMS?
RERA does not cover consent, but other rules do. Commercial SMS and calls fall under TRAI's 2018 commercial communication regulations, WhatsApp's business terms expect opt-in, and the DPDP Act governs how you use personal data. Message people who asked to hear from you, and honour every opt-out.
Know the Rules Before You Hit Post
RERACertified™ Pro covers the RERA Act, agent duties, unfair trade practices and your state track, so every ad, call and site visit stands up to a buyer's questions.
Enroll in RERACertified™ Pro — ₹4,999 →
RERACertified sells this course. RERACertified™ Pro is a private certification and does not replace state RERA agent registration.
Official Sources
RERA Act 2016 full text (HRERA): Sections 3, 9, 10, 11(2), 12, 59, 61, 62
AP RERA: advertisement provisions of the Act
HRERA Gurugram order, Complaint RERA-GRG-2895-2021 (11 Aug 2021), citing Directions No. 3 of 2021
MahaRERA Order 46B/2023 (agents, QR code), text as reproduced by TaxGuru
MahaRERA Order 46A/2023 (promoters, penalty), text as reproduced by TaxGuru
WIRC-ICAI summary of MahaRERA Orders 46, 46A and 46B of 2023
UP RERA ad guidelines (reported, LiveLaw)
WBRERA ad order (reported, LiveLaw)
TRAI direction under the TCCCPR 2018 (commercial SMS)
Each state RERA authority's own portal is the final word on current orders and circulars.
Change Log
5 Nov 2026: Published. Merges our older /rera/rera-advertising-compliance/ guide; corrects the Section 62 cap and Section 11 and 12 wording; adds MahaRERA's agent QR order, state orders, penalties by party, a caption template and a worked example.