Why Verify — and Why Every Time
A developer displaying a RERA registration number does not guarantee the registration is valid. Numbers can be fabricated, expired, or from cancelled registrations. An agent who markets a project without independently verifying RERA status is personally violating Section 10(a) and faces ₹10,000/day penalty. Verification takes 5 minutes and is your professional duty — every project, every time.
Step 1: Find the Right State RERA Portal
RERA is state-administered. Every state has its own portal. Always go directly to the official portal — not third-party aggregators.
State
Official RERA Portal
Status
Step 2: Search for the Project
On most state RERA portals, you can search for projects by:
- RERA Registration Number — the fastest and most precise method if you have the number
- Project Name — useful if you don't have the number; search the full name or key words
- Developer/Promoter Name — to see all projects by a specific developer
- Location/District — to browse projects in a specific area
⚠️ Match Exactly
When you find a project result, verify: (1) the project name in the portal matches exactly what is being marketed — not a similar name; (2) the developer/promoter name in the portal matches who is selling to you; (3) the project address/location matches the actual site location. A developer may register one project under a slightly different name — always confirm it is the same physical project.
Step 3: Check Registration Status
✅ Good Status
Registered: Active registration — can be marketed
Renewed: Registration renewed after initial period
Extended: RERA authority granted time extension
❌ Red Flag Status
Expired: Registration lapsed — no marketing permitted
Cancelled: RERA revoked registration — serious violation
Revoked: Same as cancelled — stop immediately
Not found: Number may be fake — do not proceed
Step 4: Review the Quarterly Progress Reports (QPRs)
QPRs are filed by developers every quarter (April, July, October, January). They are one of your most powerful project health indicators.
HIGH
Are QPRs being filed regularly?
Count the QPRs from registration date to now. For a project registered 2 years ago, there should be 8 QPRs. Missing quarters = RERA violation and red flag.
HIGH
Is the reported % completion credible?
If the QPR says 60% complete but you have done a site visit and see 20% construction — the QPR is falsified. This is a serious RERA violation.
HIGH
Escrow balance and withdrawals
The 70% escrow account balance should be proportionate to remaining construction. Very low balance with major construction still pending = fund flow concern.
MED
Units sold vs units remaining
Knowing how many units are sold gives you market confidence data. Low sales on a near-completion project may indicate demand concerns.
MED
Complaint cases (if shown)
Some portals show active RERA cases against the developer on the project page. Multiple active cases = significant concern.
Step 5: Verify Key Project Details
What to Check
What to Verify / Red Flag
Registered possession date
Does it match what the developer is telling you? If developer says "Dec 2026" and portal shows "Dec 2028" — always quote the portal date to buyers.
Total units in project
Does the number match the developer's inventory claims? Large discrepancy = investigate.
Approved floor plans
The plans filed with RERA are what the developer is legally committed to build. Compare with marketing brochures — discrepancies = potential future disputes.
Sanctioned FSI / floors
Verify the number of floors approved matches the floors being sold. Floors 11–12 in a 10-floor sanctioned plan = unapproved.
Project land area
Verify the registered land area matches the project site.
RERA registration expiry
If registration expires before the possession date, that is a problem — the developer must renew.
Step 6: Document Your Verification
Documentation is what converts your due diligence from good practice into professional protection. If a buyer later claims you recommended a non-compliant project, your dated RERA portal screenshot is your evidence that the project was compliant when you recommended it.
Documentation Checklist
→Screenshot the project registration page — showing status, registration number, and project name (date-stamped by your device or browser)
→Screenshot the QPR page — showing latest QPR date and reported % completion
→Note the RERA-registered possession date in writing
→Send a pre-booking disclosure email to the buyer with: RERA number, portal link, RERA possession date, and carpet area of the specific unit
→Save the folder as "Due Diligence — [Project Name] — [Date]" in your client records
8 Red Flags That Should Stop Any Recommendation
Registration number not found on portal
Possibly fabricated — never proceed
Registration status: Cancelled/Revoked
RERA took action — serious violation history
Missing QPRs for 2+ consecutive quarters
Filing violation + financial stress signal
QPR % doesn't match site reality
Falsified reporting — major integrity concern
Registration expires before possession date
Developer hasn't renewed — must investigate why
Developer has 20+ active RERA cases
Poor track record — high possession risk
No bank has approved the project for loans
Banks' own due diligence flagged issues
Escrow balance very low vs construction remaining
Potential fund diversion or financial stress
Master RERA Portal Verification
CREP™ includes dedicated portal practice exercises — navigate real RERA portals, interpret QPRs, identify red flags, and document your findings professionally.