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Practical Guide ⏱ 10 min read · Last verified: August 2026

Property Due Diligence Checklist
25 Things to Verify Before Buying

A complete due diligence checklist for any property purchase in India — covering RERA, title, approvals, developer track record, and documentation. Print it, use it on every deal.

This checklist applies to both primary market (new developer) and resale transactions. Items marked PRIMARY apply mainly to new projects. Items marked RESALE apply mainly to resale. Most apply to both.

⚖️RERA & Regulatory Checks

The first and most important category. No due diligence is complete without verifying the regulatory standing of the project and developer.

Verify RERA registration on state portal HIGH PRIORITY
Check the registration number is valid, current, and not cancelled. Confirm project name, developer name, and registration expiry date all match what is being marketed. A registration that expires before the promised possession date is a red flag.
Check all Quarterly Progress Reports (QPRs) HIGH PRIORITY
Every RERA-registered project must file QPRs every quarter. Check: Are all quarters accounted for? Is the reported completion % consistent with what you see on site? Any gap of 2+ quarters is a serious violation and potential financial distress signal.
Verify RERA-registered possession date HIGH PRIORITY
The RERA portal shows the developer's registered possession date — this is the legally committed date. If the marketing says "Q2 2027" but RERA shows "December 2028," always go with the RERA date.
Check escrow account balance and withdrawals HIGH PRIORITY
The QPR includes escrow account (70% designated account) balance and withdrawals. Withdrawals should be proportionate to construction completed. Large withdrawals with little visible construction = fund diversion signal.
Check for RERA complaints against the developer MED PRIORITY
The state RERA portal typically shows cases filed against developers. A developer with 50 active complaints has a track record problem. A few complaints on a large project may be normal — many complaints per project is not.

🏛️Title & Ownership

Title verification protects against the most catastrophic possible loss — paying for a property you do not actually own.

Verify the seller/developer actually owns the land RESALE HIGH PRIORITY
For new projects, the RERA registration application requires title documents — check these are filed on the portal. For resale, verify the registered sale deed is in the seller's name.
Check for unbroken title chain RESALE HIGH PRIORITY
All transfers from original grant to current seller/developer must be traceable through registered documents. Any gap in the chain — unexplained period — is a title defect requiring investigation.
Obtain and review Encumbrance Certificate (30 years) RESALE HIGH PRIORITY
The EC from the Sub-Registrar's office shows all registered transactions, mortgages, and charges. Look for: active mortgages that haven't been discharged, multiple sale entries to different parties, and court attachments.
Confirm Change of Land Use (CLU) if applicable HIGH PRIORITY
If the project is on land previously classified as agricultural, confirm the CLU has been obtained from the planning authority. Agricultural land without CLU = potentially unauthorized development.
Check for government acquisition notifications MED PRIORITY
Verify the project land is not under any government acquisition notification or reserved in the development plan for a public purpose. Check the master plan for the area.

📋Approval Documents

Approval documents prove the government has sanctioned the development at each stage.

Commencement Certificate (CC) obtained HIGH PRIORITY
Confirm the CC from the competent authority (municipal corporation or development authority) is in place — this is required before RERA registration. No CC = project may be unauthorized.
Verify building plan is sanctioned for the floors being sold HIGH PRIORITY
The sanctioned building plan must show the floor(s) where the apartment is located as approved. A developer building floors 11–12 on a plan sanctioned for 10 floors = unapproved construction.
Confirm Occupation Certificate status HIGH PRIORITY
For ready-to-move: OC must be in hand. For under-construction: confirm the OC will be obtained before possession is offered. Under RERA Section 11(4)(b), possession cannot be offered without OC.
Environment Clearance for large projects MED PRIORITY
Projects above ~20,000 sq m built-up area require Environment Clearance. Check it is obtained. Absence can lead to construction halt orders.
Fire NOC status MED PRIORITY
Multi-storey buildings require Fire Department NOC. Absence can affect OC issuance and building safety certification.

🏗️Developer Track Record

The developer's history is the best predictor of project delivery. A developer who has delayed 5 previous projects is likely to delay this one.

Previous project delivery record HIGH PRIORITY
How many projects has this developer completed? Were they on time? Average delay period? Check online reviews, buyer forums, and RERA portal for past project data.
Bank loan approvals for the project HIGH PRIORITY
How many major banks (SBI, HDFC, ICICI, Axis) have approved this project for home loans? Bank approval requires independent due diligence by the bank's team — multiple approvals = multiple third parties have verified the project.
Developer financial health signals HIGH PRIORITY
Is construction progressing visibly? Are workers being paid (check for labour unrest news)? Is the developer's other portfolio in stress (IBC proceedings, stalled projects)?
Any court cases / IBC proceedings MED PRIORITY
Check National Company Law Tribunal (NCLT) records and local court records for any insolvency proceedings or major litigation involving the developer.

📄Documentation & Financial

Every transaction must be properly documented. Missing or incorrect documents can cost buyers their rights.

ATS has all RERA-mandatory clauses HIGH PRIORITY
The Agreement to Sell must include: carpet area (not SBA), RERA registration number, specific possession date, delay interest at MCLR+2%, 5-year structural defect warranty. Have a lawyer review for complex transactions.
All payments by bank transfer to designated account HIGH PRIORITY
Every installment should be paid by NEFT/RTGS to the developer's designated escrow account. Cash payments are unverifiable. If the developer asks for payment to a personal account, stop immediately — this is a fund diversion red flag.
Receipts issued for every payment HIGH PRIORITY
Insist on official receipts for every payment — every installment, booking amount, and token. Under RERA Section 10(c), failure to issue receipts is an unfair trade practice.
GST applicable on under-construction purchase MED PRIORITY
Under-construction non-affordable residential: 5% GST. Ready-to-move with OC: NIL GST. Confirm which applies and budget accordingly. Your total outlay includes: price + GST (if applicable) + stamp duty + registration + TDS (if ≥₹50 lakh).
TDS obligation confirmed for transactions ≥₹50 lakh HIGH PRIORITY
If purchasing for ₹50 lakh or more, the buyer must deduct 1% TDS from amounts paid to seller and deposit via Form 26QB. This applies even to under-construction properties. Failure = tax notice.
Quick-Reference Checklist
☐ RERA registration valid on portal
☐ All QPRs filed and current
☐ RERA possession date noted
☐ Escrow balance appropriate
☐ RERA complaint history checked
☐ Title chain complete
☐ EC obtained and reviewed
☐ CLU obtained (if applicable)
☐ CC issued
☐ Building plan sanctioned for all floors
☐ OC status confirmed
☐ Developer track record verified
☐ Bank approvals confirmed
☐ ATS has RERA-mandatory clauses
☐ All payments by bank transfer
☐ Receipts for all payments
☐ GST impact budgeted
☐ TDS obligation confirmed
☐ Stamp duty and registration budgeted
☐ Property lawyer engaged for title
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