Check RERA before you pay.
Tick what you've checked. See what to ask.
Where to look on K-RERA
Stop if you see these
- No RERA number on the ad
- Number opens a different project
- No quarterly update for 2+ quarters
- Completion date already pushed once
Send us the project. We'll check its RERA page.
Record, past projects, agreement.
- 100+families advised
- 65buying decisions
- 10+months of advising
Read the full guide
Look up a project on K-RERA, step by step
- 01
Open the Karnataka RERA portal
Go to rera.karnataka.gov.in and find the registered-projects search. This is the record that counts, not the builder's website or a broker's word.
- 02
Search by project, promoter or district
Try the project name first, then the builder's name. The name on a hoarding is sometimes a marketing name, not the registered one.
- 03
Open the project record and read the basics
Note the registration number, the valid-till date, and the promoter's registered address and contact details.
- 04
Compare the sanctioned plan to the brochure
The uploaded layout, building plan and specifications should match what you're being shown, not a "typical" render that differs from what's approved.
- 05
Check the quarterly progress filings
The Act asks promoters to update the project status every quarter (Section 11 ↗). No recent update, or a project far behind its own timeline, is worth a direct question.
- 06
Search the promoter's name on its own
See every project they've registered in the state, not just this one, and check for complaint orders or penalties against them.
- 07
Verify the broker, if one is involved
Anyone selling a RERA-registered project as an agent needs their own RERA agent registration (Section 9 ↗). Ask for it and check it the same way.
4 more red flags
- Registration shows lapsed or expired, with no extension on file.
- The builder has other stalled projects, or open complaints, against their name.
- Carpet area in the draft agreement is much smaller than the "super built-up" number you were quoted.
- The sale agreement departs from the RERA format, with no clear written reason.
What RERA covers, and what it doesn't
Registered is not the same as risk-free. Treat RERA as the first filter, not the last one.
RERA was brought in to fix a few clear problems: builders selling before approvals were in place, money from one project funding another, "super built-up" areas with no fixed meaning, and no public record of a builder's history. A registered project has cleared those bars.
It does not promise that the possession date holds, that the build quality matches the sample flat, or that the builder won't ask for more time. The completion date can be extended under the Act for valid reasons. One reasonable extension isn't a problem by itself. A pattern of extensions, or no updates at all, is.
| What registration gives you | What it does NOT promise |
|---|---|
| Approvals in place before the project is sold | That the possession date holds |
| 70% of buyer money kept in a separate account (Section 4) | That build quality matches the sample flat |
| One fixed meaning of carpet area | That the builder won't seek an extension |
| No more than 10% taken before a registered sale agreement (Section 13) | A lawyer's review of your agreement |
| A public record and complaints history to check | Your own site visit |
Source: Real Estate (Regulation and Development) Act, 2016, on K-RERA ↗
Buying land instead of a flat? See the plot buying checklist for khata, approval and title checks.
Common questions
How do I check if a project is RERA registered in Karnataka?
Search the project by name, or by the promoter or builder's name, on the Karnataka RERA portal (rera.karnataka.gov.in). The project's page shows its registration number, validity date, sanctioned plan, promoter details and quarterly progress filings. Cross-check the registration number shown on any brochure or hoarding against what the portal actually returns.
More questions (6)
Does RERA registration guarantee the possession date?
No. Registration confirms the project met the legal requirements to be sold and gives you a declared completion date, but promoters can apply for extensions for valid reasons. Check whether the project has already had an extension, and by how much, rather than assuming the original date is fixed.
What is the RERA escrow account rule?
Promoters of a registered project must deposit 70% of the money collected from buyers into a separate account (Section 4 of the RERA Act), to be used only for the construction and land cost of that specific project, not diverted to another project or unrelated expenses. It's one of the core protections RERA introduced.
What is Karnataka RERA and why does it matter to buyers?
Karnataka RERA (K-RERA) is the state authority set up under the Real Estate (Regulation and Development) Act, 2016, to regulate the sale of real estate projects above a certain size. It requires promoters to register a project before advertising it, disclose sanctioned plans and past projects, keep buyer funds in a dedicated escrow account, and file periodic progress updates, all checkable on the public portal before you sign anything.
What's the difference between carpet area and super built-up area?
Carpet area is the actual usable floor area within the walls of your unit, and it's the figure RERA requires promoters to quote and use in the sale agreement. Super built-up area adds shared spaces like lobbies, stairwells and amenities, which can make a unit look larger than what you actually occupy. Always confirm the carpet area figure specifically, not just a headline number.
Do real estate agents need to be RERA registered too?
Yes. Anyone acting as an agent or broker in the sale of a RERA-registered project is expected to hold their own separate RERA agent registration, which can also be verified on the portal. If a broker can't produce one, treat that as a question worth asking before you proceed through them.
What can I do if a project is delayed or doesn't match what was promised?
Buyers can file a complaint with the Karnataka RERA authority over delays, deviations from the sanctioned plan, or misleading advertising, and the authority can direct refunds, compensation or other remedies under the Act. Keep your booking documents, brochures and correspondence, since they form the basis of any complaint.
Sources: K-RERA, RERA Act 2016. Rules change; check the portal.