1. Verify RERA Registration
Under the Real Estate (Regulation and Development) Act, 2016, every residential project with more than 8 apartments or a plot exceeding 500 square metres must be registered with the Karnataka Real Estate Regulatory Authority (K-RERA) before it is marketed or sold. Visit rera.karnataka.gov.in and search by project name or RERA registration number provided by the builder. Confirm that the registration is valid (not expired, suspended, or revoked), that the promoter's name matches the entity you are dealing with, and that the specific tower or phase you are buying into is included under that registration. Also check the declared completion date, the list of amenities, and the approved number of units — deviations from these are red flags.
On the RERA portal you can also see whether any complaints have been filed against the project or promoter and whether any orders have been passed against them. A builder with multiple adverse orders is a significant risk regardless of how attractive the project looks.
2. Title and Ownership Verification
A clean title is the foundation of any property purchase. Obtain the complete chain of ownership documents going back at least 30 years — ideally 60 years — from the seller or builder. These include the mother deed (original sale deed conveying title to the earliest owner), all subsequent sale deeds or gift deeds, partition deeds if the land was divided from a joint family holding, and any court orders if disputes were settled legally.
Obtain the Encumbrance Certificate (EC) from the Sub-Registrar's office covering the same period. The EC lists all registered transactions on the property — mortgages, liens, attachments, and previous sales. A clean EC with no encumbrances is essential. If any mortgage appears, confirm in writing that it has been fully discharged by a bank No-Objection Certificate (NOC) before you proceed.
Engage an independent property lawyer — not the builder's lawyer — to review all documents. The lawyer should check for agricultural land conversion status (if the land was converted from agricultural to residential use under the Karnataka Land Revenue Act), verify that the conversion order from the Deputy Commissioner is valid and covers the extent of land being sold, and confirm no stay orders or litigation are pending in any civil court, High Court, or Supreme Court against the property.
3. Check Approvals from Planning Authorities
Depending on where the project is located, different authorities govern building approvals in Karnataka. Within the Bruhat Bengaluru Mahanagara Palike (BBMP) limits, approval is from BBMP itself. In the Bangalore Development Authority (BDA) jurisdiction, BDA grants approval. Projects outside city limits but within 50 km of Bangalore fall under the Bangalore Metropolitan Region Development Authority (BMRDA). Other cities like Mysuru, Hubli-Dharwad, and Mangaluru have their own planning authorities.
Ask the builder for the sanctioned building plan and verify it with the relevant authority. Confirm the number of floors sanctioned vs. what is being constructed — extra floors built without approval are illegal and could lead to demolition notices. Check that the project has a valid Commencement Certificate (CC) which allows construction to begin, and verify progress against the approved plan. Before taking possession, a valid Occupancy Certificate (OC) issued by the planning authority confirming the building has been built as per sanctioned plans and is fit for occupation is mandatory. Never accept possession without the OC — occupying a building without OC is illegal and can affect utility connections and resale.
4. Verify Khata and Property Tax Records
The Khata is a Karnataka-specific record that registers a property in the local municipal authority's books for the purpose of paying property tax. A Khata A (A-register Khata) indicates the property is in accordance with zoning regulations and building by-laws. A Khata B (B-register Khata) indicates the property has some irregularity — it may be built on revenue land that was not formally converted, or on land with some approval deficiency. While properties with Khata B are not necessarily illegal, they cannot obtain building plan approval or a trade licence, and banks often refuse home loans for them.
Always insist on Khata A. Verify the Khata certificate and Khata extract with the BBMP or relevant ULB. Also check property tax paid-up receipts to confirm no arrears exist — property tax arrears pass on to the new owner after purchase.
5. Review the Sale Agreement Carefully
Under RERA, the Sale Agreement must be registered with the Sub-Registrar before the builder collects more than 10% of the sale consideration. Review the agreement carefully for the following: exact carpet area (not super built-up area) being sold; the payment schedule and milestone linkages; the possession date and penalty clause for delay; the specifications of construction materials and amenities; clauses on what happens if the builder changes specifications; the refund policy and interest rate payable by the builder if the project is delayed or cancelled; and the procedure for forming the Resident Welfare Association (RWA) and transferring common areas to it after completion.
Be especially cautious of one-sided agreements that allow the builder to alter specifications, change the layout, or delay possession without penalty. Negotiate to remove or balance such clauses before signing.
✅ Key Takeaways
🔗 Official Portal: rera.karnataka.gov.in
📅 Published: August 25, 2026 | This blog is a public awareness initiative. Verify all information with official sources before making financial decisions.
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