What is RERA Registration and Why Does It Matter?
Under Section 3 of the RERA Act, 2016, no promoter (builder or developer) can advertise, market, book, sell, or offer for sale any apartment, plot, or building in a real estate project without first registering the project with the respective state RERA authority. In Karnataka, this authority is K-RERA (Karnataka Real Estate Regulatory Authority), operating through its portal at rera.karnataka.gov.in.
RERA registration is not just a formality. Once registered, the project details — including layout plans, sanctioned approvals, timeline commitments, and the builder's financial disclosures — become public record. A registered project also means the promoter has deposited 70% of buyer collections into a designated escrow account, ring-fenced for construction use only. Without RERA registration, you have no access to these protections and no legal recourse under the RERA framework if the builder defaults.
Step-by-Step: How to Verify on the K-RERA Portal
Step 1 — Visit the official portal. Go to rera.karnataka.gov.in. This is the only authoritative source. Do not rely on registration numbers shown in brochures or sales offices — verify independently on the portal.
Step 2 — Search by project or promoter. Use the "Search Project" or "Registered Projects" section. You can search by project name, promoter name, or district. Enter the exact project name the builder has given you, or the builder's company name.
Step 3 — Check registration status and validity. The portal will show the project's registration number (format: PRM/KA/RERA/XXXX/XXXX/PXXXXX), the registration date, and the registration expiry date. Confirm the registration is "Active" and has not expired or been suspended. An expired registration means the project missed its completion deadline — the builder should have applied for an extension.
Step 4 — Review the project details page. Click on the project to view its full details. Check: (a) declared carpet area of the unit type you are booking, (b) sanctioned plan documents uploaded, (c) project bank account details for the escrow, (d) promoter's disclosure of pending litigation if any, and (e) the declared completion date.
Step 5 — Verify the promoter separately. Also search the promoter's name under "Registered Promoters" to see their full portfolio. Check if any of their other projects have complaints, revocations, or lapsed registrations. A builder with multiple troubled projects is a red flag.
Projects Exempt from RERA — Know the Exceptions
Not every project requires RERA registration. Under the Act, projects are exempt if: (a) the project area is less than 500 square metres, or (b) the project has fewer than 8 apartments in total across all phases. Renovation, repair, or redevelopment projects with no new sale are also exempt. If a builder claims exemption, ask them to confirm the exact project size and number of units in writing, and verify this against the BDA/BBMP-approved plan. Do not simply accept a verbal exemption claim.
Importantly, even if a project is genuinely exempt from RERA, that does not eliminate your due diligence obligation. You still need to verify title, check encumbrances, confirm local body approvals, and review the sale agreement carefully before paying any advance.
What to Do If the Project Is Not Registered
If you search the K-RERA portal and cannot find the project, and the builder cannot show you an active registration certificate, do not pay any advance. A builder who is selling without RERA registration is in violation of the Act and faces penalties of up to 10% of the project cost. Your booking amount in an unregistered project has no RERA protection — disputes would have to go through consumer courts or civil courts, a far slower and costlier process.
You may also file a complaint against the promoter with K-RERA for selling without registration. The authority can direct registration and impose penalties. However, the safest course for a buyer is simply not to pay until the project is validly registered.
Advance Payment Rules Under RERA
Even after confirming RERA registration, be aware that under Section 13 of the RERA Act, a promoter cannot accept more than 10% of the apartment's cost as advance or application fee before executing a written Agreement for Sale. This agreement must be registered with the Sub-Registrar's office. Any demand for a larger upfront payment before a registered agreement is signed is a violation of the law and should be refused.
The Agreement for Sale must contain the exact carpet area, the construction schedule, the payment plan, penalty clauses for delay, and the builder's obligation to obtain OC. Review this agreement carefully — ideally with a real estate lawyer — before signing or making any payment beyond the initial 10%.
✅ Key Takeaways
🔗 Official Portal: rera.karnataka.gov.in
📅 Published: August 30, 2026 | This blog is a public awareness initiative. Verify all information with official sources before making financial decisions.
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