1. Verify the Project and Promoter Registration
Under the Real Estate (Regulation and Development) Act, 2016, most ongoing and new residential projects must be registered with the state RERA before they are advertised or sold. Search the project on the Karnataka RERA portal and note the registration number, the validity period, the promoter details and the declared completion date.
Check the quarterly progress updates, the project bank account declaration and any complaints or orders listed against the promoter. A project that cannot show a RERA registration number in its advertisements and agreement deserves serious caution.
2. Examine the Land Title and Property Documents
Ask for the complete chain of title documents, the mother deed, sale deeds and the sanctioned plan. Obtain an Encumbrance Certificate for at least the last 13 to 30 years from the Sub-Registrar's office to confirm there are no mortgages or prior transfers. A lawyer experienced in property law should review the title and issue a legal opinion.
Confirm the Khata status. Khata A reflects a property with fully approved documentation, while Khata B properties may carry restrictions on bank loans and registrations. Also review the latest property tax receipts and, where relevant, land conversion orders for the plot on which the project stands.
3. Confirm Approvals from Planning and Local Authorities
Verify that the building plan is sanctioned by the competent authority such as BBMP, BDA, BMRDA or the relevant city development authority, and that the Commencement Certificate has been issued. Compare what is being built and sold with what is sanctioned, including the number of floors, setbacks and common areas.
Look for no-objection certificates from fire, environment, water and electricity authorities where applicable. For a ready or nearly complete project, ask for the Occupancy Certificate and Completion Certificate, since their absence can affect utility connections, home loans and resale.
4. Read the Agreement and Understand the Costs
Compare the draft agreement against the RERA model format. Check the carpet area, the price per unit area, the payment schedule linked to construction stages, the possession date, the delay compensation clause and the defect liability period. The Act limits the advance before a registered agreement for sale to a fraction of the cost, so be wary of demands beyond that.
Add up the full cost: base price, GST where applicable, stamp duty, registration charges, maintenance deposits, parking and any other charges. Keep written receipts for every payment and pay only through traceable banking channels.
5. Research the Builder's Track Record
Look at the builder's past projects and visit one or two of them. Speak to residents about construction quality, on-time delivery, maintenance and responsiveness. Search consumer forum and RERA records for complaints, and check whether earlier projects obtained their completion documents on time.
✅ Key Takeaways
🔗 Official Portal: rera.karnataka.gov.in
📅 Published: October 4, 2026 | This blog is a public awareness initiative. Verify all information with official sources before making financial decisions.
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