Why Registration Must Come Before Any Payment
Section 3 of the RERA Act, 2016 prohibits promoters from advertising, marketing, booking, selling or offering to sell any plot, apartment or building in a project that requires registration unless it is registered with the Real Estate Regulatory Authority. Projects generally require registration if the land exceeds 500 square metres or the project has more than eight apartments, subject to the exemptions in the Act and the state rules.
Section 13 of the Act also limits what a promoter may collect before signing a registered agreement for sale: not more than 10 per cent of the cost of the apartment, plot or building as an advance or application fee. A demand for a large token amount from a project that is not registered is therefore a warning sign in itself.
Step-by-Step: Checking a Project on the Karnataka RERA Portal
Start with the official website, rera.karnataka.gov.in, and type the address yourself rather than following a link sent by an agent or builder. Use the project search facility to look up the project by name, promoter name or registration number. Registered projects are assigned a registration number which the promoter is required to display on advertisements and marketing material.
Open the project page and compare the details with what you have been told: the promoter’s name, the project’s location and survey numbers, the number of units, the proposed completion date, and the validity period of the registration. If the registration has expired, check whether an extension has been granted or whether the project shows as lapsed or revoked.
The project page typically carries the sanctioned plan, the declared carpet areas, the status of the project’s dedicated bank account, and quarterly progress updates filed by the promoter. If these are missing or outdated, ask the builder to explain before you pay anything.
Cross-Checks That Go Beyond the Registration Number
A valid number is only the starting point. Confirm that the name on the RERA page matches the entity named on the booking form and the cheque or payment instruction. Payments should go to the promoter’s project account, not to an individual or an unrelated company.
Check whether any complaints have been filed against the project or promoter on the RERA portal, and whether any orders, penalties or suspensions are listed. Separately, verify the title documents, the approved building plan from the local planning authority, and the Commencement Certificate. RERA registration does not by itself certify that the land title is clear.
Compare the carpet area in the RERA filing with the carpet area in the draft agreement. Under RERA, price is to be quoted on carpet area, so a mismatch deserves a written explanation.
Red Flags to Watch For
Be cautious if the builder or agent says registration is “in process” but asks for a booking amount now, if the registration number cannot be found on the portal, if the number belongs to a different project, or if you are pressed to pay in cash or to a personal account. Pre-launch offers with discounts for immediate payment are another common pressure tactic.
Insist on a written receipt for every payment, and ask that the RERA registration number be printed on the booking form and the agreement for sale. If something does not match, pause the payment and verify with the RERA office or a qualified property lawyer.
✅ Key Takeaways
🔗 Official Portal: rera.karnataka.gov.in
📅 Published: 9 October 2026 | This blog is a public awareness initiative. Verify all information with official sources before making financial decisions.
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