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Property & Real Estate#074

Understanding RERA project registration (developers) / agent registration

Register your real estate project or agency with RERA before advertising or selling any property.

At a glance

Jurisdiction

India — state-specific RERA authorities as mandated by the Real Estate (Regulation and Development) Act 2016; key authorities: MahaRERA (Maharashtra), HRERA (Haryana), TNRERA (Tamil Nadu), Karnataka RERA (K-RERA), RERA Rajasthan, RERA UP; registration of projects and agents is mandatory before advertisement or sale

Who applies

Real estate developers / promoters registering a new project with more than 8 apartments or more than 500 sq m of plot area; real estate agents (brokers) who facilitate sale/purchase of RERA-registered project units and operate across one or more states

Typical time

Project registration: 30 days from complete application (MahaRERA, K-RERA); some states take 45–60 days. Agent registration: 7–30 days. Projects must not be advertised or sold until RERA registration number is obtained

Fee

Project registration: Rs 5 per sq m for residential (plotted); Rs 10 per sq m for apartments; Rs 20 per sq m for commercial (varies by state; MahaRERA: Rs 500 per apartment and Rs 10 per sq m for plotted). Agent registration: Rs 10,000–Rs 50,000 depending on individual vs company and state. Annual renewal may apply

Who should use this process

  • ✓Promoters / developers must register if: (a) project has more than 8 apartments in a building OR (b) total plot area is more than 500 sq m
  • ✓Real estate agents who facilitate sale/purchase of units in RERA-registered projects must register individually or as a firm
  • ✓Registration required before any advertisement, marketing, booking advance, or sale agreement
  • ✓Developers must have clear title or development rights to the land — title must be disclosed in the application
  • ✓All project approvals (building plan sanction, environmental clearance, NOCs) must be in hand or in process before registration
  • ✓Developer must maintain 70% of funds received from buyers in a designated escrow account with an authorised bank

Who does NOT need to apply

  • ✕Ongoing projects where CC/OC was already applied for before RERA commencement (1 May 2017) may be exempt, but must register if still ongoing — check state RERA rules
  • ✕Renovation or redevelopment projects within existing society premises without marketing/sale to external buyers may be exempt
  • ✕Projects with total area up to 500 sq m and less than 8 units are exempt from mandatory registration but can voluntarily register
  • ✕Government housing projects (DDA, MHADA, KHB) may have relaxed or separate registration requirements

Documents required

#DocumentType neededPurpose
1Developer registration / incorporation documents (company/LLP/partnership)Self-attested CopyIdentity and legal existence proof of the promoter — Certificate of Incorporation, PAN, GST registration
2Title deed / development agreement with land ownerSelf-attested CopyEstablishes the promoter's right to develop the land and sell units — must show clear title or registered development rights
3Sanctioned building plan (approved by local authority)Soft copy (PDF)Approved construction drawings showing the project layout, number of units, areas, and amenities
4Layout plan and floor plan with dimensionsSoft copy (PDF)Detailed plans showing the location of units, common areas, parking, and open spaces
5Environmental clearance (if applicable)Self-attested CopyEC from SEIAA for applicable projects — RERA registration application must disclose EC status
6Project financial details — estimated project cost, source of fundsOriginalPromoter must disclose the total estimated project cost and funding plan to the RERA authority
7Designated escrow bank account detailsOriginalDetails of the separate bank account where 70% of buyer funds will be deposited; mandatory RERA requirement
8Proforma of agreement for sale (AFS) to be used with buyersSoft copy (PDF)Draft sale agreement to be used with buyers — must comply with RERA model agreement format and be disclosed on the project's RERA page
9Architect's certificate on project completion percentageOriginalRequired for ongoing / partially completed projects being registered under RERA
10Real estate agent registration — PAN card, Aadhaar, business registration(optional)Required only for agent registration, not developer project registrationSelf-attested CopyIdentity and business proof for agent registration application

Original documents: Carry originals only for in-person visits — do not hand them over permanently unless explicitly required.

Step-by-step guide

  1. 1

    Prepare all required documents and disclosures

    Offline

    Compile title deed, building plan sanction, EC, financial projections, and proforma AFS. Prepare complete disclosures about the project — number of units, amenities, expected completion date, CA-certified balance sheet. Incomplete applications lead to rejection or query delays.

    7–21 days
  2. 2

    Register on the state RERA portal

    Online

    Create an account on the state RERA portal (e.g., maharera.mahaonline.gov.in for Maharashtra, rera.karnataka.gov.in for Karnataka). Select 'Promoter Registration' for developers or 'Agent Registration' for brokers. Complete the profile with company details and upload incorporation documents.

    30 minuteshttps://maharera.mahaonline.gov.in (Maharashtra); https://rera.karnataka.gov.in (Karnataka); https://haryanarera.gov.in (Haryana)
  3. 3

    Fill project registration application (for developers)

    Online

    On the portal, fill the project registration form with: project name, location, type (residential/commercial/mixed), total area, number of units, carpet area per unit, estimated cost, completion date, amenities, and all disclosures. Upload all documents in prescribed format and size.

    1–3 daysState RERA portal
  4. 4

    Pay RERA registration fee online

    Online

    Calculate the registration fee based on project area/unit type as per the state schedule. Pay online via net banking/UPI/credit card on the RERA portal. The fee calculation is usually automated on the portal once project details are entered.

    30 minutes
  5. 5

    RERA authority examines the application

    Online

    The state RERA authority examines the application for completeness and statutory compliance. They verify that all disclosures are made, documents are uploaded, and the application conforms to RERA requirements. Deficiency queries are raised on the portal and must be responded to within the specified period.

    7–30 daysRERA Registration Officer / Adjudicating Officer
  6. 6

    Receive RERA registration number

    Online

    If the application is complete and compliant, the RERA authority issues a unique Registration Number (e.g., P51800XXXXX for Maharashtra) within 30 days of receiving a complete application. The project page is activated on the RERA portal showing all disclosed information publicly.

    Within 30 days of complete applicationRERA Chairperson / Registrar
  7. 7

    Publish RERA number on all marketing materials

    Offline

    After receiving the RERA number, the developer must display it prominently on all advertisements, brochures, hoardings, websites, and booking forms. Failure to do so is a violation and can result in penalty of up to 5% of project cost.

  8. 8

    Quarterly and annual updates to RERA portal (post-registration)

    Online

    After registration, developers must update the RERA portal quarterly with construction progress, units sold, funds received, and any changes to project details. Annual CA-certified financial statements must be uploaded. Non-compliance leads to penalties.

    Ongoing — quarterly updates

Government officers involved

RERA Registrar / Registration Officer

State RERA Authority

Examining project registration application and issuing RERA number

Reviews project applications, raises queries, and issues RERA registration certificate; maintains the project register

RERA Adjudicating Officer

State RERA Authority

Disputes and complaints by buyers or developers

Adjudicates complaints filed by buyers against developers regarding delayed possession, defects, false disclosures; can award compensation

RERA Chairperson / Authority Members

State RERA Authority

Policy decisions and major orders

Heads the state RERA authority; issues orders on major violations; decides appeals against Registration Officer decisions

Government portals

Things to watch out for

Marketing before RERA registration is a criminal offence

Advertising, collecting advances, or signing sale agreements before obtaining RERA registration is an offence under Section 3 of the RERA Act. Penalty can be up to 10% of the project cost, and in repeat cases, up to 3 years imprisonment. Developers must not release any project information publicly before registration.

Project completion date is legally binding

The estimated completion date disclosed at RERA registration is legally binding. If the project is delayed beyond this date, developers are liable to pay interest (at SBI MCLR + 2%) on all amounts received from buyers for the delayed period. Extensions are possible with RERA approval under force majeure conditions only.

70% escrow account rule is strictly monitored

RERA requires 70% of all amounts collected from buyers to be deposited in a designated project bank account and used only for that project's construction and land costs. Misuse of funds is a criminal offence. CA certification of fund utilisation must be uploaded quarterly.

Agent registration renewal is often overlooked

Real estate agent registration under RERA must be renewed annually or every 5 years depending on the state. An agent operating with an expired registration is liable to penalty. Agents must check their renewal deadline and renew at least 30 days before expiry.

Major changes to project require fresh RERA approval

Any significant change to the project — increase in area, change in number of units, alteration to amenities — requires prior approval from the RERA authority and must be communicated to all booked buyers. Unilateral changes are a violation.

RERA does not cover resale properties — only new projects

RERA applies only to new projects registered with RERA. Resale transactions (secondary market) are not covered by RERA. Buyers of resale properties do not have RERA protection and must rely on normal legal channels for dispute resolution.