Every builder in Pune presents beautifully at the sample flat. The question is: what happened to the buyers of their last three projects? Answering that question before booking can protect you from a 2–5 year delay, an OC that never comes, or a litigation that freezes your flat’s resale for a decade.
Here’s how to research a builder systematically using public records available today.
Step 1: MahaRERA Registration and Compliance Check
Every project launched after May 2017 must be registered with MahaRERA. Start here.
How to check:
- Visit maharera.mahaonline.gov.in
- Search by project name or promoter name
- Review the project page for:
What to look for:
- Registered possession date vs. current date: If the declared possession date has passed and the project is still under construction, that’s a red flag. Check if an extension was applied for (extensions are visible in the project’s timeline).
- QR Code Compliance: Projects must display a RERA QR code in all marketing material. Absence suggests non-compliance.
- Quarterly Progress Updates: Developers must upload quarterly construction progress reports. Missing updates signal a developer not taking RERA seriously.
- Financial discrepancy: Carpet area sold must match registrations at the sub-registrar. Large gaps can indicate over-selling.
Complaints against the project: Go to the “Complaints” section on MahaRERA. Search the project name. A handful of complaints is normal for large projects. Consistent complaints about the same issue (possession delay, quality defects, OC not given) is a serious warning.
Step 2: Check MahaRERA’s Defaulter List
MahaRERA publishes a list of developers and projects against whom orders have been passed and not complied with. This is the most direct signal of a problematic developer.
How to check:
- On MahaRERA website: under “Recovery” or “Orders & Judgments” section, search by promoter name
- Also check MahaRERA’s published “Lapsed Projects” list — projects where registration has lapsed without OC/CC are flagged
Developers with multiple lapsed registrations or unexecuted orders are high-risk regardless of how good their current marketing looks.
Step 3: Search Their Past Projects — Delivery Record
Ask the builder: “What were your last three completed projects?” Then independently verify:
Check 1: OC Status Go to the relevant municipal corporation (PMC at pmc.gov.in, PCMC at pcmcindia.gov.in, or NMMC as applicable) and search for Occupancy Certificate for the named past projects. If an OC was applied for but not granted, that project’s buyers cannot legally register their flats.
Check 2: IGR Records Go to igrmaharashtra.gov.in → “e-search” → search by project/society name. Count the number of registered agreements vs. promised units. If 80% sold but only 30% registered, buyers couldn’t complete registration — often due to OC or litigation issues.
Check 3: Talk to Residents This is underused and extremely effective. Find the project on Google Maps, read recent reviews, then message 2–3 reviewers directly (especially negative ones). A 15-minute phone call with an existing resident tells you more than 3 hours of online research. Ask specifically: “Did you get OC? How long was the delay? Is the society formed? Are there any ongoing builder disputes?”
Step 4: Litigation Search — High Courts and District Courts
Outstanding litigation can freeze a project’s title for years.
How to check:
Bombay High Court (ecourts.gov.in or bombayhighcourt.nic.in):
- Search by party name (builder’s company name, not trade name)
- Look for: writ petitions challenging land acquisition, environmental stays, creditor suits
District Court (Pune):
- Search at the respective district court’s e-court portal
- Look for: execution proceedings by flat buyers against the builder, recovery suits by contractors (signal of non-payment)
NCLT (National Company Law Tribunal):
- If the builder is a company (Pvt Ltd or Ltd), search at nclt.gov.in for insolvency proceedings
- An IBC petition filed against a builder is a serious warning — it means creditors believe the builder cannot pay its debts
NCDRC / SCDRC (Consumer Courts):
- Consumer courts at the state (Maharashtra State Consumer Disputes Redressal Commission) and national level have searchable databases
- Multiple consumer complaints with orders against the builder signal systemic issues
Step 5: Check the Builder’s Financial Health (For Large Projects)
For projects above ₹1 Cr or with uncertain timelines, assess financial stability:
MCA21 (Ministry of Corporate Affairs):
- Visit mca.gov.in and search the company
- View filed financial statements (most companies file annually)
- Check: Is the company making profits? Are auditor’s notes raising concerns about going concern? Has the company’s net worth eroded?
Credit Rating (if available): CARE, CRISIL, or ICRA sometimes rate developer NCDs or bonds. A rating below “BBB” or on “Credit Watch Negative” is a warning.
Encumbrance on Land: Ask for the land title document + 13-year search report. An encumbered title (mortgage to a bank or financial institution) is normal if it’s the construction finance. But check: Has the mortgage been released, or is there a new one? Unpaid construction finance lenders can attach the project.
Step 6: Read Reviews Critically
Google, MagicBricks, Housing.com, and ApartmentADDA have reviews for many Pune projects and developers.
How to read reviews productively:
- Filter for reviews from 2–3 years ago (these are from buyers who’ve been living there longest)
- Look for pattern themes, not one-off complaints
- Specifically search for: “OC”, “water”, “maintenance”, “defect”, “builder not responding”, “society not formed”
- Cross-reference: If the project has 4.2 stars on Google but multiple low-star reviews mentioning OC issues, that’s more concerning than the aggregate rating suggests
Red flags in review patterns:
- Many 5-star reviews posted within a 2-week window (often incentivised)
- Builder responding to negative reviews with legal threats rather than solutions
- Repeated mentions of “lifts not working”, “water shortage”, “security issues” even 2+ years after possession
Step 7: Verify CREDAI Membership (Limited Value)
The Confederation of Real Estate Developers’ Association of India (CREDAI) is the industry body. Membership is not a guarantee of quality but signals a developer who engages with industry norms.
CREDAI has a grievance cell, but it’s less powerful than MahaRERA. Use CREDAI membership as one small positive data point, not a deciding factor.
Quick Reference: Builders by Reputation Tier in Pune 2026
Tier 1 — Consistent delivery track record (large-cap national/Mumbai-HQ): Godrej Properties, Mahindra Lifespaces, Brigade Group, Prestige Estates, Lodha Group, Kolte-Patil Developers (NSE-listed), Puranik Builders
Tier 2 — Strong Pune-specific track record: Paranjape Schemes, Kumar Properties, Gera Developments, VTP Realty, Rohan Builders, Saarrthi Group, Kohinoor Group
Tier 3 — Regional developers, verify project by project: Smaller developers with 1–5 projects; track record highly variable; enhanced due diligence required
Note: Tier is based on public delivery record and RERA compliance as of early 2026. Individual projects vary — always check the specific project, not just the brand.
The Non-Negotiable Documents Before Booking
Even after due diligence clears, insist on these before signing the ATS (Agreement to Sale):
- MahaRERA registration number — verify on the portal yourself
- Land title / 7/12 extract + government-approved layout plan
- NA order (Non-Agricultural land use permission) if applicable
- Sanctioned building plan from PMC/PCMC
- IOD / CC (Intimation of Disapproval / Commencement Certificate) confirming construction is legal
- Previous project OC letters — ask for copies from their last 2 completed projects
If the builder cannot or will not provide any of these, that is your answer.
Related Reading
- 10 Apartment Buying Mistakes Pune Buyers Make
- Resale Flat Buying Guide Pune 2026
- New Flat Possession Checklist Pune
- Pre-Launch Under-Construction Risks Guide Pune
Our agents have dealt with 30+ builders across west and east Pune and can tell you which projects have clean OC histories. WhatsApp us before you book.
