How to Verify RERA Registration for Any Pune Property in 2026 — Step-by-Step Guide

The Real Estate (Regulation and Development) Act, 2016, came into force in Maharashtra on May 1, 2017. Since then, every residential project being developed in Maharashtra that covers more than 500 sqmt of land or has more than 8 apartments is legally required to register with MahaRERA before selling even a single unit. This registration is your primary legal protection as a buyer.

And yet, many Pune buyers skip RERA verification or do it superficially — checking only that a registration number exists without reading what is actually in the filing. This guide walks you through the complete verification process, what each section of a RERA filing means, and how to interpret red flags.

Step 1: Access the MahaRERA Portal

Open your browser and go to: maharera.maharashtra.gov.in

This is the only official portal. Do not use third-party “RERA check” websites that aggregate data — they may be outdated or incomplete. Always verify directly on the government portal.

From the homepage, click on “Registered Projects” in the top navigation or from the quick-access menu. You will land on the project search page.

Step 2: Search for the Project

You can search by:

• Project Registration Number (starts with “P52100” for Pune — ask the developer for this; they are required to display it on all marketing materials)
• Project Name (use partial keywords if the full name is different from what you see on brochures)
• Promoter Name (company legal name)
• Location/District — select “Pune” and search by locality

Tip: If the developer cannot provide a RERA registration number, this is itself a red flag. All legitimate projects registered after May 2017 have this number. Demand it.

Step 3: Verify Project Registration Status

Once you find the project, the first thing to check is the Registration Status field. It must show one of the following:

A “Revoked” or “Lapsed” status without recent renewal means the developer is selling without valid RERA protection — a serious legal violation. Do not proceed with a purchase under any circumstances without resolving this.

Step 4: Check Promoter Details

Under the promoter/developer section, verify:

• Legal entity name: Must match exactly with what appears in your Allotment Letter and Agreement for Sale (AFS). Any discrepancy (common name vs legal name) should be clarified.
• CIN (Company Identification Number): Cross-check on the MCA21 portal (mcav3.mca.gov.in) to verify the company is active and not struck off.
• Director details: Note the names of directors. If any director appears in news reports for other fraud cases, flag this.
• Registered office address: Should match the developer’s office address you have.

Step 5: Review Project Details and Declared Carpet Area

This is where many buyers find their first discrepancy:

Carpet area declared in RERA vs what the developer told you:

MahaRERA mandates that developers declare the exact carpet area of each flat type being sold. After the RERA Act, developers can only price and sell on carpet area basis (not super-built-up area). The carpet area in the RERA filing is the legal minimum — if you are being told a different figure, clarify immediately.

Common issues:

• Carpet area in RERA: 720 sqft; sales team says 750 sqft — question this. Even 30 sqft at ₹10,000/sqft is ₹3 lakhs.
• Balcony included in “carpet” by the sales team — balconies are NOT part of RERA carpet area. Verify.

Possession date:

Note the declared possession date and check how many times it has been extended. RERA allows extensions for force majeure (floods, pandemic) and other defined reasons, but extensions require approval. Multiple extensions or a possession date already past with no extension filed = red flag.

Step 6: Check Quarterly Financial Updates

This is the most important verification that most buyers skip. Under “Project Updates” or “Quarterly Reports”, you can see the developer’s most recent financial filing.

MahaRERA requires developers to deposit 70% of all money collected from buyers into a dedicated escrow account. This fund must be used only for construction. Check:

• Escrow account balance: Should be roughly proportionate to the percentage of construction completed. A project that is 60% built should have substantial funds in escrow or have spent them on construction.
• Amount collected vs amount deposited: If collected amount is significantly higher than deposited amount over multiple quarters, the developer may be diverting funds — a major risk.
• Construction completion percentage: The quarterly report must declare what percentage of construction is done. Compare this to the project timeline — if 80% of time has elapsed but only 30% of construction is complete, there is a delay problem.

Practical tip: Look at the last 3 quarterly updates. If updates have not been filed for 2+ quarters, the developer is in violation. MahaRERA can impose penalties, but it also signals poor compliance culture.

Step 7: Check Complaints Filed Against the Project

Every MahaRERA project page has a complaints tab. Click on it and read any complaints listed.

Interpreting complaints:

Context matters: A project with 300 units and 4–5 delay complaints is not unusual — some buyers always file complaints even for short delays. A project with 50 units and 15 complaints about multiple different issues is alarming.

Read the actual complaint orders (PDF links are available on each complaint record) — not just the count.

Step 8: Verify Agent Registration

Under RERA, all real estate agents (brokers) are also required to register with MahaRERA individually. You can verify your broker’s registration at: maharera.maharashtra.gov.in → Registered Agents

Search by agent name or RERA agent registration number. An unregistered broker cannot legally facilitate the sale of a RERA-registered project. Always ask your broker for their MahaRERA agent registration number.

Step 9: Download the Registration Certificate

Download the full RERA registration certificate (available as PDF on the project page). This document contains:

• Declared project details (phases, units, carpet areas)
• Land details (survey numbers, village, district)
• Promoter’s declaration
• MahaRERA approval stamp and registration number

This certificate should be reviewed by your property lawyer as part of due diligence.

Red Flags Summary: What to Walk Away From

What If the Project Is Not on MahaRERA?

If a residential project is not registered on MahaRERA and was started after May 2017:

• It is being developed illegally (RERA violation)
• Buyers have no RERA protection — no escrow protection, no complaint mechanism
• Refund of advance paid is difficult without RERA
• Do not purchase any unit in an unregistered project post-2017

Exceptions: Projects fully completed before May 2017 with Occupancy Certificate already obtained are exempt from RERA registration.

Beyond RERA: Other Document Checks

RERA verification is necessary but not sufficient. Also verify:

• 7/12 Extract and Property Card: Confirms ownership and NA conversion (for GP area projects)
• Building Permission: Issued by competent authority (PMC/PCMC/PMRDA/Collector)
• Development Agreement between landowner and developer: In case of joint development
• Title search by a lawyer: 30-year history of ownership chain
• Encumbrance certificate: Confirms no mortgage or legal claim on the land

Budget ₹10,000–20,000 for a thorough legal due diligence exercise — money that can save you from a fraudulent purchase worth crores.

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