How to Check RERA Status of Your Project in India — Step-by-Step Guide (2026)

You've paid a booking amount. The builder gave you a brochure, a site visit, and a lot of promises. But did you check their RERA registration status before signing anything?

Most homebuyers in Mumbai don't. And that's exactly how people end up with delayed flats, stalled projects, and legal battles that drag on for years.

The good news? Checking RERA status takes less than 5 minutes — it's free, online, and available to anyone. This guide shows you exactly how to do it, what to look for, and the tax side of the story that no one tells you until it's too late.

Why Checking RERA Status Should Be Your First Step — Always

Under the Real Estate (Regulation and Development) Act, 2016, every builder in India with a project involving more than 8 units or 500 sq. meters of land must register their project with the state RERA authority before advertising or selling it.

In Maharashtra, the regulatory body is MahaRERA — Maharashtra Real Estate Regulatory Authority. Every legitimate project in Thane, Mumbra, Navi Mumbai, Kalyan, or anywhere in MMR should have a valid MahaRERA registration number.

If they don't? Walk away. No registration means:

You have zero legal protection if the project stalls
The builder is operating illegally and faces up to 10% project cost as penalty
You cannot file a formal complaint via MahaRERA's fast-track mechanism
Your money is at serious risk with no regulated escrow protection

How to Check RERA Status on MahaRERA — Step-by-Step

Here's the exact process to verify a project's RERA status in Maharashtra in 2026:

Step 1 — Go to the Official MahaRERA Portal

Visit: maharera.mahaonline.gov.in
This is the only official portal. Be careful of third-party "RERA check" websites — always verify on the government source.

Step 2 — Click on "Registered Projects"

On the homepage, find the menu option "Registered Projects" or use the "Search Project" option in the navigation bar.

Step 3 — Search by Project Name, Registration Number, or Promoter Name

You can search in three ways:

Project Registration Number: Format is P51800XXXXXX for Maharashtra projects. The builder must provide this on all marketing material.
Project Name: Type the project name as shown on the brochure. Try variations if results don't appear immediately.
Promoter / Developer Name: Search by builder name to see all their registered (and expired) projects at once.

Step 4 — Verify the Project Details Carefully

Once you find the project, here's what you must verify on the result page:

Registration Status: Should show "New Project" or "Ongoing". If it shows "Lapsed" or "Revoked" — this is a red flag.
Proposed Date of Completion: This is the legally binding possession deadline. Note this date and keep a screenshot.
Carpet Area Details: RERA mandates builders to register unit details by carpet area — not super built-up area. Compare this with what the builder is quoting you.
Project Litigation Status: Check if any legal cases, complaints, or court stays are listed against the project.
Quarterly Progress Reports: Builders must upload progress updates every quarter. Zero uploads on an ongoing project = builder is violating RERA compliance.

Step 5 — Check the Promoter's Track Record

Go back to the search results and look at the promoter's entire portfolio. How many projects do they have? How many are on time vs delayed? MahaRERA's grading system (introduced in 2023 and updated in 2025–26) now publicly grades developers on delivery performance. A builder with an "E" or "F" grade has a documented history of delays.

Step 6 — Verify Agent RERA Registration (If Buying via Broker)

Your real estate agent must also be individually registered under RERA. On the MahaRERA portal, go to "Registered Agents" and search by the agent's name or registration number. An unregistered agent facilitating a RERA project sale faces ₹10,000 per day in fines — but more importantly, you lose a layer of accountability if something goes wrong.

What to Check for Other States in India

Each state has its own RERA portal. If you're buying property outside Maharashtra, here are the key portals:

MahaRERA (Maharashtra): maharera.mahaonline.gov.in
RERA UP (Uttar Pradesh): up-rera.in
K-RERA (Karnataka): rera.karnataka.gov.in
HARERA (Haryana): haryanarera.gov.in
TNRERA (Tamil Nadu): tnrera.in
GUJRERA (Gujarat): gujrera.gujarat.gov.in

National RERA portal: rera.mohua.gov.in — aggregates some state data but always cross-verify on your state's portal.

Red Flags in RERA Status — What Should Worry You

🔴 Project Not Found

If the project doesn't appear anywhere on MahaRERA, the builder is either operating illegally or the project is exempt (very small projects). In 99% of MMR cases, a legitimate mid-to-large project must be registered. Demand the registration number in writing before paying anything.

🔴 Registration Lapsed or Revoked

Lapsed = the registration period expired and wasn't renewed. Revoked = MahaRERA took action against the builder. Either status means the project is operating outside legal protection. Do not invest further without legal advice first.

🔴 No Quarterly Updates for 6+ Months

Builders must update the portal every quarter. Missing updates = non-compliant builder = likely facing issues on-site. This is a common early warning sign of a project going dark.

🔴 Completion Date Already Passed

If the registered completion date has already passed and possession hasn't been given, you are legally entitled to compensation. File a complaint on MahaRERA's portal. You don't need a lawyer for the initial filing.

🟡 Multiple Extension Requests

Builders can apply for RERA deadline extensions for genuine reasons (floods, force majeure). One extension is common. Two or more extensions with no visible construction progress is a serious yellow flag.

The Tax Side of Your Property — What RERA Doesn't Cover

RERA handles your legal protection as a buyer. But your tax obligations run parallel — and mistakes here can cost you far more than a delayed possession.

TDS Obligation When Buying Property Above ₹50 Lakh

If you're purchasing a property valued at ₹50 lakh or above, you (the buyer) must deduct 1% TDS from the payment and deposit it using Form 26QB on the Income Tax portal within 30 days of the end of the month in which the payment was made.

This applies to every payment instalment — not just the final payment. Many buyers make the mistake of depositing TDS only on the last instalment. This is incorrect and leads to interest + penalty notices.

GST on Under-Construction Property

If you're buying an under-construction flat (no Occupancy Certificate yet):

Regular housing: 5% GST on transaction value
Affordable housing (sub ₹45L value + carpet area limit): 1% GST
Ready-to-move with OC: GST exempt

Always ask the builder: "Has the Occupancy Certificate been issued?" before the sale agreement is signed. The answer changes your GST liability directly.

Capital Gains When You Sell Property

Sold or planning to sell property you purchased earlier? Here's the 2026 tax treatment:

Held under 24 months: Short-term capital gain — taxed at your income slab rate
Held over 24 months: Long-term capital gain — 12.5% without indexation (post Budget 2024 amendment)
Section 54 Exemption: Reinvest LTCG into another residential property within 2 years to save tax
Section 54EC: Invest up to ₹50 lakh in NHAI/REC bonds within 6 months of sale

Common Mistakes Homebuyers Make

❌ Paying token amount before RERA check: Builders often push for a "refundable" token to hold the unit. Even ₹50,000 paid before verifying RERA status puts you at risk.
❌ Trusting builder-shared screenshots: Never accept a screenshot of RERA status. Always log into maharera.mahaonline.gov.in yourself and verify the number in real time.
❌ Ignoring the promoter grade: MahaRERA's grading system is now publicly available. A low-grade builder has documented delivery failures — check it before committing.
❌ Not saving the RERA status screenshot: Take dated screenshots of the project's RERA page at the time of booking. Status can change — and documentation protects you if it does.
❌ Skipping TDS on property instalments: TDS under Section 194-IA applies to every payment above threshold — not just the final one. Missing instalments trigger default notices.
❌ Filing ITR-1 after a property sale: Capital gains from property must be declared in ITR-2 or ITR-3. Using ITR-1 (the basic salary form) when you've sold property = defective return and possible Income Tax notice.

How CleverCoins Helps Property Buyers in Mumbra, Thane & MMR

Checking your RERA status is the first step. The tax compliance side — TDS filing, GST queries, capital gains planning, and correct ITR selection — is where most buyers get caught off guard.

At CleverCoins, Founder Shaikh Usama personally helps homebuyers and investors across Mumbra, Thane, and the Mumbai Metropolitan Region navigate the tax side of property transactions — from ITR-2 filing with capital gains schedules to TDS compliance on every instalment payment.

No waiting queues. No bots. Real answers from someone who knows the local market. Whether you've just booked a flat or just received a notice — we're here.

Frequently Asked Questions

Is checking RERA status free?

Yes, completely free. Visit maharera.mahaonline.gov.in and search without creating any account or login.

What if the builder refuses to give a RERA number?

That's a serious warning sign. Under RERA, builders must display the registration number on all advertisements, site boards, and sale agreements. Refusing to share it means either the project isn't registered, or registration has lapsed. Do not proceed without it.

Can I file a RERA complaint on my own?

Yes. MahaRERA's online complaint portal allows individual buyers to file directly. You don't necessarily need a lawyer for the initial filing. However, for complex disputes or large amounts, professional guidance is advisable.

I bought a flat before RERA — am I protected?

Partially. Projects that were ongoing when RERA came into force (before May 2017) were required to register as well. If your project was registered after launch, you may have RERA protection. Check the portal using your project name.

Ready to Sort Your Property's Tax Compliance?

You've now got the knowledge to protect yourself legally with RERA. Make sure the tax side is equally sorted — because the Income Tax Department doesn't wait for you to catch up.

📅 Book your free consultation at clevercoins.org — speak directly with Founder Shaikh Usama. No jargon, no waiting, just clear answers for your property situation.