RERA Checks to Make Before Buying a Luxury Home in Uttar Pradesh

A luxury home is a large, long-term commitment. The Real Estate (Regulation and Development) Act, 2016 gives buyers strong protections, but only if you check the right things before you pay. Use this checklist before signing anything.

1. Verify the project’s RERA registration

Eligible projects must be registered with the state authority. For Uttar Pradesh, search the project on the UP RERA website using its registration number, and confirm that the promoter name, project name and completion date match what you were told.

2. Compare the approved plan with the brochure

Ask for the sanctioned layout and compare it with the marketing material: number of towers, floors, open areas and amenities. Anything promised in a brochure but missing from the approved plans deserves a written explanation.

3. Understand carpet area versus super area

RERA requires sale on the basis of carpet area. Ask for the carpet, built-up and super area of your unit in writing, and calculate the price per square foot on carpet area so you can compare projects fairly.

4. Review the builder’s track record

Look at past projects: were they delivered on time, and are residents satisfied with quality and maintenance? Visit a completed project, speak to residents, and check for complaints or litigation against the promoter or the land.

5. Study the payment plan and possession clause

• Prefer payments linked to construction milestones over purely time-linked plans.
• Check the possession date, the grace period and the interest the builder pays on delay.
• Read the clauses on cancellation, price escalation and additional charges.

6. Confirm how your money is protected

RERA requires promoters to deposit a large share of buyer payments into a separate project account, to be used for that project. Ask which bank holds the account and request periodic updates on construction progress.

7. Have a lawyer verify the title

Have an independent property lawyer check the title documents, land-use approvals and any encumbrances before you pay a token amount. This article is general information, not legal advice.

We only advise on projects that pass this kind of scrutiny. Speak to an H&C advisor for a vetted shortlist.