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How to Check RERA Registration of a Plotted Project (2026)
How to confirm that a plotted or farmhouse project is registered, what to read on the State RERA page, and what to do if it is not.
A plot developer who says a project is "RERA approved" should be able to give you a registration number that you can find on the State authority's website. This guide shows what the Act says about plotted projects, how to look up the number on the State portals we opened, what to read on the project page and what to do when a project is not there. It is a check of registration, not of title.
Why check
The Real Estate (Regulation and Development) Act, 2016 requires promoters to register projects with the State Real Estate Regulatory Authority before advertising, booking or selling. The Ministry of Housing and Urban Affairs FAQ (July 2025) states this in Q22 and Q29, and in Q26 includes development of land into plots in the meaning of a real estate project. A farm plot sold inside such a project can therefore fall under the Act, although a single sale of agricultural land does not. See RERA and the farmland exemption.
For a buyer, a registered project gives a public record, a complaint route and legal duties on the promoter. It does not prove clean title. Always read it together with how to verify land title.
When registration is required
Q27 of the FAQ lists exemptions. One is a project where the land proposed to be developed does not exceed five hundred square metres, or where the number of apartments does not exceed eight, including all phases. Another is a project with a completion certificate before the Act. Renovation or redevelopment with no new marketing or sale is also exempt. A plotted layout above the area limit is therefore expected to register. Ask the developer which exemption, if any, they claim, and get that in writing.
Real estate agents who sell registered projects must also register with the Authority (FAQ Q46). You can ask an agent for their registration number too.
How to look up the registration
- Ask the developer for the RERA registration number and the State. Do not accept a certificate image alone.
- Open the State authority's official website. We opened Punjab (rera.punjab.gov.in), Himachal Pradesh (hprera.nic.in), Uttar Pradesh (up-rera.in), Haryana (haryanarera.gov.in) and Rajasthan (rera.rajasthan.gov.in). Uttarakhand's site (ukrera.uk.gov.in) could not be opened for this page.
- Use the registered projects search, then enter the registration number, project name or promoter name.
- Open the project page and read the details (next section).
- Search complaints and orders against the promoter.
- Save a dated copy of the page.
What we saw on each site is in the table below.
What each State portal shows
| State | What we saw |
|---|---|
| Punjab | Home page statistics of registered projects, registered agents, decided complaints and lapsed projects; menu options for searching registered projects, complaints and project details. |
| Himachal Pradesh | Search Projects, Search Agents, Projects Grading, Search Complaint, Cause List, Search Judgement/Orders. |
| Uttar Pradesh | Online services include registering a complaint and reporting unregistered projects; a notice advises paying only into the project's designated Collection Account. |
| Haryana | Quick links to HRERA Panchkula and HRERA Gurugram; we could not confirm search menus on the home page. |
| Rajasthan | The portal needs JavaScript to load; we could not read its menus. |
| Uttarakhand | Not opened. |
Menu names change, so look for the closest match. The Punjab figure for lapsed projects shows that a registration can lapse, so check the status, not just the number.
What to read on the project page
- Promoter name matches the name on your agreement.
- Project name, location and land description match the plot you were shown.
- Validity period. Under FAQ Q41 validity is the period the promoter declared, and Q42 allows extension of up to one year in force majeure or reasonable circumstances.
- Status: registered, lapsed, revoked or extended. Revocation is a last resort after a hearing (Q44).
- Sanctioned layout plan and approvals uploaded.
- Declared completion date.
- The project bank account. UP RERA advises paying only to the project's designated Collection Account.
- Quarterly updates, which promoters must keep current (Q47).
Pay into the project account only
Under FAQ Q36, seventy percent of money received from buyers must go into a separate project account for construction and land cost. If a seller asks you to pay a personal account, stop and ask the Authority.
If the project is not listed
First check spelling, phase names and the promoter's other entities. If it still is not there, ask for the exemption in writing. Q79 says a promoter who does not register is liable to a penalty up to ten percent of the estimated project cost, with additional fine or imprisonment for continued breach. Do not take that as your protection. Report the project to the Authority and consider walking away. The UP portal lists a service for reporting unregistered projects. We could not confirm the equivalent service for other States.
If you have already paid, read reading a plot buyer agreement and land fraud in India, and keep every receipt.
After you confirm registration
- Match the registered khasra numbers to the land record. See checking land records online.
- Check the chain of title and encumbrances. See the encumbrance certificate guide.
- Read the developer's record. See how to evaluate a land developer.
- Use the booking checklist before you pay.
- Remember that advance above ten percent without a written agreement for sale is not allowed (FAQ Q50).
If something goes wrong
Q63 says an aggrieved person can complain to the Authority or the Adjudicating Officer in the form and fee set by the State rules, and Q64 says the Authority should aim to dispose of complaints within sixty days. If a promoter delays, FAQ Q57 and Q58 give the buyer a choice between withdrawing with refund, interest and compensation, or continuing and receiving interest for the delay. Q8 says the interest rate is set in State rules and is the same for promoter and buyer. We could not confirm the rate in each State.
What is unconfirmed
We could not open the Act on India Code (blocked) and relied on the MoHUA FAQ of July 2025 for section content. We could not open the Uttarakhand portal, the Rajasthan portal menus or any Haryana search page. We could not confirm State complaint fees, interest rates, registration number formats or whether every State has a way to report unregistered projects. Portal menus change.
