The Real Estate (Regulation and Development) Act, 2016 (RERA) is a central legislation enacted to protect homebuyers, bring accountability to real estate developers, and establish a structured dispute resolution mechanism. Each state has constituted its own regulatory authority to implement RERA.
Important: RERA applies primarily to projects involving construction for sale. Pure land (plot) sales in approved layouts may or may not require RERA registration depending on project size and the specific state's rules. Always verify with the respective state RERA authority.
When Does RERA Apply?
Under Section 3 of the RERA Act, a real estate project must be registered with the respective state RERA authority before any advertisement, marketing, or sale booking, if:
The plot of land proposed to be developed exceeds 500 square metres, OR
The number of apartments or units proposed to be developed exceeds eight, OR
The project involves development of plots for sale exceeding the above thresholds.
Renovation or repair projects that do not involve marketing, advertising, or new allotments are exempt from RERA registration.
Key Rights RERA Gives Buyers
Right to accurate information: Developers must disclose approved plans, layout, status of statutory approvals, completion timeline, and list of booked units on the RERA portal.
Escrow protection: Developers must deposit 70% of the amount collected from buyers into a separate designated bank account (escrow), which can only be withdrawn for construction-related expenses on that specific project.
No unauthorised changes: Developers cannot make changes to the sanctioned plans without the written consent of at least two-thirds of the buyers.
Structural defect liability: Developer is liable for structural defects reported within five years of possession for a period of up to five years.
Compensation for delays: If a developer fails to hand over possession on the committed date, the buyer is entitled to interest on the amount paid, or may withdraw from the project and receive a full refund with interest.
Right to documents: Buyers are entitled to receive all documents and information they are entitled to under the agreement at the time of booking.
State-by-State RERA Authorities
Tamil Nadu — TNRERA
Authority: Tamil Nadu Real Estate Regulatory Authority (TNRERA)
Website: rera.tn.gov.in
Jurisdiction: All real estate projects across Tamil Nadu meeting the registration threshold.
Buyers can verify if a project is registered, check its completion status, and file complaints on the TNRERA portal.
Agents must register with TNRERA; registration number must be displayed on all marketing materials.
Andhra Pradesh — APRERA
Authority: Andhra Pradesh Real Estate Regulatory Authority (APRERA)
Website: rera.ap.gov.in
AP adopted its own rules under the central RERA Act. Projects in the Amaravati capital region are subject to APRERA oversight.
Telangana — TGRERA
Authority: Telangana Real Estate Regulatory Authority (TGRERA)
Website: rera.telangana.gov.in
One of the more active RERA authorities in South India, with a large number of registered projects in the Hyderabad metropolitan region.
Karnataka — K-RERA
Authority: Karnataka Real Estate Regulatory Authority (K-RERA)
Website: rera.karnataka.gov.in
Covers the large Bengaluru real estate market. Buyers purchasing apartments or plotted developments in Bengaluru should always verify RERA registration.
Kerala — RERA Kerala
Authority: Kerala Real Estate Regulatory Authority
Website: rera.kerala.gov.in
Kerala has seen slower uptake compared to other South Indian states, but the authority is operational and accepting project registrations and complaints.
RERA Obligations for Real Estate Agents
Every real estate agent must register with the state RERA authority in which they practice before facilitating any transaction involving a RERA-registered project.
The RERA registration certificate must be renewed periodically (renewal cycles vary by state — typically annual).
Agents must not represent or facilitate sale of a project that is not RERA-registered where registration is mandatory.
Penalty for agents operating without RERA registration: up to ₹10,000 per day of default, potentially extending to imprisonment for continued violations.
Agents must maintain records of every transaction for a period of 5 years.
How to File a RERA Complaint
Visit the respective state RERA portal and locate the complaint filing section.
Register or log in with your credentials.
Fill the complaint form providing project RERA registration number, nature of grievance, and supporting documents.
Pay the prescribed complaint filing fee (varies by state and nature of complaint).
The Adjudicating Officer hears the complaint; orders for interest or compensation are enforceable as civil court decrees.
Verifying a Project Before Buying
Before paying any advance for an under-construction project, visit the respective state RERA portal and search for the project by name, promoter name, or RERA registration number. A legitimate, registered project will show:
Registered project details and completion date
Approved project layout and plans
Total units, units sold, and units available
Designated account bank details
Quarterly progress reports filed by the promoter