The Real Estate (Regulation and Development) Act, 2016 (RERA) has fundamentally restructured how real-estate projects are launched, marketed, sold, executed, and closed in India. Every promoter / developer of a real-estate project measuring more than 500 square metres or having more than 8 apartments must register the project with the respective State Real Estate Regulatory Authority — MahaRERA, Karnataka RERA (K-RERA), UP RERA, Haryana RERA (HARERA), Telangana RERA (TG-RERA), Tamil Nadu RERA (TNRERA), Delhi RERA, Gujarat RERA, West Bengal RERA, and others — before any advertisement, marketing, allotment, or booking. Equally, every real estate agent dealing in such projects must obtain a separate RERA agent registration.
Beyond initial registration, the RERA framework imposes a continuous compliance discipline on developers — 70% escrow of project receipts under Section 4(2)(l)(D), Form 1 (Architect Certificate), Form 2 (Engineer Certificate), Form 3 (CA Certificate), Form 5 (Annual Audit by CA), quarterly project progress updates, Form B affidavit on land title, agreement-for-sale in the prescribed model format, two-thirds allottee consent for plan changes under Section 14, project extension under Section 6, occupancy certificate upload, and project closure. Non-compliance attracts monetary penalties up to 10% of project cost, prosecution, project de-registration, and reputational damage. Our RERA consultancy services for developers deliver end-to-end project compliance — from new project registration, model agreement-for-sale drafting, escrow account setup, and Form 1/2/3/5 coordination, to extension applications, plan-change approvals, complaint defence, and project closure.
End-to-end registration of a new real-estate project — application drafting, document pack, project bank / escrow setup, declaration on Form B, and RERA registration number.
Full MahaRERA (Maharashtra) project registration and ongoing compliance — quarterly updates, Form 1/2/3/5, model agreement, allottee disclosures, and Section 7 quality compliance.
Karnataka RERA, Telangana RERA, Tamil Nadu RERA registrations — Bengaluru / Hyderabad / Chennai project filings, agent registration, and ongoing compliance.
UP RERA (Noida / Greater Noida / Lucknow), HARERA Gurugram / Panchkula registrations, project extensions, and complaint defence under state-specific frameworks.
Section 6 project extension applications, Section 14 plan change with two-thirds allottee consent, and revised completion timelines under state RERA rules.
Stalled / under-construction / IBC-affected projects — RERA + IBC interplay, allottee committee handling, resolution plan structuring, and project revival roadmap.
No promoter can advertise, market, book, sell, or invite buyers to any project (or part) without first registering with the State RERA — applies to every project crossing thresholds.
70% of amounts realised from allottees must be deposited in a separate "Project Escrow Account" with a scheduled bank — withdrawn only in proportion to construction completion, certified by Form 1/2/3.
Quarterly certificate from the project architect on percentage of construction physically completed at site — primary basis for escrow withdrawals.
Engineer's certificate on cost of construction incurred up to date — supports the cost basis for proportionate escrow release alongside Form 1.
Chartered Accountant's certificate on amounts collected, deposited into escrow, and proportionate withdrawal eligibility — critical bank-release document.
Annual statutory audit of the project's financial accounts by a Chartered Accountant — confirming escrow and withdrawal compliance for the financial year.
No promoter can accept more than 10% of the apartment / plot cost as advance / application fee without entering into the registered Agreement for Sale with the allottee.
Material alterations to sanctioned plans / specifications require prior written consent of two-thirds of allottees — minor changes are limited to the prescribed list.
End-to-end project registration — application drafting, document pack, sanctioned plan upload, Form B affidavit, escrow setup, and RERA number issuance.
Promoter entity registration, real estate agent registration under Sec 9 / 10, KYC, agent compliance and ongoing renewals across state RERAs.
70% escrow account opening with scheduled banks (HDFC, ICICI, SBI, Axis, Kotak), tripartite agreements, mandate setup, and bank-RERA linkage.
Quarterly architect, engineer, and CA certificates — coordination, drafting, validation, and portal upload to enable timely escrow release for project execution.
Annual statutory audit of project accounts under Form 5 — receipts, escrow movements, withdrawals, allottee-wise reconciliation, and CA report upload.
Drafting of state-specific model Agreement for Sale (AFS), allotment letter, application form, payment schedule, and possession-handover documentation.
Project progress dashboard updates on the RERA portal — work-in-progress photographs, sanction status, allottee booking ratio, and revised completion forecast.
Project extension application (typically up to 1 year) under Sec 6 with reasons, revised timeline, allottee disclosure, and RERA approval order.
Material plan / specification change applications — two-thirds allottee consent drive, AFS revision, and RERA-portal approval workflow.
Defence in Sec 31 allottee complaints — written reply, hearing representation, settlement / mediation, and appeal before Real Estate Appellate Tribunal (REAT).
Project closure on receipt of Occupancy / Completion Certificate — final escrow reconciliation, allottee handover, deficit / surplus management, and RERA portal closure.
Marketing collateral RERA compliance — RERA number on every brochure / hoarding / website / social-media ad; broker-channel compliance and disclaimers.
Pre-launch RERA registration is non-negotiable — any marketing or pre-booking before RERA number invites penalty up to 10% of project cost and prosecution.
Form 1/2/3 quarterly updates falling behind, escrow release stuck, RERA portal showing red — needs urgent compliance reset to unblock construction cash flow.
Allottee complaints on possession delay, refund under Sec 18, plan change, or quality — strategic defence and settlement to avoid escalation and bad press.
Original completion date approaching with project not ready — Sec 6 extension application within prescribed timeline; lapse risks deemed default.
Tower addition, layout change, FSI revision, or specification upgrade — two-thirds allottee consent needed under Sec 14 with structured outreach.
Project lender / construction-finance bank holding disbursements due to RERA portal status, missing Form 1/2/3, or quarterly update lapse — fast remediation needed.
Project under IBC / financial stress with allottees as financial creditors — RERA + IBC interplay, allottee CoC, and resolution plan strategy.
OC received, possession imminent — final escrow reconciliation, deficit / surplus handling, society formation, and RERA project closure on portal.
Project structure review, land title verification, sanction status, threshold testing, and registration roadmap with state-specific nuances.
Application drafting, Form B affidavit, escrow account setup, sanctioned plan upload, document pack, and RERA portal filing till number issuance.
Model AFS, allotment letter, application form, payment schedule, marketing-collateral disclaimers, and broker-channel compliance kit.
Quarterly Form 1/2/3 coordination, progress updates, escrow release support, allottee disclosure refresh, and Form 5 annual audit.
Extensions, plan changes, complaint defence, OC upload, project closure on portal, and post-closure dispute / society-formation support.
Partner with our developer-side RERA specialists for end-to-end project registration, Form 1/2/3/5 compliance, escrow management, model AFS drafting, extension / plan-change support, and Sec 31 complaint defence for FY 2026–27.
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