RERA registration is the mandatory registration of a real estate project with the state Real Estate Regulatory Authority under the Real Estate (Regulation and Development) Act, 2016. If you are a builder, developer or landowner-promoter selling plots, apartments or buildings in a project that is not exempt, you cannot advertise, market, book or sell until the project carries a RERA registration number.
What is RERA project registration?
The Real Estate (Regulation and Development) Act, 2016 (RERA) was enacted to regulate the sale of real estate and protect buyers. Section 3(1) says no promoter may advertise, market, book, sell or offer for sale, or invite persons to purchase any plot, apartment or building in a real estate project without registering the project with the Real Estate Regulatory Authority of the state where it is located.
The registration application is made under Section 4. The promoter submits details of the company or firm, the project, the sanctioned plans, the land title, the schedule of completion and a declaration. The promoter also declares that 70 per cent of the amounts realised from allottees will be deposited in a separate bank account, which is the so-called RERA escrow or designated account under Section 4(2)(l)(D).
Registration is not a one-time event. After you receive the registration number, you must update the project on the authority's portal, usually quarterly as per the authority's order, keep the designated account in order, get the accounts audited each year and use the registration number in all advertisements. This is where most promoters run into notices, so we treat registration and post-registration compliance as one job.
Each state has its own RERA Rules, portal, forms, fee schedule and formats. Delhi, Uttar Pradesh and Haryana (which has separate authorities for Gurugram and Panchkula) all follow the central Act but differ in the procedure, so always apply with the authority that has jurisdiction over the project location.
Who needs RERA registration?
The duty to register sits with the promoter of the project. In practice it applies to:
- Builders and developers of residential apartment projects, group housing and township projects
- Developers of commercial real estate such as shops, offices and malls that are sold or leased as units
- Plotted development and colony developers who sell plots after development
- Landowners who enter joint development agreements and are treated as promoters along with the developer
- Development authorities and housing boards that sell plots or flats, where the project is not otherwise exempt
- Promoters of each phase of a phased project, because each phase is treated as a separate project
Benefits of RERA Project Registration
Legal right to sell and advertise
A registered project can be marketed and booked lawfully. Without registration, every sale, advertisement and booking can attract action from the authority.
Buyer and lender confidence
Buyers, banks and investors routinely check the project's RERA page for approvals, status and promoter details. A complete, regularly updated page helps sales and loan sanctions.
Structured project finance
The 70 per cent designated account discipline forces cost-to-collection planning, which reduces diversion of funds and mid-project cash shortfalls.
Defined remedies and fewer disputes
Because the agreement for sale, timelines and obligations are standardised, the scope for later disputes over delay, carpet area and defects is narrower.
Compliance with state orders
Registration puts you on the authority's system, so orders, update formats and deadlines reach you and can be met on time.
Applicability and exemptions
Section 3(2) lists projects that need not register. Check these first, because over-registering costs money and under-registering attracts penalties.
- Projects where the land to be developed does not exceed 500 square metres, or the number of apartments proposed does not exceed eight in all phases. Under the Act this is a combined test, and state rules or circulars can clarify how it is applied, so confirm with the authority
- Projects where the promoter received a completion certificate before the Act commenced
- Projects limited to renovation, repair or redevelopment that does not involve marketing, advertising, selling or new allotment of any apartment, plot or building
- Ongoing projects on the date the Act came into force that had not received a completion certificate were required to register; the authority's records and orders decide how any gap is treated
- Even an exempt project must still comply with state ownership and flat laws and the general sale obligations; exemption from registration is not exemption from the law
Documents required
Promoter and entity documents
- PAN of the promoter, certificate of incorporation or registration, MoA/AoA or partnership deed, as applicable
- Board resolution or authority letter and ID and address proof of directors, partners or authorised signatory
- Details of the promoter's past projects (last five years) and their status, where asked by the state format
- Audited financial statements or the financial information the state format requires
Land and title documents
- Title documents such as sale deed, development agreement, collaboration or JDA, and a legal title report or declaration
- Details of encumbrances, litigation and charges on the land, if any
- Land-use and layout details, zoning and area statement, with khasra or plot numbers as per the state format
Project and approval documents
- Sanctioned building or layout plan and approvals from the local authority or development authority
- Commencement certificate or equivalent, environmental clearance where applicable, and fire and other NOCs where relevant at this stage
- Proposed completion date, phase-wise schedule and project cost estimate
- Architect, engineer and chartered accountant details, and their appointment letters
- Draft agreement for sale and allotment letter in the format prescribed by the state rules
Bank and declaration documents
- Details of the separate designated bank account for the project and the bank's confirmation
- Affidavit-cum-declaration in the prescribed form under Section 4(2)(l)
- Digital signature of the authorised signatory for online filing
Step-by-step RERA project registration process
Screens and form names differ between UP-RERA, Haryana RERA and Delhi RERA, but the sequence is broadly the same.
Confirm applicability and project structure
Decide whether the project is exempt under Section 3(2), whether it is one project or several phases, and who the promoter is in a joint development arrangement. Mistakes here carry through the whole application.
Create the promoter login
Register the promoter on the state authority's portal with PAN, email and mobile verification. Some portals require a digital signature at this stage.
Prepare the data and documents
Collect sanctioned plans, title papers, approvals and the unit-wise area statement. Make carpet area, number of units and dates consistent across every document, because the authority cross-checks them.
Open the designated account
Open the separate account in a scheduled bank for the project, and set up the arrangement so that 70 per cent of amounts realised from allottees is deposited there as required by Section 4(2)(l)(D).
File the online application and pay the fee
Fill the application, upload documents and the declaration, and pay the state fee. Keep the acknowledgement for follow-up.
Respond to authority queries
The authority may seek clarifications or additional documents. Under Section 5, it should grant or reject the application within 30 days of receipt of a complete application, and reasons are recorded if it is rejected. Queries restart the practical clock, so answer them completely.
Receive the registration number and certificate
On grant, you receive a registration number and certificate. The project page goes live with the details you filed.
Start the post-registration cycle
Add the registration number to all advertisements and agreements, begin quarterly updates as per the authority's order, and plan withdrawals from the designated account with the required professional certificates.
Government fees
Registration fees are set by the RERA Rules or notifications of each state and are generally linked to the land area or built-up area and the type of project (residential, commercial or plotted). Because these schedules are revised and the Delhi, Uttar Pradesh and Haryana formulas differ, we do not quote a single figure here.
Professional charges are quoted separately after reviewing your case. Government fees are paid directly to the authority.
How long does it take?
The Act expects the authority to decide within 30 days from receiving the application, and Section 5(2) treats registration as granted if the authority does not act within that period. Do not rely on deemed registration in practice, since the authority's queries, document completeness and portal workflow decide the real timeline. Preparing the data and sanctions before filing is usually the longest part.
| Stage | Typical time |
|---|---|
| Document and data preparation | Depends on how complete your sanctions and title papers are |
| Authority decision after a complete application | Act directs a decision within 30 days (Section 5) |
| Responding to a query | As the authority's notice specifies |
Validity, extension and revocation
Registration is granted for the period the promoter declares for completing the project. Section 6 allows an extension only in limited cases, notably force majeure, and the Act caps such extension. The authority may revoke registration under Section 7 for defaults such as violating the Act, rules or its orders, and it can then take steps to protect allottees' interests. If a project is delayed, apply for extension before the declared date expires, not after.
Compliance after registration
- Quote the RERA registration number in all advertisements, brochures, websites and agreements
- Deposit 70 per cent of amounts received from allottees in the designated account and withdraw only in proportion to project progress against certificates from the engineer, architect and chartered accountant
- Update the project's progress, approvals and booking status on the authority's portal at the intervals the authority has ordered (commonly quarterly)
- Get the designated account audited by a chartered accountant after each financial year and upload the report as prescribed
- Use the prescribed agreement for sale and do not take more than 10 per cent of the cost as an advance without a registered agreement (Section 13)
- Keep carpet-area, plan and specification commitments, and handle defect and refund obligations under Sections 12, 14 and 18
- Apply for extension or revision of details before they lapse and update changes in plans and promoters as required
RERA project registration vs RERA agent registration
| Point | Project registration | Agent registration |
|---|---|---|
| Who registers | Promoter, builder or developer | Brokers, property dealers and others who facilitate sale or purchase in a registered project |
| Act provision | Sections 3 and 4 | Section 9 (duties in Section 10) |
| Purpose | Lawful marketing and sale of the project | Lawful acting as intermediary in registered projects |
| Ongoing duties | Quarterly updates, designated account, audit | Maintain books, use registration number, no unfair practice |
| Penalty reference | Section 59 | Section 62 |
Common mistakes and rejection reasons
Treating a phased project as one
Each phase is a separate project for registration. Filing one application for a multi-phase scheme invites queries or rejection.
Mismatch between plans and application
Area, unit count and dates that differ between the sanctioned plan, the architect's certificate and the application are the single most common query.
Unclear title or joint development roles
If the landowner and developer roles and share are not clearly documented, the authority asks for more papers.
Ignoring the designated account in sales
Collecting money in the general account and moving it later breaks the 70 per cent rule. The bank account structure should be settled before bookings.
Advertising before registration
Pre-launch advertising or taking booking amounts before the registration number is issued is itself a violation of Section 3.
Missing quarterly updates
Authorities send notices, block the project page or penalise when updates are not made. Calendar them from the day of registration.
Penalties for non-compliance
The Act has graded penalties. Section 59 covers a promoter who contravenes Section 3: a penalty that may extend to 10 per cent of the estimated cost of the project, and for continued default, imprisonment up to three years or a further fine of up to 10 per cent, or both. Sections 60 and 61 cover other contraventions including incorrect information and other breaches, with penalties that may extend to 5 per cent of the estimated cost. The authority can also revoke registration under Section 7. The exact quantum is fixed by the authority or adjudicating officer based on the facts.
| Default | Consequence | Provision |
|---|---|---|
| Selling or advertising without registering the project | Up to 10% of estimated project cost; continued default may attract imprisonment up to 3 years or further fine up to 10%, or both | Section 59 |
| Providing false information or contravening Section 4 declaration | Up to 5% of estimated project cost | Section 60 |
| Other contraventions by the promoter | Up to 5% of estimated project cost | Section 61 |
Practitioner tips
- Prepare a single reconciliation sheet of area, units, dates and approvals before filing. Most queries come from mismatches, and this sheet answers them in advance.
- Open the designated account and brief the bank on the 70 per cent routing before the first booking, not after. Sales teams often take cheques into the wrong account.
- Put quarterly updates and annual audit dates in your compliance calendar as soon as the certificate is issued, and file a few days early because portals slow down near deadlines.
- If you are in the NCR, check which authority has jurisdiction. Haryana has two authorities (Gurugram and Panchkula) with different territorial areas, and UP projects in Noida and Ghaziabad are with UP-RERA.
- Read the state's RERA Rules and current orders alongside the Act. Many formats, fees and timelines are in the state rules and authority orders rather than the central Act.
How Lawgical Guru helps
Applicability and structure review
We review your land, phases and approvals to confirm whether registration is needed and how the project should be filed.
Application preparation and filing
We prepare the data sheet, reconcile documents, and file the application on the relevant state portal with your digital signature.
Query handling
We draft responses to the authority's queries and track the application through to registration.
Post-registration compliance support
We help set up the quarterly update cycle, the annual audit coordination and the documents needed for designated account withdrawals.
Extension and agreement support
We assist with extension applications and with aligning your agreement for sale format to the state's prescribed format. See also our building plan approval and RERA agent registration services.
RERA Project Registration: frequently asked questions
Is RERA registration mandatory for all projects?
No. Section 3(2) exempts small projects (land up to 500 square metres or up to eight apartments), projects that already had a completion certificate when the Act commenced, and pure renovation or redevelopment without sale. All other projects must register before advertising or selling.
Who should apply for RERA registration, the builder or the landowner?
The promoter must apply. In a joint development, the Act's definition of promoter can cover both the developer and the landowner, so roles and responsibilities should be clearly documented. The authority may ask for the development agreement to understand who is accountable.
What is the 70 per cent rule under RERA?
Under Section 4(2)(l)(D), 70 per cent of the amounts realised from allottees must be deposited in a separate bank account and used only to cover construction and land cost. Withdrawals are made in proportion to project progress, supported by certificates from an engineer, architect and chartered accountant.
How long does RERA registration take?
The Act directs the authority to decide within 30 days of receiving the application. In practice the time depends on how complete your documents are and whether queries are raised. Pre-checking plans, title and approvals reduces back and forth.
What is the penalty for not registering a project?
Section 59 provides a penalty that may extend to 10 per cent of the estimated project cost. If the default continues, the promoter may face imprisonment up to three years, a further fine up to 10 per cent, or both. The authority decides the amount after hearing the promoter.
Do I need to file quarterly updates?
Yes, state authorities require promoters to update project progress, approvals and booking status on the portal at regular intervals, commonly quarterly, through orders and rules. Check your authority's current order, because formats and dates differ between UP-RERA, Haryana RERA and Delhi RERA.
Can I extend the completion date of a registered project?
Extension is possible only under Section 6, mainly for force majeure circumstances and for a limited period, and by applying to the authority before the date expires. Delay for reasons such as slow sales or funding is not a ground. Apply early with supporting evidence.
Do I need separate RERA registration for each phase or tower?
Generally each phase is treated as a separate real estate project and needs its own registration, provided it has independent approvals, specifications and a completion date. Confirm with your state authority how it treats phases and towers for fee and filing purposes.
Which RERA portal should I use in Delhi NCR?
Use the authority of the state where the project is located: Delhi RERA for Delhi, UP-RERA for Noida, Greater Noida and Ghaziabad, and Haryana RERA for Gurugram and Panchkula areas. Each has its own login, forms and fees.
Can a buyer complain if the project is unregistered?
Yes. Buyers can complain to the authority under Section 31, and the authority can take action against the promoter. Advertising or selling an unregistered project is a contravention of Section 3 and can lead to penalty.
Reviewed by Satyam Gupta, Company Secretary (CS) & Advocate
8+ years of industry experience. This page was last reviewed on 16 October 2026 against the official sources below. Rules and fees change — confirm on the official portal before you apply.