The Real Estate (Regulation and Development) Act, 2016, changed the way new homes are sold across India. In Tamil Nadu, the authority that oversees registered projects is the state’s real estate regulatory body, which is usually called Tamil Nadu RERA. For a buyer in Chennai, a RERA registration is one of the first signs that a project has been put on record with a regulator, and that its key details must be disclosed publicly. It is an important check, but it is not the whole check, and it is easy to misread.
This guide shows how to verify a Chennai project under Tamil Nadu RERA, step by step. It explains what registration is meant to do, how to find a project’s details, how to match them with your agreement and where the registration does not give you comfort. The steps apply to new flats and to under-construction projects, and they work best when you take them before you pay any significant amount.
What RERA registration is meant to do
RERA was created to bring more transparency and accountability to the real estate sector. A registered project must disclose its approvals, its layout and plan, its current status, its promised completion date and several financial and legal details. Buyers can use this information to compare projects and to check what the builder has promised. The law also requires a large share of buyers’ money to be kept in a separate account and used mainly for the construction of that project.
Registration does not mean the regulator has inspected every brick or endorsed the builder’s business. It means the project has been placed on record and that the information must be kept up to date. Treat the registration as a starting point for your research rather than a verdict on the project.
Which projects need registration
Most residential projects above a certain size must be registered before they are advertised or sold. The usual thresholds are a plot of land above 500 square metres or a project with more than eight apartments, although exact rules can be applied differently in some cases. If a project is smaller than the threshold, it may not be registered, and the buyer must rely more heavily on the other checks in this guide.
Ask the seller or developer for the registration number at the start of your enquiry. A developer who is reluctant to share it, or who says the project does not need registration, should be asked for a written explanation of why.
Finding the registration number and the project page
Once you have the registration number, search for it on the official state RERA portal, which lists registered projects and their details. Check that the project name, the promoter’s name and the location on the portal match the brochure and the agreement. If you cannot find the project through the number, search by the project name and the promoter, and then confirm the number against the printed certificate.
Print or save the project page with its date and time. Project pages are updated over time, so a record of what you saw when you checked helps if the details change later.
Check also whether the agent or broker selling the flat holds a current registration with the same authority. Agents are required to register under the Act, and the registration number should be quoted when you ask about the project. An agent who cannot show a number, or who is selling a project that is not listed on the portal, should be avoided until the matter is clarified. Ask for the agent’s details in writing and keep a note of who introduced you to the project, because it helps with any later dispute about representations made during the sale.
What the registered project page should show
A complete project page usually includes the details of the land, the approvals, the layout and building plans, the number of units, the stated completion date and the status of construction. It may also include the promoter’s background, the project’s bank and escrow arrangements, the list of any ongoing complaints and the agent or sales partners linked to the project. Read each section and note what is missing.
Pay particular attention to the completion date. If the page shows a date that has already passed or a date that has been extended several times, ask for the reasons in writing. A project that keeps changing its timeline needs closer scrutiny before you commit any money.
Matching the registration details with your agreement
The next step is to compare the registration with your sale documents. Small differences can matter. A flat number, block name or survey number that differs between the registration and the agreement can create problems at the time of registration or loan sanction. The table below lists the main points to match and the signs that call for further questions.
| Item | What to match | Red flag |
|---|---|---|
| Registration number | Same number on the certificate, portal and agreement | Number missing or different across papers |
| Project and promoter name | Identical spelling in all documents | Different legal entity or a changed name without explanation |
| Location and survey number | Matches the approved plan and title records | Survey number shown differently in different papers |
| Flat details | Block, floor and unit number on the plan | Unit described differently in brochure and agreement |
| Completion date | Date on portal, agreement and payment schedule | Dates that keep moving without written reasons |
| Carpet area | Figure in agreement matches the plan | Only built-up area quoted with no carpet area |
Carpet area, timelines and the approved plan
The carpet area is the figure that matters most under the RERA framework. It refers to the usable floor area inside the walls of a flat, excluding the walls and the balcony. A buyer should check the carpet area in the agreement against the approved plan, because a difference can change the price per usable square foot significantly.
Timelines deserve the same care. A promised completion date is only useful if it is backed by a credible construction schedule. Ask how much of the building is complete, which phases remain and what the builder has planned for the next six months. Written answers are better than verbal assurances.
Complaints, litigation and the developer’s record
RERA allows buyers and others to file complaints, and some of these complaints may be listed against a project. A few complaints are not a reason to walk away, since disputes arise in large projects. However, a pattern of unresolved complaints about delays, refunds or defects is a serious warning. Ask the developer to explain each complaint and whether it has been resolved.
If you do find a complaint, read its outcome rather than just its existence. Some complaints are resolved in the buyer’s favour, some are settled between the parties and some remain pending. The outcome tells you more about how the project manages its obligations than the number of complaints alone.
Look beyond the regulator’s records too. Ask whether the promoter has completed other projects, how long those took and whether the buyers of those projects were handed over their flats on time. Speak to a few owners from completed projects by the same promoter, and ask about the quality of the work and the responsiveness of the team after handover.
Common verification mistakes
One common mistake is to treat a registration number on a brochure as proof. Always check the number on the official portal yourself. A second mistake is to accept a registration certificate that does not match the project you are visiting, which can happen when a developer has several projects with similar names. A third is to rely only on the portal and not on the legal and title checks, which remain necessary.
A fourth mistake is to assume that the whole project is covered when the registration names only one tower, phase or plot. Check that the specific phase or building you are buying is named on the registration, because a flat in an unregistered phase can carry different protections.
Some buyers also assume that a registered project cannot have problems. That is not the case. Registration reduces some risks and creates a record, but construction quality, title, approvals and financial stability must all be checked separately.
Using RERA as one part of a wider check
RERA verification works best as one part of a larger process. Combine it with a check of the approved plan, a title search through the sub-registrar records, a review of the sale agreement and an assessment of the construction progress. A project that passes all of these checks is far more likely to deliver what was promised than one that passes only the portal test.
Frequently Asked Questions
Is every new flat in Chennai required to be RERA registered?
Most residential projects above the usual size thresholds must be registered. Smaller projects may fall outside the requirement, so ask the developer for the position in writing and check the other safeguards in this guide.
Does RERA registration guarantee the builder will finish on time?
No. Registration requires disclosure and sets out remedies, but it does not guarantee that a project will be finished on time or to a particular standard. Check the construction progress and the promoter’s record yourself.
Can I check a project’s details if I only have a brochure?
Yes, but ask for the registration number first. The brochure should not be your only source. Use the number to find the registered details, then compare them with the brochure and the agreement.
What if the registration number is not on the portal?
Do not proceed until the discrepancy is explained. The developer should provide a clear written answer, and you should confirm the position with the regulator or a qualified professional before paying any further amount.
Should I still check the title if a project is RERA registered?
Yes. Registration does not replace a title check. Ask for the chain of title, the encumbrance certificate and the approved plan, and confirm that the land and the building match the registration.
Closing thoughts on RERA verification
Tamil Nadu RERA gives Chennai buyers a useful window into a project, but the window is only as clear as the checks you make through it. Confirm the registration, read the project page carefully, match every detail with your agreement and ask about timelines and complaints in writing. Combine these steps with the title and approval checks, and you will make a decision based on evidence rather than on the most attractive brochure.
