Buying an under-construction property in Karnataka? RERA (Real Estate Regulatory Authority) is your legal shield against builder delays, false promises, and project abandonment. Since 2017, all residential and commercial projects above 500 sq.m or 8 units must be RERA registered.
This guide explains how RERA protects Karnataka home buyers and how to verify if your dream project is compliant.
What is RERA?
The Real Estate (Regulation and Development) Act, 2016 is a central law that:
- Regulates real estate developers and agents
- Protects home buyers from fraud and delays
- Ensures transparency in property transactions
- Provides a dispute resolution mechanism
Karnataka implemented RERA through K-RERA (Karnataka Real Estate Regulatory Authority) with its office in Bangalore.
Why RERA Matters for Home Buyers
1. Mandatory Project Registration
Builders cannot advertise or sell units without RERA registration. This ensures:
- Project has necessary approvals (land title, building plan, etc.)
- Financial details are disclosed
- Project timeline is committed
2. Escrow Account Protection
Builders must deposit 70% of buyer payments in a separate escrow account. This money can only be used for that specific project—preventing fund diversion.
3. Carpet Area Transparency
RERA mandates selling based on carpet area (usable space), not super built-up area. No more inflated area claims.
4. Penalty for Delays
If builder delays possession beyond the committed date, they must pay interest to buyers (same rate as buyer pays for delays).
5. 5-Year Structural Warranty
Builders must fix structural defects free of cost for 5 years after possession.
How to Check RERA Registration
Step 1: Visit K-RERA Portal
Go to rera.karnataka.gov.in
Step 2: Search Projects
Click on "Registered Projects" and search by:
- Project name
- Promoter/Builder name
- District (Bangalore Urban, Bangalore Rural, etc.)
- RERA registration number
Step 3: Verify Details
Check the project page for:
- Registration validity dates
- Approved building plans
- Land title status
- Project completion timeline
- Promoter details
- Complaint history
Step 4: Cross-Verify
Match the RERA details with what the builder shows you. Any mismatch is a red flag.
What to Check in RERA Registration
| Detail | What to Verify |
|---|---|
| Registration Number | Should be prominently displayed in all ads |
| Project Name | Must match exactly |
| Land Title | Should show clear ownership |
| Approvals | Building plan, environmental clearance |
| Timeline | Promised possession date |
| Carpet Area | Per unit breakdown |
| Amenities | What's promised vs registered |
| Promoter History | Check for complaints against builder |
RERA Exemptions
Not all projects require RERA registration:
- Land area ≤ 500 sq.m AND units ≤ 8
- Projects where OC/CC obtained before RERA
- Renovation/repair projects (no new allottees)
- Projects by government authorities for specific purposes
Warning: Some builders exploit exemptions. If a project claims exemption, verify independently.
Filing a RERA Complaint
If a builder violates RERA norms, you can file a complaint:
What You Can Complain About:
- False advertising
- Project delays beyond committed date
- Deviation from approved plan
- Non-refund of money on cancellation
- Poor construction quality
- Non-delivery of promised amenities
How to File:
- Visit rera.karnataka.gov.in
- Register as a complainant
- Fill complaint form with project details, builder details, nature of complaint, and supporting documents
- Pay filing fee (₹1,000 for individuals)
- Track complaint status online
Timeline: K-RERA must resolve complaints within 60 days.
RERA vs Non-RERA Projects
| Factor | RERA Registered | Non-Registered |
|---|---|---|
| Legal Protection | Full RERA benefits | No regulatory oversight |
| Escrow Account | Mandatory 70% | No requirement |
| Delay Compensation | Entitled to interest | Depends on agreement |
| Complaint Forum | K-RERA tribunal | Civil court only |
| Transparency | All details public | Builder's discretion |
| Structural Warranty | 5 years mandatory | As per agreement |
Recommendation: Only buy from RERA registered projects for under-construction properties.
Common Builder Tactics to Watch
1. "RERA Applied" Claims
"Applied" is not "Registered." Verify actual registration before paying.
2. Phase-wise Registration
Large projects may register in phases. Ensure YOUR phase is registered.
3. Outdated Registration
RERA registration can expire. Check validity dates.
4. Name Variations
Project may be registered under a different name. Match address/survey number.
5. Amenity Promises Not in RERA
Only amenities listed in RERA registration are legally binding.
How Legal Byte Helps
Before Booking:
- Verify RERA registration status
- Check builder's complaint history
- Cross-verify project approvals
During Purchase:
- Analyze agreement for RERA compliance
- Identify non-standard clauses
- Verify carpet area calculations
After Purchase:
- Document verification for home loan
- OC/CC verification when available
Tips for Home Buyers
- Never pay before RERA verification: Demand registration number first.
- Screenshot RERA page: Project details can change. Keep dated records.
- Read registered documents: Don't rely on brochures—check RERA-filed plans.
- Check quarterly updates: Builders must update project status every quarter on K-RERA.
- Verify land title independently: RERA registration doesn't guarantee clear title—do separate title verification.
- Keep all communication: Emails, brochures, promises—everything matters for complaints.
