The Real Estate (Regulation and Development) Act — RERA — was enacted to protect buyers. But eight years after its introduction, thousands of buyers still sign booking agreements without understanding their RERA rights, or without properly verifying the project they are about to commit lakhs to. This guide changes that.
We will walk you through every critical RERA check, the 2025 amendments that affect you, and the questions that can save you from a very expensive mistake.
Why RERA Matters More Than Ever in 2025
In 2024, TSRERA (Telangana State Real Estate Regulatory Authority) registered over 140 new complaints against developers — up 23% from 2023. The complaints ranged from delayed possession to misrepresentation of amenities, illegal alterations to sanctioned plans, and in some cases, outright fraud. Every single complainant had signed a booking form. Many had completed payments.
RERA gives you legal teeth — but only if you use it before signing, not after.
Step 1: Verify the RERA Registration Number
Every under-construction project must be registered with TSRERA before even advertising or collecting a single rupee. The registration number format in Telangana is: TS/RERA/PRJ-[YEAR]-[NUMBER].
Step 2: Check the Approved Layout and Carpet Area
One of the most common misrepresentations in real estate is quoting super built-up area while pricing on carpet area benchmarks — or vice versa. Since 2017, RERA mandates that all transactions be quoted in carpet area only.
- Carpet area = the actual usable floor area inside your flat
- Built-up area = carpet area + wall thickness (typically 10–15% more)
- Super built-up area = built-up area + your share of common areas (typically 25–40% more than carpet area)
Always ask: "What is the carpet area of this unit?" and verify it on the RERA portal. The portal shows the registered carpet area for each unit type. If the number quoted by the sales team differs by more than 2%, ask for a written explanation.
Step 3: Review the Sanctioned Plan vs. What's Being Sold
The approved building plan is uploaded to the RERA portal. Download it. Compare the floor plan you've been shown with the sanctioned plan. Specifically check:
- Number of floors: Is the developer building more floors than sanctioned?
- Amenities: Is the clubhouse, pool or park in the sanctioned plan, or just in the brochure?
- Open space: GHMC mandates minimum open/green space ratios. Verify compliance.
- Parking: How many basement/stilt parking slots are sanctioned vs. promised?
Step 4: Understand the Allotment Letter and Agreement for Sale
RERA mandates that the Agreement for Sale (AFS) be executed within 2 months of accepting the booking amount. Before you sign:
- Ensure the AFS uses the TSRERA-prescribed format
- Check the possession date — it must be clearly stated
- Verify the penalty clause for delay (builder must pay you interest at SBI MCLR + 2% for delays)
- Check the force majeure clauses — some builders insert broad language that effectively nullifies delay penalties
- Confirm that 70% of your payments will be deposited in the designated RERA escrow account
Step 5: Check Developer's Track Record on RERA
The RERA portal shows all registered projects by a developer and their complaint history. Search the developer name and look at:
- How many projects have they completed on time?
- Are there any active complaints or orders against them?
- Have they been penalised by TSRERA before?
- What is their current project status — on track, delayed, or lapsed registration?
The 2025 RERA Amendments You Must Know
The central government introduced amendments in late 2024 that took effect from January 2025:
- Stricter escrow compliance: Developers must now file quarterly CA-certified escrow utilisation reports. Non-compliance triggers automatic suspension of sales rights.
- Digital AFS mandate: All agreements for sale above ₹50 lakhs must now be digitally registered with RERA within 7 days of execution.
- Buyer grievance timeline: RERA authorities must now resolve complaints within 60 days (down from 90 days).
- Occupancy Certificate linkage: Builders cannot hand over possession without uploading the Occupancy Certificate to the RERA portal.
Your Pre-Booking Checklist
- RERA registration number verified on TS RERA portal
- Carpet area confirmed in writing and matches RERA portal
- Approved building plan downloaded and reviewed
- Possession date in AFS is specific (day/month/year), not vague
- Delay penalty clause present and adequate
- 70% escrow account confirmed
- Developer complaint history checked on RERA portal
- Title certificate and encumbrance certificate obtained
- AFS reviewed by independent lawyer
- Home loan pre-approval received before booking
At Propquik, every project we recommend has passed our internal RERA compliance check. We verify registration, escrow compliance, plan adherence and developer track record before we ever show a project to a buyer. Your protection is not an afterthought — it is the first thing we check.