RERA How to check registration — Haryana·Delhi·UP How to check projects/brokers with RERA and avoid fraud

RERA(Real Estate (Regulation and Development) Act, 2016)is a central law that introduced consumer protection measures for the first time in the Indian real estate market, which had long been governed by information superiority of developers and brokers. It was passed by the Indian Parliament in 2016 and went into full effect in 2017, and actual registration and enforcementRERA authorities established in each stateThis is in charge. If you look at Delhi NCR alone, you must first understand that since Haryana, Delhi, and Uttar Pradesh operate different authorities, the sites you need to look up will vary depending on the region of your purchase.

Core principles enforced by RERA

• Project registration obligations— New construction or redevelopment projects of a certain size (generally exceeding 8 units or exceeding 500㎡ of land) must be registered with the state RERA before starting construction. Check each state's RERA regulations for exact exceptions.
• Broker Registration Obligations— Real estate agents (brokers) must also be registered and receive a number from RERA, and transactions through unregistered brokers are outside the consumer protection system.
• Escrow Account Principles— The developer collects a significant portion of the amount received from the buyer (generally known as 70%).Account dedicated to the projectIt is stipulated that it must be deposited in and cannot be diverted to other projects.
• Standardized Carpet Area— The area concept used in advertising is unified with the actual carpet area rather than super built-up, so inflating the actual area is limited in principle.
• Obligation to disclose information— Project approval drawings, expected completion date, developer financial status, progress photos, etc. must be posted on the RERA website.

In other words, RERA is more than ‘just a registration number’. With one registration numberWhen should this project be completed?, How far has it progressed so far?, Who is the developer and registered broker?It is an infrastructure that makes it possible for all to be officially searched. You can understand it as a minimum safety net comparable to Korea's pre-sale price cap system or post-sale guarantee.

Gurgaon (Gurugram) and Faridabad, where many Korean expatriates reside, are part of the state of Haryana.Haryana RERA(HARERA)View from . HARERA is geographically divided into two authorities: the southern part (Gurgaon, Faridabad, etc.)HARERA Gurugram, the northern part (near Chandigarh, Pangkula, etc.)HARERA PanchkulaIt's jurisdiction. The official domains of both authorities are the sameharyanarera.gov.inAlthough it can be accessed from the affiliate, the southern project has a separate inquiry method established through the Gurugram authority portal, so please check the jurisdiction on the initial landing page before entering.

HARERA Query order (based on project)

1. Southern projects such as Gurgaon and Faridabad are available on the HARERA Gurugram portal.Registered ProjectsGo to the menu.
2. Search with one or more of the following conditions:
   • RERA Registration number (e.g. number indicated by the developer on advertisements and contracts)
   • Project Name
   • Promoter company name
   • District/Sector
3. When you select a project from the search results, approved drawings, Proposed Date of Completion, registration validity period, progress rate, developer bank account information, etc. are disclosed.

Confirm agent registration

on the same portalRegistered AgentsSearch by broker name, company name, or agent registration number from the menu. If you cannot search for the name of the broker who guided you through the contract, be sure to double-check, as he or she may be operating outside of RERA's jurisdiction or his or her registration may have expired or been cancelled.

Frequently missed points in Gurgaon

• Even within the same complexDifferent registration numbers are assigned to each tower or phase.This often happens. You need to make sure that the number advertised actually covers the tower you are contracting for.
• In the registration numberRegistration ValidityAlso, there are cases where sales continue without renewal after expiration due to delays in completion, so check the expiration date as well.
• Projects that have not yet been assigned a registration number at the pre-launch stageFrom a RERA perspective, advertising and sales prices are limited in principle.It works. Be especially careful about offers that say ‘we will reserve your price in advance at an internal discount’.

If you are curious about the characteristics of each region in GurgaonGurgaon area guideWe recommend that you also refer to:

Noida, Greater Noida and Ghaziabad are part of Uttar Pradesh.UP RERA (Uttar Pradesh Real Estate Regulatory Authority)It's jurisdiction. The official site isup-rera.inand without separate membership registration.Search ProjectandSearch AgentYou can view it immediately from the menu.

UP RERA Lookup order

1. From the main menuSearch ProjectClick .
2. Search by any of the following criteria that is convenient for you.
   • UP RERA Project registration number (specified in advertisement/contract)
   • Project name
   • Promoter name
   • District (e.g. Gautam Buddha Nagar — Noida/Greater Noida jurisdiction)
3. Clicking on the project name on the results page will display Layout/Building Plans, Developer Financial Reports, Quarterly Progress Reports, and construction photos.
4. Broker confirmation is separateSearch AgentSearch by name, agent number, and district on the page.

Things to be especially careful about in Noida and Greater Noida

• Noida has many old projects.Previous government approval (NOIDA/GNIDA) and RERA registration are separateIt has been going on. You need to make sure both numbers are valid.
• Since Delayed Possession is a frequent problem in this area, please refer to the registration page.Proposed Completion DateCheck progress reports and photos to see if they are being realistically followed.
• You must verify that the deposit payment account matches the project-specific account (account specified on the RERA registration page).

The characteristics of living infrastructure in each sector in Noida and Greater Noida are:Noida/Greater Noida GuideThis is covered in detail, so please use it when narrowing down candidate areas for your project.

Projects under the National Capital Territory of Delhi (National Capital Territory of Delhi)Delhi RERAView from . However, since Delhi is already a mature city, there are relatively few large-scale new sales, and New Delhi and the southern region have a large rental-oriented market. So, in practice, rather than signing a contract for a newly built apartment in Delhi,Examples of Gurgaon and Noida projects being marketed as if they were in DelhiThere are more things to check Delhi RERA for filtering out .

Notes — Site Status and Access Methods

• Delhi RERA web portal may have difficulty accessing the web portal or the domain may change depending on the season. In search enginesDelhi RERA official' for the latest links, orMinistry of Housing and Urban Affairsofficial portalmohua.gov.inIt's safe to double-check each week's RERA link.
• If the registration number of a Delhi-based project is actually shown as Haryana or UP number.Look up in your state RERAIt has to be accurate. Most new projects described as ‘near Delhi’ in advertisements are actually located in Gurgaon and Noida.
• Real estate in DelhiDelhi Development Authority (DDA)As uses may be restricted depending on regulations and regional master plans, it is recommended to check the use approval status of the relevant parcel separately from RERA registration status.

Summary of common verification procedures

All three authorities said the inquiry itself wasFree, no membership registrationIt is possible, and you can start by knowing only one of the following: registration number, project name, developer name, or district.

Having a RERA number does not automatically mean it is a safe project. In reality, there are cases where the process is delayed after registration, sales continue after the registration validity period has expired, or the registration number only applies to a specific tower. Be sure to check the following items one by one before signing the contract.

Self-verification of registration number

• Indicated in advertisements, brochures, and contract draftsRERA Registration numberIs RERA searched as is on the official website of the state?
• Displayed when the number matchesProject Name·Promoter·DistrictDoes it match the notation in the contract?
• I want to contractTower·Phase·BlockIs this included in that number? (Numbers may be different even within the same complex)
• Registration ValidityIs (registration validity period) still available? Also check renewal status after expiration.

Check schedule and progress

• Does the Proposed Date of Completion coincide with the time of delivery (possession) in the contract?
• most recentQuarterly Progress Report·Do the construction photos substantially match the advertising image?
• If the project is delayed, is the reason for renewal/extension disclosed on page RERA?

Check funds/account

• The bank account where you were instructed to deposit the down payment and advance paymentExactly matches the project-specific account specified on page RERADo you do it?
• Is the recipient's name the same as the Promoter's corporate name? If it is directed to a personal account, subsidiary account, or broker account, stop immediately.
• Is the RERA registration number printed on the receipt?

Broker/document confirmation

• Broker name/Agent registration number is RERA in the relevant state.Registered AgentsIs it viewed in?
• Does the Sale Agreement include the RERA number, carpet area, completion date, and penalty clause for delay?
• Land Title (Title Deed), Encumbrance Certificate, etc.Basic ownership documentsWas it also reviewed separately?

This checklist can be completed in as little as a day or so before the actual contract, and if there is a problem with the project, it is usually at this stage that signals are usually detected. If you are unsure about any item, be sure to delay paying the down payment.

The types that both actual residents and investors encounter repeatedly are standardized. The examples below do not refer to specific developers, but are a summary of generally known risk patterns.

Pattern 1 — ‘Pre-launch’ unregistered sales

RERA While the registration number has not yet been assigned, 'Advance reservation price', 'internal discount price' This is a case where a down payment is induced. In principle, advertising and sales are restricted before RERA registration, and the recovery process for the amount paid at this stage becomes much more complicated if the project runs aground.RERA Do not transfer any amount without your numberStick to the principle.

Pattern 2 — Registration number but ‘different tower’ sold

Out of the entire complex, only A Tower is registered, but B Tower, which you are trying to contract with, is sold under the same number even though it has not yet been registered. Be sure to check the list of towers and phases eligible for registration on the RERA page.

Pattern 3 — Delayed completion and indefinite postponement of delivery (Possession)

This is a case where the completion date presented at the time of registration has been postponed several times and delivery continues to be delayed. RERA is responsible for this delay.Complaint Procedureand provides grounds for claiming interest and compensation for delay. You can use the online complaint submission menu on the RERA site in your jurisdiction, and check each state's regulations for specific fees and processing periods.

Pattern 4 — Deposit inducement to personal account/broker account

RERA is the project feeDedicated account for designated projectIt is stipulated that the deposit be made by . As soon as it is directed to a personal account, subsidiary account, or brokerage accountStop the contract process and request written confirmationYou must do it.

Pattern 5 — Double commissions and false information from unregistered brokers

Unregistered brokers are in the blind spot of RERA consumer protection procedures. If your name does not appear in the preliminary search, the reliability is considered to be greatly reduced, and be sure to check whether it is officially registered before paying the fee.

Response flow when damage occurs

1. Organize all documents, including contracts, receipts, transfer details, and advertisements, in chronological order.
2. RERA official site for the weekComplaint FilingApply online from the menu.
3. at the same timeConsular Department, Embassy of the Republic of Korea in IndiaSecure a response channel by sharing the issue.
4. If the matter expands to criminal or property rights-related matters, a local lawyer will be appointed.

If you feel that it is difficult to respond aloneKorean Community NetworkIt is also very helpful to first hear the experiences of people who have experienced similar cases.

RERA Once you have completed the inquiry, the next step is to refine the actual contract terms. If any items are missed here, the buyer will be at a disadvantage even if the registration is valid, so at least the five items below must be specified in the contract.

1. RERA Registration number/project-specific account— Registration number and project-specific bank account information must be quoted verbatim in the body of the contract.
2. Price based on carpet area— Based on RERA, not the super built-up area used in the ad.Carpet AreaThis must be specified, and the unit price must also be expressed based on this standard.
3. Completion/delivery date and delay penalty— The Proposed Date of Completion or Handover Date must be clearly stated, and provisions for interest and penalties in case of delay must also be included.
4. Limit changes to specifications— There must be a clause to prevent specifications of finishing materials, floor plans, common facilities, etc. from being unilaterally lowered after the contract.
5. Contract termination/refund conditions— In case of termination due to reasons attributable to the developer, procedures for returning principal and interest must be stipulated.

Separate confirmation regarding taxes and administration

• Occurs upon purchaseStamp Duty/Registration FeeTax rates and reduction conditions vary by state. Be sure to check the official registration and stamp tax information for your state for the exact tax rate.
• Acquisition of real estate in India by non-resident foreignersFEMA (Foreign Exchange Management Act)andRBI (Reserve Bank of India) Guidelinesis subject to. Permissibility varies depending on nationality and visa status, so review by the company's legal team or a local lawyer or accountant is required before signing a contract.
• When to Earn Rental Income in IndiaIncome Tax reporting obligation, and double tax adjustment with Korea must also be reviewed.

To summarize, the order is as follows.Check registration number, tower, and account at RERA → Confirm broker registration → Reflect carpet area, completion date, and penalty contract → Separate review of tax and foreign exchange regulations. If you follow this flow, real estate contracts in India are not a complicated process that you might be afraid of, but ratherMarket with well-organized official informationYou will realize this fact.