How to Check if a Real Estate Project is Legally Approved? (2026 Guide)

Buying a flat or plot in India? Here is how to verify if a real estate project is legally approved - check RERA, OC, CC, building plan and title documents in simple steps.

Quick Summary (TL; DR)

• Verify the project's RERA registration and ensure it is active.

• Check land title, Encumbrance Certificate (EC), and ownership documents.

• Confirm approved building plans, Occupancy Certificate (OC), and Completion Certificate (CC).

• Review the builder's track record and RERA compliance.

• Verify the RERA escrow account to protect your investment and reduce legal or financial risks before buying property.

How to Check a Real Estate Project? (Step-by-Step Guide)

Step 1: Check the RERA Registration Number

This is the first thing to check. By law, any project over 500 sq metres or with more than 8 units must be registered under RERA (the Real Estate Regulation and Development Act, 2016). Builders are supposed to display their RERA registration number everywhere: ads, brochures, website - you name it.

How to check RERA registration:

• Visit your state’s RERA website (for Karnataka, it’s rera.karnataka.gov.in).

• Search the project by name, builder’s name, or registration number.

• You’ll see details like project area, completion dates and any complaints filed.

• Make sure the registration is active. If it’s expired, walk away.

If you can’t find the project on the RERA portal, don’t buy it.

Step 2: Verify the Land Title and Ownership

The builder needs to actually own the land, or they should have a proper development agreement with the landowner. If this isn’t clear, you’re stepping into trouble.

What to ask the builder for

• Mother deed or title deed of the land

• Khata or property tax receipts in the current owner's name

• Encumbrance Certificate (EC) for the last 15 to 30 years - this shows any loans, mortgages, or legal disputes on the land

• If it is a joint development, ask for the Joint Development Agreement (JDA) between the builder and landowner

In Karnataka, you can check the EC yourself online (kaveri.karnataka.gov.in). It takes about 10 minutes.

Need Help with Verification or Due Diligence? Talk to Vault Proptech today to get legal Clarity and Guidance.

Step 3: Check if the Building Plan is Approved

Before construction starts, the builder must get a sanctioned building plan from the local authority - BBMP in Bangalore, BDA, or the relevant municipal body.

This plan shows what floors are approved, how many units are allowed, setbacks, floor space index (FSI) and more.

Why should you care?

• If the builder has built extra floors not in the sanctioned plan, those floors can be demolished

• Banks often refuse home loans for unapproved constructions

• Resale becomes very difficult without a clean approved plan

Ask the builder to share a copy of the sanctioned building plan. You can also verify it at the BBMP or BDA office directly.

Step 4: Ask About the Occupancy Certificate (OC) and Completion Certificate (CC)

These two documents are issued after the building is complete and inspected by the local authority.

They confirm that the construction followed the approved plan and that the building is safe to live in.

Without an OC, you won’t be able to get a permanent water or electricity connection in your name. Some states even make it mandatory to produce the OC to register your flat. For under-construction projects, ask the builder for the expected OC date or if they’ve already received it for previous phases.

Need Help with Verification or Due Diligence? Talk to Vault Proptech today to get legal Clarity and Guidance.

Step 5: Check the Builder's Track Record

The RERA portal is actually a gold mine of information about the builder - not just the project.

What to look for on RERA Portal

• Previous projects registered under the same promoter

• Any complaints filed against them

• Whether past projects were delivered on time

• Number of ongoing projects - too many can mean financial overstretch

Don’t just depend on official records - read Google reviews, dig through local forums and talk to people who bought from the same builder. Nothing beats hearing it from folks who’ve been there.

Step 6: Confirm the Builder is Using a RERA Escrow Account

Under RERA, the builder must deposit 70% of the money collected from buyers into a dedicated escrow account. This money can only be used for that specific project.

This protects you if the builder runs into financial trouble or tries to divert funds to another project.

Ask the builder to show you the RERA escrow account details. Any serious, compliant builder will share this without hesitation.

Quick Verification Checklist

Why Should You Always Verify Legal Approvals?

Don’t get fooled by fancy presentations. Without these checks, you’re exposed to endless delays, shoddy construction and possible court cases. RERA gives buyers extra safety, but it doesn’t replace your homework. Careful verification protects both your peace of mind and your hard-earned savings.

Real estate project verification can help you:

• Avoid legal disputes

• Reduce investment risk

• Verify builder credibility

• Confirm project authenticity

• Protect your money

How Vault Proptech Can Help?

Buying a house is a huge deal. Miss one important document and you could end up with headaches - or bigger problems - down the road. Before you lock in your dream home, you want to be absolutely sure all the approvals are sorted.

That’s where Vault PropTech steps in. We help homebuyers and investors make sense of property documents, dig into RERA registrations, vet legal approvals and spot any warning signs before you put your money on the line.

Here's what we do for you:

• Verify your RERA paperwork

• Check title deeds

• Review encumbrance certificates

• Confirm OC and CC documents

• Look into the builder’s history

• Handle full property due diligence from start to finish

Need Help with Verification or Due Diligence? Talk to Vault Proptech today to get legal Clarity and Guidance.