Booking a home in Noida, Greater Noida, or anywhere in Uttar Pradesh is one of the largest financial commitments a buyer ever makes. While developers often present attractive marketing brochures and festive payment plans, the Real Estate (Regulation and Development) Act, 2016 gives buyers ironclad statutory protections—if you verify the facts first.
Before handing over a token check or signing a preliminary application form, follow this comprehensive 10-point UPRERA due diligence checklist compiled by the legal advisory team at Hektare & Meter Realty.
1. Verify the Active UPRERA Registration Number
Every commercial or residential project where the land exceeds 500 square meters or contains more than 8 apartments must be registered with Uttar Pradesh RERA. Under law, developers cannot advertise, market, or collect advance deposits without an active registration number.
Visit up-rera.in and search for the project name or developer name. Check that the registration certificate is active and has not lapsed or been revoked due to compliance issues.
2. Check Sanctioned Floor Plans vs Sales Brochures
Sales mockups often show expansive clubhouses, infinity pools, or landscaped greens that may not be part of the legally sanctioned layout. On the UPRERA portal, download the sanctioned site plan approved by the Noida Authority or GNIDA.
- Confirm your specific tower, floor number, and unit orientation are present in the approved sanction.
- Check carpet area definitions: RERA mandates pricing on usable carpet area, not inflated super built-up terms.
- Ensure no unauthorized extra floors have been built beyond the sanctioned FAR (Floor Area Ratio).
3. Verify the 70% Dedicated Escrow Account
Section 4(2)(l)(D) of RERA requires developers to deposit 70% of all collections from allottees into a dedicated scheduled bank account. This money can only be withdrawn for construction costs and land purchase, certified by an engineer, architect, and chartered accountant.
Check the project's designated RERA bank account number on the portal. All buyer payments must be deposited exclusively into this account, never into personal accounts or subsidiary entities.
4. Scrutinize Quarterly Progress Reports (QPR)
Developers are legally bound to upload quarterly progress reports detailing:
- Percentage of structural construction completed tower-by-tower.
- Number of units sold vs inventory remaining.
- Financial utilization of escrow funds.
- Expected possession date compliance.
5. Don't Pay More Than 10% Without a Registered BBA
Under Section 13 of RERA, a promoter cannot accept a sum more than 10% of the cost of the apartment or plot as an advance payment without first entering into a formal written Agreement for Sale (BBA) and registering it at the sub-registrar office.
6. Inspect the 30-Year Title Search & Encumbrance Certificate
Ensure the promoter possesses clear, marketable, and unencumbered title to the land parcel. Review the advocate's Title Search Report for a continuous period of at least 30 years, alongside the Encumbrance Certificate (Form 15/16) obtained from the Sub-Registrar's Office.
7. Validate Commencement Certificate (CC) & Environmental NOCs
Verify that the competent municipal authority (Noida / Greater Noida / YEIDA) has issued a valid Commencement Certificate (CC) permitting construction up to your tower's height. Cross-check clearance from the State Level Environment Impact Assessment Authority (SEIAA) and height clearance from the Airports Authority of India (AAI).
8. Check Authority Land Dues & Zero-Dues Certificate
In authority-managed cities like Noida and Greater Noida, sub-lease registries cannot be executed if the developer defaults on land premium installments to the Authority. Always demand proof of timely installment clearance or an interim Authority No-Dues Certificate.
9. Review the Standard Model Agreement for Sale Format
Ensure the Builder-Buyer Agreement adheres strictly to the model format notified by UP RERA. It must not contain one-sided clauses such as disproportionately high default interest on buyers vs nominal delay penalties on the developer.
10. For Ready Properties: Verify the Occupancy Certificate (OC)
Never accept key handover or take physical possession on "fit-out possession" without an official Occupancy Certificate (OC) or Completion Certificate (CC) issued by the planning authority. Taking unauthorized possession strips you of key statutory recourse and leaves common services vulnerable.
Need a project's RERA filings verified?
Our advisory team conducts independent title and regulatory checks on every shortlisted unit.
Frequently Asked Questions
Can a builder change the sanctioned layout after I book?
No. Under Section 14 of RERA, any structural modification or change in the sanctioned plans requires the prior written consent of at least two-thirds of all allottees in the project.
What happens if the developer delays possession past the RERA date?
Allottees are legally entitled to monthly interest on the total amount paid at the SBI highest marginal cost of funds-based lending rate (MCLR) + 2%, until possession is handed over with an Occupancy Certificate (OC).
Are plots also covered under UPRERA?
Yes. Any plotted development spanning over 500 sq. meters must be registered with RERA with sanctioned layout road widths, boundary demarcations, and basic utilities clearly plotted.