How to verify a project's RERA registration in Uttar Pradesh
The most valuable 15 minutes you can spend before paying a booking amount. How to find a project on the UP RERA portal, what the filing tells you, and how to read the progress reports nobody opens.
If you do one piece of diligence before paying a booking amount, do this one. It takes about fifteen minutes and it is free.
Step 1: Find the project on the portal
Go to up-rera.in and use the project search. Search by project name, by promoter name, or by the registration number if the developer has given you one.
Two outcomes matter:
- The project appears with a registration number. Good. Continue to step 2.
- The project does not appear. It is not registered. Under Section 3 of the RERA Act, a promoter cannot advertise, market, book or sell units in a project requiring registration until registration is granted. Stop, and do not pay a booking amount.
Be careful with the second case. Sales teams describe unregistered projects as “pre-launch” and offer a discount for booking early. The discount is real; so is the absence of any statutory protection for the money you hand over.
Step 2: Read what the registration actually discloses
Open the project’s entry. You are looking for four things.
The committed possession date. This is the date that becomes enforceable under Section 18. Compare it against what the sales team told you verbally. If they differ, the filing prevails.
The approved plans and sanctioned details. Tower count, unit mix, sanctioned FAR and ground coverage. If the brochure shows a clubhouse or a tower that does not appear in the sanctioned plan, ask why.
Phase-wise completion for multi-tower projects. A ten-tower project usually has different committed dates per phase. Your tower’s date is the one that matters, not the project-level headline. Get your tower number in writing.
The promoter’s other registered projects. The portal lists them. This is how you build a delivery track record yourself rather than relying on marketing claims.
Step 3: Read the quarterly progress reports
This is the step almost nobody takes, and it is the most useful one.
Registered promoters must file quarterly progress reports covering construction stage, funds collected and funds deployed. Open the two most recent filings for your project.
Then go visit the site. Compare what the filing claims against what you can see. If the filing says the eighth floor is cast and the structure is visibly at the fourth, you have found something important, and you should ask about it in writing before paying anything beyond a token amount.
Step 4: Check the agent too
Section 9 of the RERA Act requires real estate agents to register with the state authority. An agent marketing property without registration is operating illegally, which tells you something about how they will handle your transaction.
The agent registration number should be published on their website and on their marketing material. If you cannot find it, ask. If they cannot produce it, that is your answer.
What registration does not do
It does not vet the developer’s finances beyond the escrow requirement. It does not guarantee construction quality. It does not guarantee delivery. It does not verify title independently, so you still need your own legal due diligence on title and encumbrances.
What it does is create a public record and a specific, accessible remedy. Under Section 18, if the developer misses the committed date, you can claim interest for the delay period or withdraw with a refund plus interest. And you can file that complaint yourself on the portal, without a lawyer, for a nominal fee.
That is a real remedy, and it only exists for registered projects.