Buying Apartments in Bangalore: RERA Checks, Legal Documents, and Builder Due-Diligence Checklist

Buying a home is not just about the layout, view, and price. The real risk usually sits in paperwork, approvals, and delivery track record. A few focused checks can save you from stalled construction, unclear titles, hidden dues, and delays in possession. This guide covers what to verify, what to ask for, and how to judge whether the project and the builder are safe to proceed with, even before you sign anything.

RERA verification that you should do first

Start with the project’s registration on the Karnataka RERA portal. Match the project name, promoter name, location, approved number of units, start date, and committed completion date with what is being told to you. Check whether the registration is active and whether any extensions were taken. Go through the quarterly updates, including construction progress and status of approvals. Also look for complaints, orders, or penalties linked to the project or promoter. If the project is being marketed as “RERA applied” or “will be registered soon,” treat that as a stop sign until the registration is visible on the portal.

Title and land ownership checks that reduce the biggest risk

Ask for the land title documents and ensure the builder has clear ownership or valid development rights. A property lawyer should review the chain of title and confirm there are no breaks in ownership history. Verify whether the land is free from mortgages, court cases, or acquisition notices. If the land was purchased recently, ask for the earlier deeds too, not just the latest one. Also verify that the land use is permitted for residential development and that there are no restrictions that could block building permissions.

Legal documents you must review before signing

You should inspect the sanctioned building plan and compare it with the brochure and the floor plan you are being shown. Check the commencement certificate, and later, the occupancy certificate or completion certificate for possession. Ask for the approved layout plan, fire safety approvals, environmental clearance where applicable, and documents for electricity and water connections. Review the draft agreement for sale closely, including carpet area definition, payment milestones, possession date, interest clauses for delay, cancellation terms, and what counts as “force majeure.” Also confirm that the undivided share of land and parking terms are clearly defined.

Builder due diligence that goes beyond marketing claims

Look at the builder’s past delivery history in the same city: timelines, quality, after-sales response, and association handover. Visit at least one completed project and one under-construction site. Ask how defects are handled, what the defect liability period is, and what is excluded from warranty. Confirm whether the project money is kept in the RERA-linked escrow structure and how often the company audits and reports progress. If a project has frequent plan changes, inconsistent promises, or pressure to pay fast, treat that as a risk signal.

Practical checklist you can follow in one meeting

During your next meeting, ask for the RERA registration number and portal screenshots, the sanctioned plan and approval letters, land title set for legal review, an encumbrance certificate, and the draft agreement for sale. Ask the sales team to put in writing the possession date, carpet area, total cost sheet with every charge, and what happens if the date slips. If the answers stay vague, postpone payment until the documents match the claims.

Final decision filter

If the RERA data aligns, the title is clean, approvals are in place, and the agreement is fair on delays and delivery, you can move ahead with confidence for apartments in Bangalore. If any one of these pillars is weak, slow down, verify, and only proceed once your legal review is complete.