RERA and Due Diligence: Verifying a Property Before You Buy Remotely

Introduction

The pillar guide flags RERA registration and independent verification as due-diligence essentials without detailing how to actually check them. This article is the practical how-to for verifying a property from abroad, where you can't just visit the site and ask around.

What RERA Actually Protects You From

The Real Estate Regulatory Authority (RERA) framework requires developers to register projects, disclose project details (approvals, timelines, land title status), and deposit a defined percentage of buyer funds into an escrow account specifically for that project's construction — reducing the risk of funds being diverted to other projects, a historically common source of delayed or abandoned developments.

For an NRI buying remotely, RERA registration status is one of the few verification checks you can do entirely online, without needing someone physically present — making it a disproportionately valuable check relative to the effort required.

How to Actually Check RERA Status

Identify the state's RERA portal — RERA is implemented at the state level, so the specific portal and registration number format depends on which state the property is in.
Search the project by name or the developer's registration number — a legitimate ongoing project should appear with its registration details, promised completion date, and other disclosures.
Cross-check the registration number the developer/broker has given you against what's actually listed — a mismatch or absence is a serious red flag, not a minor discrepancy to overlook.
Review the disclosed project timeline and any recorded delays or complaints if the portal provides this information, since a project's RERA history can reveal patterns not visible from marketing materials alone.

Title Verification From Abroad

Engage an independent property lawyer (not one recommended by the seller or builder) to conduct a title search — confirming clear ownership, absence of encumbrances, and that the seller has the legal right to sell. See the will & estate planning guide for related considerations if the property involves inherited title.
Request certified copies of the chain of title documents rather than relying on summaries — a lawyer needs to review the actual documents, not a broker's description of them.
Verify encumbrance certificates covering a sufficiently long historical period to catch any liens, mortgages, or disputes not otherwise disclosed.

Verifying the Builder Independently

Look up the builder's track record on completed projects specifically — not just marketing claims about "delivered projects," but independently verifiable completion and possession dates.
Check for consumer complaints or ongoing litigation involving the builder, which is often searchable through consumer court records or general search, even from abroad.
Ask for references from buyers in a previous, completed project by the same builder — a builder confident in their track record should be willing to facilitate this.
Don't rely solely on a broker's or relative's assurance — the pillar guide flags this as a common mistake, and it's worth repeating: distance makes misrepresentation easier to miss until it's too late.

What to Do When You Can't Physically Inspect

Request a video walkthrough of the actual unit/site, not just marketing renders, ideally conducted by someone you've engaged independently rather than solely by the seller's representative.
Engage a local property inspector or consultant if the transaction value justifies it — a small additional cost relative to the size of the purchase and the risk of relying entirely on remote information.
Time a visit if at all possible before finalizing, even if it means adjusting your timeline — for most people, a property purchase is too significant to complete entirely sight-unseen if a visit can realistically be arranged.

Common Mistakes

Skipping the RERA check because it "sounds like a formality" — it's one of the highest-value, lowest-effort verification steps available specifically to a remote buyer.
Using a lawyer recommended by the seller or builder rather than an independent one — a genuine conflict of interest risk.
Relying entirely on broker or family assurances instead of independent verification.
Not verifying the specific RERA registration number matches what's actually listed, rather than just confirming "the project is RERA registered" in general terms.
Rushing due diligence to meet a self-imposed timeline — a delayed purchase is recoverable; money lost to inadequate verification often isn't.

Frequently Asked Questions

Is every property in India required to be RERA registered? Most new projects above certain size thresholds are required to register, but exemptions and thresholds vary — confirm whether your specific target property falls under a state's RERA requirements, and treat an unregistered project that should be registered as a serious red flag.

Can I complete title verification entirely remotely? Largely yes for document review (an independent lawyer can work with certified copies and searches), though some steps benefit from local presence — discuss with your lawyer what can be done remotely versus what genuinely needs someone on the ground.

What if the RERA portal shows the project with delays already recorded? This is exactly the kind of information worth weighing seriously before proceeding — a documented history of delays is a meaningful signal about the specific developer's execution track record.

Next Steps

Read the full real estate buying guide for the broader purchase process.
Talk to an independent property lawyer before finalizing any purchase
Read the NRI home loan process guide if financing is part of your plan.

This article is for general informational purposes only and is not legal advice. RERA implementation and requirements vary by state — confirm current requirements and conduct full due diligence with a qualified lawyer before purchasing.