The 2026 RERA Checklist: 10 Critical Things to Verify Before Buying Property in Mumbai

If you have already followed our guide on how to verify property title in Mumbai, you know that ownership is the foundation. However, the next layer of safety is "Project Health." In 2026, MahaRERA has introduced AI-driven monitoring to ensure that developers don't just sell dreams, but actually deliver keys.

Use this 10-point audit to filter out high-risk projects before you pay your booking amount.

1. Scan the Mandatory QR Code

Since late 2025, every Mumbai real estate ad—from newspaper spreads to Instagram posts—must feature a QR code.

• The Check: Scan it. It should link directly to the project's profile. If the QR code is missing or takes you to a generic homepage, the developer is already bypassing transparency norms.

  
  

2. Verify "Lapsed" or "Suspended" Status

MahaRERA recently suspended over 1,900 projects for failing to provide progress updates.

• The Check: Check the "Project Status" on the portal. If it says "Lapsed," the builder's bank accounts are legally frozen, and you cannot proceed property registration for units in that project.

  
  

3. The "Same-Wing" Parking Allotment

A major 2025 ruling protects Mumbai buyers from being assigned parking slots miles away from their elevators.

• The Rule: Developers must now allot parking in the same wing as your apartment. Ensure your allotment letter specifies the slot number and wing location clearly.

  
  

4. Proposed vs. Actual Completion Date

Builders often promise "Possession in 2 years" verbally.

• The Reality: Check the Proposed Date of Completion on RERA

  
  

  Always verify the promised completion timeline listed on the state RERA portal. Under the Real Estate (Regulation and Development) Act, 2016, if a developer fails to deliver the project by this committed date, buyers are entitled to receive interest compensation calculated at State Bank of India MCLR + 2% for the period of delay.

  
  

  Monitoring this timeline is just as important as verifying the property’s Encumbrance Certificate—one helps you track whether the project stays on schedule, while the other confirms the land is free from hidden legal liabilities.

  
  

5. 70% Escrow & QPR Integrity

RERA mandates that 70% of your money stays in a project-specific account to prevent fund diversion.

• The Check: Review the Quarterly Progress Reports (QPR). In 2026, these include verified site photos. If the "Physical Progress" doesn't match the "Financial Withdrawal," the project is a financial flight risk.

  
  

6. Carpet Area Certification

RERA only recognizes Carpet Area (the area within the walls).

• The Check: Compare the RERA-certified area with the builder's quote. Any discrepancy impacts your future taxes and utility costs. For a deeper look at how area affects your final rights, see our analysis of the occupancy certificate vs completion certificate.

  
  

7. Litigation & Recovery Warrants

• The Check: Click the "Litigation Details" tab on the portal.

• The 2026 Update: Look for "Recovery Warrants." If the government has already issued warrants to seize the developer's assets for past defaults, it's a major red flag regardless of how nice the sample flat looks.

  
  

8. The 10% Booking Guardrail

A promoter cannot accept more than 10% of the cost without a registered Agreement for Sale. If a builder asks for a 20% "Soft Launch" payment, they are breaking the law.

This formal agreement is a non-negotiable step in the property registration process in Mumbai.

9. 5-Year Structural Warranty

Under Section 14(3), the builder must fix structural or leakage issues for 5 years at no cost to you. Don't sign an agreement that tries to "limit" this period to two or three years.

10. The New 60-Day Compensation SOP

If RERA orders a refund or interest due to delays, a new 2025 SOP mandates the developer must pay within 60 days. If they fail, the case is fast-tracked for asset attachment, providing much-needed teeth to the RERA checklist for buying property.

The Final Move

A RERA number is a license to sell, not a guarantee of quality. By combining digital portal checks with physical site visits, you move from being a "hopeful buyer" to an "informed owner."