To check a builder in Andhra Pradesh, search the project on the AP RERA portal, open its registration page, and compare four things with what the builder told you: the registration number, the approved plans, the promised completion date and the complaints. If a project that needs registration is not on the portal, stop there. Under the Real Estate (Regulation and Development) Act, 2016, most new projects cannot be advertised or sold without RERA registration. The eight steps below show exactly where to find each of these on the portal.
Which projects must be registered?
In general, residential and commercial projects on land over 500 square metres, or with more than eight units, must be registered with the state’s RERA authority before they are advertised or sold. Real estate agents who sell in the project must be registered too. Smaller projects and some completed projects fall outside the rule, so “not on RERA” is a question to ask, not always fraud.
Step-by-step check on the AP RERA portal
- Find the project. Search the AP RERA website by project name, promoter name or registration number.
- Match the registration number with the one on the brochure, the advertisement and your agreement.
- Open the promoter details. Note the company or person behind the project, and their other projects.
- Read the uploaded documents. Look for the approved building plan, the layout approval, the title documents and the commencement certificate.
- Check the completion date the builder declared to RERA. This is the date that counts, not the one the sales team mentions.
- Look at the progress updates. Promoters are expected to update the project’s progress regularly. A page that has not changed in a long time tells you something.
- Search complaints and orders against the promoter and the project.
- Check the agent, if you are buying through one.
What should match?
| Item | Brochure or agreement | RERA page | If different |
|---|---|---|---|
| Project name and phase | Ask which phase you are buying in | ||
| Number of floors and units | Extra floors may not be approved | ||
| Your unit’s carpet area | RERA sales are based on carpet area | ||
| Completion date | The RERA date is the legal promise | ||
| Amenities | Unlisted amenities are only a promise | ||
| Bank for the project account | Payments should go to the project account |
Red flags
- No RERA number on the advertisement, for a project that clearly needs one.
- The registration has expired, with no extension shown.
- Floors or blocks being sold that are not in the approved plan.
- The builder asks for payment to a different account or in cash.
- Several complaints for delay or non-delivery on the builder’s earlier projects.
- Pressure to pay a large booking amount before an agreement for sale is signed.
What RERA does not check
RERA registration does not mean the authority has verified the land title in depth, or that the builder will finish on time. It means the builder has declared information and accepted obligations you can enforce. You still need a title check, a look at the builder’s track record and a visit to the site.
Questions to ask the builder
- What is the RERA registration number, and which phase does it cover?
- Where is the project’s bank account held?
- What is the payment schedule, and is it linked to construction stages?
- Has the project received any extension of the completion date?
- Which of your earlier projects can I visit?
How Ameya Artha helps
We check the builder and the project together: RERA records, approvals, title, court cases, the builder’s past projects and a site visit with dated photos, then give you a clear written verdict. Ask us about a builder check