How to Verify RERA Registration Before Buying a Flat or Plot from a Builder in Tamil Nadu

In 2016, the Real Estate (Regulation and Development) Act — better known as RERA — changed the rules for property buyers in India. For the first time, buyers had legal protections against builder delays, fund diversion, and false advertising.

Tamil Nadu operationalised RERA through the Tamil Nadu Real Estate Regulatory Authority (TNRERA). Today, projects above a certain size must be registered, and builders must comply with specific disclosure, timeline, and fund usage rules.

But knowing RERA exists is not enough. You need to know how to verify it — and what it does (and doesn't) protect you against.

What Is RERA Registration for a Builder Project?

When a builder registers a project under RERA, they are required to disclose:

• Project details including land area, number of units, and carpet area

• Approvals obtained (CMDA/DTCP, fire, environment, etc.)

• Timeline for completion

• The promoter's track record and financial details

• Quarterly updates on construction progress

This information is publicly available on the TNRERA portal. Any buyer can verify it before making a purchase decision.

Which Projects Must Be Registered Under TNRERA?

Under RERA, projects meeting these criteria must be registered:

• Total area of development exceeds 500 sq metres, OR

• The project involves more than 8 apartments/units

Individual houses, small plotted developments below the threshold, and completed projects with occupancy certificates are generally exempt.

However, most builders developing residential apartments or plotted layouts in Tamil Nadu above these limits are legally required to register.

How to Check TNRERA Registration Status

Visit the TNRERA portal at tnrera.in and navigate to the "Registered Projects" section.

You can search by:

• Project name

• Builder/promoter name

• District or location

The search results will show:

• RERA registration number

• Project status (ongoing, completed, defaulter)

• Approved plans and layout details

• Completion timeline declared by the builder

• Quarterly progress updates (if filed)

Always note the RERA registration number and verify it on the portal yourself — don't rely on a registration certificate handed to you by the developer.

What Does RERA Registration Confirm?

RERA registration confirms that:

• The project was registered before launch (a legal requirement)

• The builder has submitted the basic project disclosures

• A mechanism exists for complaints if the builder defaults

It does not confirm:

• That the title of the land is clear

• That all approvals are valid

• That the builder will deliver on time

• That there are no mortgages on the land

RERA is a regulatory compliance check, not a title verification. Both are necessary.

Red Flags Related to RERA

Project not registered at all — This is the biggest red flag. A builder selling an unregistered project (above the threshold) is violating the law. Buyers have no RERA-backed protections. Avoid such projects.

Registered but marked as "defaulter" — If a project appears on TNRERA as a defaulter, the builder has violated filing or compliance obligations. Proceed with extreme caution and legal advice.

Registration expired or lapsed — RERA registrations are time-bound. If a project's registration has expired and no extension was obtained, the builder is technically selling without valid registration.

Discrepancy between the builder's claims and TNRERA disclosures — If the builder says the project has 200 units but RERA shows 150, or if the approved carpet area doesn't match what's in the sale agreement, raise the question.

RERA and Land Title Verification Are Both Necessary

One of the most common misconceptions is that a RERA-registered project means the land title is clean. It doesn't.

Some RERA-registered projects have been built on land with disputed titles. The registration authority does not do a title search — it relies on the builder's declarations.

This is why LandCheck's In-Depth Report includes RERA/CMDA approval verification alongside the full property legal check — EC analysis, Patta, CERSAI mortgage search, and court case check. Both types of verification are necessary for complete protection.

What to Do If a Builder Refuses to Share RERA Details

If a builder or agent is reluctant to give you the RERA registration number or says the project is "exempt" — verify this claim yourself on the TNRERA portal.

If the project should be registered and isn't, you can file a complaint with TNRERA. But more practically, you should reconsider the purchase entirely.

Checklist for Buying from a Builder Under RERA

• Verify RERA registration number on tnrera.in

• Confirm the project status is active (not defaulter or expired)

• Review approved plans and carpet area disclosures

• Check the declared completion timeline

• Read the builder's previous track record (other registered projects)

• Verify land title separately (not just RERA compliance)

• Ensure the sale agreement references the RERA registration number

→ For builder projects, combine RERA verification with a full property title check through LandCheck to ensure complete protection.