By Arosh John | Founder – John Real Estate (MahaRERA Reg. No. A51700001835) | Editor-in-Chief – Thane Real Estate News (TREN)
Thane–MMR | November 2025
In Maharashtra, serious homebuyers now begin their due diligence on the MahaRERA portal. The Real Estate (Regulation and Development) Act, 2016, and MahaRERA regulations require developers to disclose verified information that buyers cannot obtain through brochures, marketing material or sales pitches.
These disclosures reveal the project’s legal status, permissions, financial discipline and progress. Before investing, every buyer should complete these seven essential checks.
1. Verify MahaRERA Registration (Mandatory Under Section 3)
A project cannot be marketed, advertised or sold without an active MahaRERA registration.
On the project page, confirm:
• The Registration Number (e.g., P517000XXXXX)
• Registration validity period
• Whether each phase of the project is separately registered
• Buildings/towers shown in marketing versus buildings actually registered
If the MahaRERA listing shows fewer towers than advertisements, consider that a significant warning sign.
2. Confirm Land Ownership & Clear Title
For registration, the promoter must upload:
• A title certificate issued by an advocate with 10+ years of experience
• Ownership documents of the land
• Development agreement or Power of Attorney, where applicable
• Disclosure of encumbrances or a “No Encumbrance” declaration
This ensures the promoter has lawful rights over the land and that there are no undisclosed claims.
3. Review Approved Plans, Layouts & Commencement Certificates
MahaRERA requires the promoter to upload:
• Approved layout plan
• Sanctioned building plans
• Commencement Certificates (CCs) for each building/wing/phase
• Any revised or updated plans filed subsequently
Only those buildings and phases approved and visible on MahaRERA should be treated as legally sanctioned. Future phases shown in renderings may not yet be approved.
4. Check Quarterly Project Updates (QPR) – Progress & Compliance
Under Section 11 and MahaRERA rules, promoters must update the project every quarter through the Quarterly Progress Report (QPR) system.
On the MahaRERA project page, track:
• Physical progress tower-wise
• Updates to sanctions and approvals
• Financial progress and cost utilisation reflected in the QPR
• Updated encumbrance and CERSAI disclosures, where available
• Sold/unsold inventory details
These quarterly updates are based on internal certifications – Form 1 (Architect), Form 2 (Engineer) and Form 3 (Chartered Accountant) – used for withdrawal from the project bank account. Delayed or missing updates indicate compliance gaps.
5. Review the Promoter’s Track Record
MahaRERA disclosures and orders provide insights into the promoter’s history.
Check for:
• Past and ongoing projects
• Projects that have taken extensions or lapsed
• MahaRERA orders, penalties or complaints involving the promoter
• Any regulatory actions on other projects
Patterns of delays, repeated extensions or frequent complaints require caution.
6. Check Completion Timelines, Extensions & Revised Dates
Review the:
• Original completion date declared at registration
• Whether MahaRERA has granted any extension
• Revised completion date, if applicable
• Notes or annexures showing corrections or changes
Extensions are permitted under specific conditions, but repeated deferrals signal delivery risk.
7. Review Encumbrances, Mortgages, Litigation & CERSAI Reports
Promoters must disclose all charges on the project or land.
Verify:
• Mortgages or project loans
• CERSAI charge reports uploaded by the promoter
• Any litigation affecting the land or project
• Changes in encumbrances reported in quarterly updates
This helps buyers understand whether the land or project is already pledged to a lender or involved in disputes.
Why These Checks Matter
MahaRERA’s objective is to give buyers a transparent, official system of record. A 10–15 minute review on the portal helps verify:
• Whether the project is legally registered
• What approvals exist
• How construction and finances are progressing
• Whether the promoter has a reliable track record
• Whether land or project assets are encumbered
This simple process protects buyers from misinformation and significantly reduces risk.
About the Author
Arosh John is the Founder of John Real Estate (MahaRERA Reg. No. A51700001835) and Editor-in-Chief of Thane Real Estate News (TREN) — a digital platform dedicated to factual, regulation-driven, and insight-led reporting on the Thane–MMR property market.
Recognised as one of the emerging Thane real estate experts, he specialises in villas, premium resales, RERA-compliant advisory, and NRI investment transactions. With over a decade of on-ground experience across Thane’s fast-evolving residential corridors, he combines deep local market knowledge with a strong understanding of MahaRERA regulations, compliance frameworks, and infrastructural impact on micro-markets.
His mission is to bring clarity, accuracy and transparency to real-estate decisions through data-backed, regulation-aligned guidance — helping homebuyers and investors make confident, risk-free choices in the Thane–MMR region.
Disclaimer
This article is for informational purposes only. It is based on the Real Estate (Regulation and Development) Act, 2016, the Maharashtra RERA Rules, and MahaRERA’s public disclosures and circulars available as of November 2025. Readers are advised to verify project-specific information independently on the official MahaRERA portal and consult a qualified advocate or real estate professional for documentation, compliance checks and transaction-related guidance.
