Question 1

What is MahaRERA?

Accepted Answer

MahaRERA (Maharashtra Real Estate Regulatory Authority) is the state-level regulatory body established under the Real Estate (Regulation and Development) Act 2016. MahaRERA is responsible for registering real estate projects and agents, ensuring timely completion of projects, and protecting the interests of home buyers in Maharashtra. All residential projects with more than 8 units or a land area exceeding 500 square metres must register with MahaRERA before any advertising, marketing, or sale activity.

Question 2

Why is MahaRERA registration important for home buyers?

Accepted Answer

MahaRERA registration is your primary protection as a buyer. A registered project must: (1) disclose all approvals, layout plans, and financial details publicly on MahaRERA; (2) maintain a designated escrow account where 70% of buyer funds must be deposited; (3) file quarterly construction updates; (4) complete the project by the declared possession date. If the developer fails on any of these, you have a legal remedy through MahaRERA's adjudicating mechanism. Buying an unregistered project means you have no such protection.

Question 3

How do I find a project's RERA registration number?

Accepted Answer

Each MahaRERA-registered project has a unique registration number starting with 'P' followed by district code and sequential digits, for example, P51700078391. You can find this number: on the developer's brochure (legally required to display it), on any advertisement or hoarding for the project, or by searching the project name on MahaRERA's website or on Urban Dwaar's RERA search above.

Question 4

What does 'Active' status mean on MahaRERA?

Accepted Answer

Active status means the project's MahaRERA registration is current and valid. The developer is required to file quarterly Form 1 progress updates and Form 2 completion updates. Active status does not confirm the project is on schedule, always check the latest Form update dates and possession date to assess actual progress.

Question 5

What does 'Lapsed' RERA status mean? Is it safe to buy?

Accepted Answer

Lapsed status means the project's MahaRERA registration has expired. This happens when the developer fails to file for registration renewal before the possession date passes. A lapsed project is a serious concern, buyers lose the protections of RERA Act for that project. We strongly advise against making any payment to a lapsed project without first consulting a lawyer and verifying the developer's plans to renew the registration with MahaRERA.

Question 6

What does 'Abeyance' status mean on MahaRERA?

Accepted Answer

Abeyance means MahaRERA has placed the project on hold, typically due to pending compliance documents, court orders, or unresolved disputes. Buyers should exercise significant caution with projects in Abeyance. Before making any payment, verify the reason for Abeyance directly with MahaRERA or the developer, and consult a legal advisor.

Question 7

What is the escrow account rule under Maharashtra RERA?

Accepted Answer

Under Section 4(2)(l)(D) of the RERA Act, developers must open a designated escrow bank account for each project. At least 70% of all amounts collected from buyers must be deposited in this account. Withdrawals are permitted only for construction costs and land payments, and require certification from an engineer and chartered accountant. This escrow rule is designed to prevent fund diversion, a common cause of project delays in the past.

Question 8

What is an Occupancy Certificate (OC) and why does it matter?

Accepted Answer

An Occupancy Certificate (OC) is issued by the local municipal authority (BMC, NMMC, TMC, or Pune Municipal Corporation) after a building passes all final safety and compliance inspections. An OC confirms the building is legally fit for occupation. Without an OC: you cannot legally move in, home loan disbursement may be withheld by your bank, and utility connections (water, electricity) may be denied. Always confirm OC status before registering a property.

Question 9

Can a developer extend the RERA possession date?

Accepted Answer

Yes. Developers can apply to MahaRERA for an extension of the possession date. MahaRERA may grant extensions for genuine reasons like force majeure events, government delays in approvals, or natural disasters. However, an approved extension does not cancel your right to claim interest for the delay from the original possession date. Under RERA, you are entitled to interest at SBI Marginal Cost Lending Rate (MCLR) plus 2% for each month of delay beyond the original possession date.

Question 10

How do I file a complaint against a developer on MahaRERA?

Accepted Answer

You can file a complaint directly on the MahaRERA website at maharera.maharashtra.gov.in. Go to Online Complaints and fill in your project details and the nature of the complaint. Common grounds for complaints include: possession delay, failure to provide promised amenities, defects in construction, or refusal to refund. MahaRERA has an Adjudicating Officer who can order compensation or refunds. The complaint process is relatively simple and does not require a lawyer, though legal advice is recommended for large claims.

Question 11

What is Form 1, Form 2, and Form 5 on MahaRERA?

Accepted Answer

Form 1 is the quarterly progress report that developers must file every three months, updating construction progress. Form 2 is filed when the developer declares the project complete and applies for a completion certificate. Form 5 is the CA certification, a chartered accountant certifies the financial statements and that escrow funds have been used correctly. Regular Form 1 updates are a positive sign that a developer is compliant. Long gaps in updates are a warning signal.

Question 12

What is the difference between MahaRERA and RERA?

Accepted Answer

RERA (Real Estate Regulation and Development Act 2016) is the central law enacted by the Government of India. Each state implements it through its own state-level authority. MahaRERA is Maharashtra's implementation of RERA. Other states have their own authorities, Gujarat has GUJRERA, Karnataka has RERA Karnataka, and so on. For property in Maharashtra, MahaRERA is the applicable authority.

Question 13

Is MahaRERA registration required for plots and commercial properties?

Accepted Answer

MahaRERA registration applies to: (1) residential apartment projects with more than 8 units or land area above 500 square metres; (2) plotted development projects with similar thresholds; (3) real estate agents selling these projects. Commercial properties like office spaces and shops are generally outside MahaRERA's scope, though mixed-use developments with a residential component must register the residential portion.

Question 14

What happens if I buy from an unregistered project in Maharashtra?

Accepted Answer

Buying from an unregistered project means you lose all protections under RERA: no escrow protection for your funds, no right to file a MahaRERA complaint, no obligation on the developer to update you on progress, and no penalty on the developer for delays. You can still approach a civil court, but RERA's adjudication mechanism is faster and cheaper. Additionally, the developer and their agent are liable to a penalty of up to 10% of the project cost for selling without registration.

Question 15

How often does Urban Dwaar update its RERA data?

Accepted Answer

Urban Dwaar retrieves data from MahaRERA periodically to keep our database current. The last update date is shown on each individual project page. For time-sensitive information, especially complaint status, possession dates, and Form update dates, always verify directly on maharera.maharashtra.gov.in. Urban Dwaar's RERA search is designed to help buyers quickly find and understand project information, not to replace official MahaRERA records.

Question 16

What should I check before paying a booking amount?

Accepted Answer

Before paying any booking amount, verify: (1) The project's RERA status is 'Active' (not Lapsed or On Hold). (2) The possession date matches what the builder told you. (3) The complaint count and what they are about. (4) That the builder hasn't extended possession more than once. (5) The escrow bank account is active and the escrow percentage is being maintained. Urban Dwaar checks all of these and more in our Legal Sanity Report.

Question 17

If a project has complaints, does that mean it's bad?

Accepted Answer

Not necessarily. One or two complaints in a large project (200+ units) is common and may be minor disputes. What matters is: are complaints recent, are they about delay or refusal to refund, and has the builder responded? Urban Dwaar interprets complaint patterns for you — a raw count without context is not the full picture.

Verify any project before you pay a booking amount

About the MahaRERA directory