UP RERA Guide: How to Check a Project Before You Buy

Before you pay a booking amount for a flat, plot or shop anywhere in Uttar Pradesh, there is one check that takes five minutes and can save you years of trouble: look the project up on UP RERA. This guide explains what UP RERA is, how to check a project, what to look for in the record, and what to do if a builder does not keep its promises.

What is UP RERA?

UP RERA is the Uttar Pradesh Real Estate Regulatory Authority. It was set up under the Real Estate (Regulation and Development) Act, 2016 (the RERA Act), a central law that every state applies through its own authority and rules. The UP rules came into effect on 27 October 2016.

The authority does three things that matter to a buyer:

• It registers real estate projects, so you can see who is building, what was approved and when it is due.
• It registers real estate agents.
• It hears complaints from buyers against promoters (builders) and agents.

Which projects must be registered?

Under Section 3 of the RERA Act, a project must be registered before it is advertised or sold if the land is more than 500 square metres or it has more than eight apartments. Very small projects below both limits are exempt, and so are projects that had a completion certificate before the Act came in.

A registered project gets a number that looks like UPRERAPRJ705722/01/2024. The promoter must show this number on every advertisement and brochure. If a builder or seller cannot give you a RERA number for a new project that clearly crosses the limits above, treat that as a serious warning sign.

How to check a project on UP RERA

1. Open the official UP RERA website, up-rera.in. Always type the address yourself rather than clicking a link sent to you.
2. Go to the registered projects section (at the time of writing it sits under “Important Links”, then “Registered Projects”).
3. Search by the project’s registration number, its name or the promoter’s name, then enter the captcha.
4. Open the result and read the project page carefully.

Menu names on government sites change from time to time. If you cannot find the section, search the site for “registered projects”.

What to check in the project record

• Promoter name. It should match the company named on your booking form and agreement, not just the brand on the hoarding.
• Project name and phase. Large townships register each phase separately. Make sure the tower or phase you are buying in is the one registered.
• Proposed completion date. This is the date the promoter has committed to. Compare it with the possession date the sales team gave you.
• Approved plans and land documents. Check that the number of floors and units matches what you are being sold.
• Quarterly progress updates. Promoters must upload progress during construction. Long gaps or missing updates deserve a question.
• Complaints and orders. If earlier buyers have complaints or orders against the project, read them.

Rights RERA gives you as a buyer

• Money is ring-fenced. The promoter must keep 70% of the money collected from buyers in a separate account and use it only for that project’s land and construction.
• Carpet area is the basis of sale. Flats must be sold on carpet area, not an inflated super built-up figure. Our guide to carpet area vs built-up area explains the difference.
• Interest or refund for delay. If possession is delayed beyond the agreed date, Section 18 lets you either withdraw and get a refund with interest, or stay and receive interest for every month of delay.
• Structural defects. For five years from possession, the promoter must fix structural defects and workmanship faults at no cost, generally within 30 days of being told.
• No change in plans without consent. The approved plans cannot be changed without the agreed consent of buyers.

How to file a complaint with UP RERA

1. On up-rera.in, open the Complaints menu and choose to register a complaint.
2. Decide whether you want to try conciliation with the builder first.
3. Answer the questions about any earlier RERA order or court case on the same matter.
4. Fill in the complaint form, attach your agreement, payment receipts and correspondence, and preview it.
5. Pay the complaint fee online (₹1,000 at the time of writing) and save the receipt.

You can track the complaint later with the complaint number under “Complaint Status”. Our general guide on how to file a RERA complaint covers what to prepare.

Checking an agent

Agents who sell RERA-registered projects in UP must also be registered. An agent’s number starts with UPRERAAGT. You can verify it on the same website before you share documents or money through an agent.

RERA-registered projects on Housepartner

Housepartner shows the project’s RERA number on listings where it is available, and does not promote new projects that lack one. A few Lucknow projects you can check yourself:

• Shalimar Pinnacle Gomti Nagar Lucknow (UPRERAPRJ705722/01/2024)
• Vidhi Estate Extension Sultanpur Road (UPRERAPRJ254556/02/2025)
• Ardia Neo Downtown Lucknow (UPRERAPRJ369783/09/2025)

Quick checklist before you pay

• Get the RERA number in writing and look it up yourself on up-rera.in.
• Match the promoter, phase and completion date with your booking form.
• Pay only into the account named in the agreement, never in cash.
• Read the builder-buyer agreement before signing. See our builder-buyer agreement guide.
• For resale property, also check the title documents. See how to verify property documents.

Frequently asked questions

This guide is general information, not legal advice. For a dispute, consult a lawyer familiar with RERA matters.