How to verify a RERA number means checking if a real estate project is officially registered with the Real Estate Regulatory Authority (RERA) under the RERA Act 2016. According to the RERA Act 2016, every project with land area over 500 sq m or eight or more apartments must be registered with the state RERA authority; failure to do so can result in penalties up to 10% of the project cost.
In 20 years of practice, I've seen buyers lose crores because they trusted a builder's word without verifying the RERA number. A client nearly booked a flat in a North Bangalore project last year. The builder showed a glossy brochure with a RERA number printed on it. A quick check on the Karnataka RERA website revealed that number belonged to a completely different project in Mysore. We saved that client from a disaster.
What is a RERA number and why does it matter before you buy?
A RERA number is a unique registration number assigned by the Real Estate Regulatory Authority to a residential or commercial real estate project. It means the builder has submitted all required documents – title deed, approved plans, land title clearances – and the authority has verified them. For you, the buyer, a valid RERA number means the project is legally compliant and the builder cannot change plans without your consent. It also gives you access to a dedicated grievance mechanism if delays or defects occur.
Under the RERA Act 2016, Section 3, any project meeting the threshold must be registered. If it isn't, the builder cannot advertise, sell, or even accept a booking amount. Yet many builders still take advances without registration. That's why you must verify the number yourself.
How do you verify a RERA number in Bangalore?
Verifying a RERA number in Bangalore is straightforward. You do it on the Karnataka RERA official website – rera.karnataka.gov.in. Here's the step-by-step process I recommend to every client:
- Go to the Karnataka RERA website.
- Click on 'Registered Projects' under the 'Project' tab.
- Enter the RERA number exactly as shown in the builder's brochure or agreement. It usually looks like PR/KA/123456/2025.
- Click 'Search'.
If the number is valid, the page will show project details – promoter name, project address, number of units, completion timeline, and quarterly updates. If it shows 'No records found', that RERA number is fake. Stop all payments immediately.
I also tell clients to check the 'Quarterly Report' tab on the same page. Builders must upload project progress every three months. If no reports are filed for over a year, that's a red flag – the project might be stalled or the builder is non-compliant.
What documents do you need to verify a RERA number?
You don't need any documents to verify the number online – just the RERA number from the builder. But once you find the project on the RERA website, you can download important documents that the builder has uploaded. These include:
- Approved building plan – shows the exact layout and dimensions.
- Title deed – proves the builder owns the land.
- Encumbrance certificate – shows if there are any loans or mortgages on the property.
- Completion timeline – the promised date of possession.
I always advise clients to cross-check these documents with what the builder shows you in their office. In one case, the approved plan on RERA had a different floor count than the brochure. The builder was trying to add extra floors illegally. The RERA documents caught it.
How long does a RERA number verification take?
The online verification itself takes less than 5 minutes. But a thorough verification – downloading the project documents and comparing them with the builder's promises – can take an hour or two. If you hire a property lawyer to do a full due-diligence check, it might take 2 to 3 days because they also verify the title, encumbrance, khata, and other records. At Legal Brigade, we usually turn around a complete title and RERA verification in 48 to 72 hours, and urgent checks the same day if needed.
What happens if you skip RERA number verification?
I've seen three common problems when buyers skip this step:
- Fake RERA numbers – builders print a random number. You pay an advance, and later find the project isn't registered at all.
- Wrong project details – the RERA number belongs to a different project. You might buy in a project that has no legal approvals.
- Missing quarterly updates – even if the number is genuine, if the builder hasn't filed progress reports, the project could be stuck. You won't get possession on time.
In a case I handled last year, a family paid 30 lakh as booking amount for an apartment in Electronic City. The builder's RERA number was genuine, but the quarterly reports showed zero progress for 18 months. The builder had diverted funds. The family could only recover part of their money after a long RERA complaint process. If they had checked the reports before paying, they would have avoided the loss.
How much does property title verification cost in Bangalore in 2026?
Professional title verification, including RERA number check, typically costs between Rs 5,000 and Rs 15,000 for a single property in Bangalore, depending on the complexity. At Legal Brigade, we charge a flat, upfront fee – no hidden costs. DIY verification is free, but it only catches surface-level issues. A lawyer-led check digs deeper into title chain, encumbrances, khata, and pending litigation. For the price of a dinner out, you can save yourself from a lifetime of legal headaches.
Comparison: Self-Verification vs Lawyer-Led Due Diligence
| Aspect | Self-Verification | Lawyer-Led Due Diligence |
|---|---|---|
| Cost | Free (time only) | Rs 5,000 - Rs 15,000 one-time |
| Time | 30 minutes to 2 hours | 2 to 3 days (same-day urgent available) |
| What's checked | RERA number, basic online search | RERA, title deed, mother deed, EC, khata, taxation, litigation, zoning, approvals |
| Risk of missing issues | High – you won't spot hidden mortgages, fake documents, or title disputes | Low – experienced lawyer catches 90%+ of red flags |
| Legal protection | None | Lawyer's opinion can be used in court if something is missed |
Takeaway: Self-verification is better than nothing, but a professional check is worth the small fee for the protection it gives you.
What other checks should you do along with RERA verification?
RERA number is just one piece of the puzzle. Here are other checks I recommend to every buyer:
- Encumbrance certificate (EC) – shows if the property has any loans or mortgages. Get it from the sub-registrar office for the last 15 years.
- Khata certificate – proves the property is recorded with the BBMP or gram panchayat. An A khata means legal status; B khata means it's not fully approved.
- Title deed chain – examine the last 30 years of sale deeds to ensure clear ownership.
- Approved building plan – cross-check with the RERA plan and the actual construction.
- Tax paid receipts – ensure property tax is up to date.
How do you check the encumbrance certificate in Bangalore?
You can get an EC from the Karnataka Kaveri online portal or from the sub-registrar office where the property is registered. Search with the property's survey number or deed number. A clear EC shows no pending loans or legal dues. Any entry – even a mortgage that's been paid off but not released – can block your registration.
What is the difference between A khata and B khata?
A khata means the property has all approvals from the BBMP – layout, building plan, occupancy. You can get a bank loan and sell easily. B khata is a temporary record for properties that lack full approvals. Banks usually won't lend, and resale is difficult. Always insist on an A khata before buying.
How long does a full property due-diligence check take?
A comprehensive check – RERA, EC, khata, title deed, and litigation search – typically takes 2 to 5 days for a Bangalore property. At Legal Brigade, we aim for 48 to 72 hours for standard cases. Urgent checks can be done within 24 hours if you bring all documents. The time depends on how quickly the sub-registrar office or Kaveri portal responds, and whether the property has complex title issues.
Can I do property verification myself or do I need a lawyer?
You can do basic checks yourself – RERA number, online EC, khata status. But a lawyer adds value by interpreting the documents, spotting inconsistencies, and verifying authenticity. In 20 years, I've seen buyers miss subtle title defects that a trained eye catches. For example, a sale deed that mentions a right of way but doesn't specify the width – that can cause disputes later. A lawyer will flag it. If you're comfortable with risk and your budget is tight, DIY is okay. But for most buyers, a lawyer's due diligence is a small price for peace of mind.
Frequently Asked Questions
How much does property title verification cost in Bangalore?
Professional title verification typically costs between Rs 5,000 and Rs 15,000, depending on the property's complexity and the lawyer's experience. At Legal Brigade, we charge a flat fee with no hidden charges. It's a one-time investment that can save you from losing your entire savings on a disputed property.
How long does a property due-diligence check take?
A full due-diligence check usually takes 2 to 5 days. At Legal Brigade, we aim to return a complete title opinion within 48 to 72 hours. For urgent cases, we can often deliver within 24 hours if you provide all documents promptly.
Can I verify a RERA number for free?
Yes, the Karnataka RERA website allows free public search of registered projects. You don't need to pay anything to check if a number is valid. But a free check only tells you the number exists. A professional verification includes cross-referencing the RERA documents with other property records, which is not free.
What if the RERA number is not found on the website?
If the number is not found, it's likely fake or the project is not registered. Stop all payments immediately and consult a property lawyer. In some cases, the builder may have applied for registration but it's still pending – ask for the application number and verify with the RERA office.
What is the penalty for a builder who sells without RERA registration?
Under Section 59 of the RERA Act, a builder who sells or advertises an unregistered project can be fined up to 10% of the project cost, and may face imprisonment. But recovering your money from such a builder can be difficult. Prevention – by verifying the RERA number – is far better than cure.
Does RERA apply to all properties in Bangalore?
RERA applies to projects with land area over 500 sq m or eight or more apartments. Individual houses, plots in approved layouts, and small projects below the threshold are not required to register. But even if RERA doesn't apply, you should still verify title and approvals through other means.
What documents should I ask the builder for before booking?
Ask for: RERA registration certificate, approved building plan, title deed, encumbrance certificate, khata certificate, tax paid receipts, and the builder's track record. A trustworthy builder will provide these without hesitation. If they are evasive, walk away.
If you've got a token advance riding on a deadline, don't gamble on it. At Legal Brigade we usually turn a full title check around in two to three days at a flat, upfront fee – send us the documents and we'll tell you exactly where you stand. We help homebuyers in Bangalore verify RERA numbers and complete due diligence quickly and affordably. You can reach us through our website: book a free property consultation.
Written by Advocate Raghavendra S C, a Bangalore-based property lawyer with 20+ years of practice in property title verification, due diligence, registration, and civil litigation across Karnataka courts and sub-registrar offices. For a property title check or due-diligence opinion in Bangalore, contact Legal Brigade at legalbrigade.co.in.