RERA Registration Online in India

RERA registration, commonly referred to as a RERA license, is the mandatory process for real estate promoters (builders and developers) and agents to register with their state's Real Estate Regulatory Authority (RERA). Promoters must complete this registration before they can advertise, market, book, or sell any property. This requirement comes from the Real Estate (Regulation and Development) Act, 2016. The Act aims to bring transparency, accountability, and financial discipline to the real estate sector while protecting homebuyers from delays and fund diversion.

Since each state and Union Territory runs its own authority, such as MahaRERA in Maharashtra or UP-RERA in Uttar Pradesh, registration is completed through the respective state RERA portal. Any promoter whose project exceeds 500 square meters and 8 units, and any agent dealing in registered projects, must obtain RERA registration to operate legally.

RERA registration mainly applies to promoters of qualifying real estate projects and real estate agents dealing in registered projects. The exact requirements can vary under the applicable state or UT RERA rules.

1. RERA Registration for Promoters

Promoters must register a real estate project with the applicable RERA authority before advertising, marketing, booking, selling, or offering it for sale. The requirement generally applies when the project exceeds the exemption threshold under Section 3 of the RERA Act.

A promoter can include a builder, developer, colonizer, contractor, development authority, or another person developing a building, apartments, or land for sale. Where a project is developed in phases, each phase is treated as a separate project for registration purposes.

2. RERA Registration for Real Estate Agents

Real estate agents must obtain RERA registration, often called a RERA license or agent license, before facilitating the sale or purchase of a plot, apartment, or building in a project registered under RERA. This requirement covers property dealers, brokers, and other intermediaries who negotiate or facilitate these transactions for a fee or other remuneration.

A registered agent must mention their RERA registration number in every sale transaction. They cannot facilitate the sale of a property in a project that requires RERA registration but is not registered.

When RERA Registration is Not Required?

Section 3(2) of the RERA Act provides exemptions from project registration in certain situations. These include:

• Small projects: Projects where the land area does not exceed 500 square meters or the number of apartments does not exceed eight, including all phases. However, the appropriate government can reduce these thresholds.
• Projects completed before RERA: Projects for which the promoter had received a completion certificate before the Act came into force.
• Certain renovation or redevelopment: Projects involving renovation, repair, or redevelopment that do not involve marketing, advertising, selling, or new allotment of an apartment, plot, or building.

State governments may prescribe different thresholds within the framework permitted by the Act. Therefore, promoters should check the rules of the relevant state RERA authority before treating a project as exempt.

RERA registration eligibility depends on whether you are registering a real estate project or acting as a real estate agent. For projects, Section 3 of the RERA Act sets the main registration requirements, subject to applicable state rules.

Key Eligibility Conditions

A promoter should check the following before applying for RERA project registration:

• Whether the project falls within the applicable registration threshold.
• Whether the project involves apartments, buildings, or plots offered for sale.
• Whether the project has the required land, title, approvals, and commencement documents.
• Whether separate registration applies to each project phase.
• Whether the relevant state has prescribed additional or different requirements.

The 500 sq. m. and eight-apartment thresholds should not be treated as universal state limits. The appropriate government can reduce these thresholds, and state authorities may issue rules or directions on how the exemption applies.

The documents required for RERA registration vary by applicant type and state. Promoters generally submit project, land, approval, and financial documents, while agents submit identity and business details.

Documents for Promoters

Promoters must provide documents that establish their identity, legal authority over the project, project approvals, financial details, and proposed development. Common RERA registration documents for promoters include:

Companies and LLPs may also need incorporation documents, constitutional documents, authorization documents, and details of their directors or partners. The exact RERA project registration documents depend on the applicable state authority.

Documents for Real Estate Agents

Real estate agents must submit documents that establish their identity, business structure, address, and registration details. Common RERA registration documents for agents include:

The exact RERA registration documents for real estate agents depend on the state and type of applicant. For example, UP-RERA requires additional details such as previous RERA registrations and certain business documents from agents.

The RERA registration process is largely state-specific and completed online through the respective state’s RERA portal. Whether you're a promoter or a real estate agent, the procedure follows a clear sequence from account creation to receiving your certificate as follows:

Step 1: Visit the State RERA Portal

Access the official RERA portal of the state or UT where your project or business operates, since each state runs its own authority. For example, promoters in Maharashtra register through MahaRERA (maharera.maharashtra.gov.in).

Step 2: Create an Account

Sign up as a new user by selecting your role and providing basic details to create login credentials:

• Choose your category as Promoter or Real Estate Agent.
• Provide your mobile number and email ID for verification.

Step 3: Fill the Application (Form A)

Log in and complete the application form (usually Form A for promoters), entering accurate details:

• Promoters enter project information, type (residential/commercial), size, location, land ownership, legal title, experience, financials, and timeline.
• Agents enter personal or company details, business address, and professional particulars.

Step 4: Upload the Required Documents

Attach all mandatory documents based on your applicant type, ensuring each file meets the portal's prescribed format and size limits.

Incomplete or invalid documents are the most common cause of delays.

Step 5: Pay the Registration Fee

Pay the applicable fee online through net banking, debit/credit card, or challan:

• Promoters pay a fee, usually based on the project's area.
• Agents pay a fixed fee that varies by state and entity type.

Step 6: Submit the Application

Review every field for accuracy and completeness, then submit the application. Note the acknowledgment or application number, which you'll use to track your status.

Step 7: Verification and Approval by the Authority

The RERA authority reviews your application and documents. If everything is correct, registration is usually granted within 30 days. Under Section 5 of the RERA Act, if no decision is given within this period, the project is automatically considered “deemed registered.”

Step 8: Receive Your Registration Certificate

On approval, you receive a unique RERA registration number, a registration certificate, and login credentials. The registration number follows a state-specific format and may include the state code, project type, district, year, and a serial number. Promoters must display this RERA number in all advertisements, brochures, and marketing materials.

The RERA registration process usually takes 30 days as per law. However, in practice, it may take 30 to 60 days depending on state rules, document completeness, and project complexity.

State-wise RERA registration fees vary because the RERA framework is implemented at the state level. Fees generally fall between ₹10,000 and ₹25,000, and corporate firm fees go up to ₹2,50,000 depending on where you register.

The tables below consolidate the major states so you can quickly locate your rate:

Project Registration Fees (Per Square Meter of Land Area)

Note: RERA fees are generally calculated based on land area, although some states, such as Tamil Nadu and Andhra Pradesh, use a different calculation basis. Separately, Section 2(k) of the RERA Act defines “carpet area” as the net usable floor area of an apartment, excluding external walls, service shafts, exclusive balconies or verandahs, and exclusive open terraces. Section 4 requires promoters to disclose the carpet area of apartments offered for sale.

Agent Registration Fees (Fixed)

Note: RERA registration fees are fixed by each state's own rules and are revised from time to time. Since authorities can change their rates or slabs with little notice, always confirm the current fee on your state's official RERA portal before applying.

RERA is implemented state-wise, and each state or Union Territory has its own regulatory authority and online portal where promoters and agents register. Since procedures, fees, and thresholds vary by state, you must apply through the portal of the state where your project or business operates.

Here are the major state RERA authorities:

How do RERA Rules Differ Across States?

RERA is implemented at the state level; the rules are not identical everywhere. Key differences include:

• Registration fees: Per-square-meter project fees and fixed agent fees vary widely by state.
• Fee calculation basis: Most states charge based on land area, while Tamil Nadu and Andhra Pradesh use built-up area.
• Registration thresholds: The central Act exempts projects where the land area does not exceed 500 square meters or the number of apartments does not exceed eight. Maharashtra has clarified that either condition can independently qualify a project for exemption.
• Agent validity and renewal: The five-year validity and renewal rules can differ slightly between states.
• Jurisdiction splits: Some states have multiple authorities, such as Haryana (Gurugram and Panchkula) and Uttar Pradesh (separate zones).

RERA uses standard forms at different stages of registration, compliance, and dispute resolution. These forms make the process consistent and help keep project and agent details clear and transparent.

Here's a complete list of the key RERA forms and what each is used for:

Note: These are the model forms prescribed under the central RERA Rules. Some states use slightly different form names or numbering, so always refer to your state RERA portal for the exact forms that apply to you.

RERA registration is not a one-time approval and comes with a validity period. Both projects and agents must renew or extend their registration before it expires to stay compliant and continue operations smoothly.

Validity for Promoters and Projects

A project’s RERA registration is valid for the completion timeline declared by the promoter at the time of registration, rather than a fixed number of years. Once this period ends, the registration must be extended to remain valid. Section 6 provides for extension in the following circumstances:

• Force majeure events: The authority may extend the project registration when force majeure events, such as floods, fires, earthquakes, or war, affect the regular development of the project.
• Other reasonable circumstances: The authority may extend the registration in reasonable circumstances, provided there is no default by the promoter. The extension must be based on the facts of the case and reasons recorded in writing, and the total extension cannot exceed one year in aggregate.

How to Extend a Project Registration?

• Apply through your state RERA portal before the current validity expires.
• Submit a justification letter, updated project timelines, and supporting documents.
• Pay the prescribed extension fee.
• The authority reviews and grants the extension if the reasons are genuine.

Validity for Real Estate Agents

An agent's registration is typically valid for five years, after which it must be renewed to continue operating legally.

How to Renew an Agent Registration?

• Log in to your state RERA portal and open the renewal application (Form J).
• Update your personal and business details.
• Upload the required documents, including proof of active business and your previous RERA certificate.
• Pay the prescribed renewal fee online.
• Download your renewed certificate (Form K) once approved.

Note: Project validity is tied to the declared completion date, with extensions only for valid reasons. This helps prevent delays and ensures timely delivery.

Disputes under RERA are first heard by the State RERA Authority, with appeals going to the Real Estate Appellate Tribunal. To enforce compliance, the Act prescribes strict penalties for promoters, agents, and buyers, which can include fines or imprisonment. Even after registration, promoters must file quarterly project updates on the RERA portal, and failure to do so can lead to penalties.

Penalties for Promoters

• Not registering a project: A penalty of up to 10% of the estimated project cost.
• Continued non-registration: If the violation continues despite orders, the promoter may face imprisonment of up to 3 years, an additional fine of up to 10% of the project cost, or both.
• Providing false information during registration: Giving incorrect or misleading details in the application can lead to a penalty of up to 5% of the estimated project cost.
• Violating other provisions of the Act: Not following RERA rules or authority directions can also result in a penalty of up to 5% of the estimated project cost.
• Not complying with Appellate Tribunal orders: Imprisonment of up to 3 years, a fine of up to 10% of the project cost, or both.

Penalties for Real Estate Agents

• Not registering as an agent: A penalty of ₹10,000 for each day the default continues, extending up to 5% of the cost of the property involved.
• Not complying with the authority's orders: A penalty for each day the default continues, which may cumulatively extend up to 5% of the estimated cost of the plot, apartment, or building involved.
• Not complying with Appellate Tribunal orders: Imprisonment of up to 1 year, a fine of up to 10% of the cost of the plot, apartment, or building involved.

Penalties for Buyers (Allottees)

• Not complying with the authority's orders: A penalty of up to 5% of the property cost.
• Not complying with Appellate Tribunal orders: Not complying with Appellate Tribunal orders: An allottee who fails to comply with an Appellate Tribunal order may be liable to a penalty of up to 10% of the plot, apartment, or building cost, as provided under Section 68 of RERA.

A RERA registration certificate is the official document issued by the respective State RERA authority once a project or agent is successfully registered. It serves as proof of compliance with the Real Estate (Regulation and Development) Act, 2016, and includes key details such as:

• Registration number
• Project or agent name
• Promoter information
• Validity period
• Address

How to Download the RERA Registration Certificate?

For promoters and agents:

• Log in to your account on your state's RERA portal.
• Go to a section like "My Registrations" or "My Applications."
• Locate your approved registration and download the certificate.

For homebuyers and investors:

• Most state portals allow open access to project details without a login.
• Use the project or agent search tool to view registration details.
• If a direct download isn't available, you can take a screenshot or request a copy from the developer.

How to Track Your RERA Application Status?

• Visit your state's official RERA portal.
• Open the "Application Status" or "Track Application" section.
• Enter your application number or the unique ID provided at submission.
• The portal displays the current status, such as "Under Scrutiny," "Approved," "Rejected," or "Clarification Required."

Buyers and investors can verify any project or agent on the relevant state RERA portal without logging in:

1. Open your state's RERA portal: For example, use MahaRERA portal for Maharashtra. MahaRERA provides online access to registered project and agent information.
2. Go to the "Registered Projects" or "Registered Agents" search.
3. Enter the RERA registration number, project name, promoter, or agent name.
4. Confirm the registration status, validity, promoter details, and approved project information.
5. Match the RERA number quoted in an advertisement or agreement with the details shown on the official portal before booking a property.

After RERA registration, promoters must continue to meet the compliance requirements prescribed under the RERA Act and applicable state rules. Key RERA compliance requirements after registration include:

• Update project details: Keep the required project information and progress details updated on the state RERA portal.
• Maintain a separate bank account: Deposit 70% of the amounts collected from allottees into the separate account and use the funds for the permitted land and construction costs.
• Provide project information: Make sanctioned plans, specifications, project timelines, and other required information available to allottees.
• Use the RERA registration number: Mention the registration number and required RERA details in project advertisements and promotional material.
• Follow approved plans: Do not make changes to sanctioned plans or project specifications except as permitted under RERA.
• Maintain financial records: Maintain the prescribed project accounts and complete the required audit and certification.
• Meet possession and handover obligations: Complete the project according to the applicable commitments and follow the requirements for possession, conveyance, and handover.

State RERA authorities may prescribe additional project updates, filings, and compliance requirements. Promoters should therefore follow the requirements of the relevant state RERA portal throughout the project lifecycle.