How to Check if a Property Agent Is RERA Registered
Quick answer: Ask the agent for their RERA registration number. Open your state's RERA website, go to the list or search page for registered real estate agents, and check that the name, number and validity match. Then check the project's own RERA registration on the same website. Under the RERA Act, agents must register with the state authority before helping sell units in registered projects, and must quote their registration number in every sale they facilitate.
Buying a home is the biggest purchase most families make. Before the Real Estate (Regulation and Development) Act, 2016 (RERA), buyers had little protection from misleading promises by builders and brokers. RERA changed that by requiring most new projects and the agents who sell them to register with a state regulator. Checking an agent's registration takes a few minutes and is one of the simplest ways to protect yourself.
1. What RERA requires from agents
- Registration: a real estate agent must register with the state RERA authority before facilitating the sale or purchase of any plot, apartment or building in a project that is registered under RERA.
- Registration number: the agent must quote this number in every sale they facilitate.
- Validity: registration is granted for a fixed period set by the state rules and must be renewed.
- Duties: agents must keep proper books and records, must not make false statements about a project, and must help buyers get the information and documents they are entitled to.
- Penalties: RERA authorities can impose penalties on agents who fail to register or break the rules.
Each state has its own RERA authority and website, and the exact rules, fees and validity period vary by state.
2. Step-by-step: checking an agent
- Ask for the number: a genuine agent shares it readily. It often appears on their visiting card, website, advertisements and letterhead.
- Open your state RERA website: search for "[your state] RERA" and make sure you are on the official government site.
- Find the agents section: look for menus like "Registered Agents", "Search Agent", "Agent Registration" or "Registrations" on the home page.
- Search: enter the registration number or the agent's name.
- Match the details:
- The name exactly matches the person or firm you are dealing with.
- The registration is valid today and has not expired.
- The address and contact details look consistent.
- For a firm, check the names of partners or directors.
- Save a screenshot with the date for your records.
If you are buying in a different state from where the agent is based, the agent needs registration in the state where the project is located.
3. Step-by-step: checking the project
The agent's registration is only half of the picture. Check the project too:
- Find the project's RERA registration number in advertisements, brochures and the allotment letter. Advertisements for registered projects are required to show it.
- Search for it in the "Registered Projects" section of the same state RERA website.
- Check the promoter (builder) name, project name and address.
- Look at the uploaded documents, which usually include:
- approved layout and building plans,
- land title or ownership documents,
- the declared completion date,
- quarterly progress updates on construction and bookings,
- any complaints or orders against the project.
- Compare what the brochure promises with what is registered. If the brochure shows a swimming pool and clubhouse that are not in the approved plans, ask questions.
4. Which projects need RERA registration?
Under the central Act, projects generally need to be registered unless they are small, such as where the land is up to 500 square metres or the number of apartments is up to eight, along with certain other exemptions. Ongoing projects that had not received a completion certificate when RERA came into force were also brought under it. States can set stricter rules. Resale of completed properties between individuals is typically outside project registration, but the agent's conduct and the documents still matter.
5. Red flags
| Red flag | What to do |
|---|---|
| Agent avoids sharing a RERA number | Do not proceed until you can verify registration |
| Registration has expired | Ask them to show proof of renewal on the portal |
| Project advertised without a RERA number | Check whether it is exempt; if not, be very careful |
| "Pre-launch" bookings before project registration | Risky; your money may not be protected |
| Pressure to pay a "booking amount" in cash | Pay only by traceable method to the builder's designated account |
| Promises not written in the agreement | Get every promise in writing |
6. What a good agent does for you
- Shows you only RERA-registered projects (or explains clearly why a project is exempt).
- Gives you copies or links of the approved plans and RERA page.
- Explains the payment plan, possession date and penalties for delay.
- Helps you check title documents for resale properties.
- Agrees the commission in writing before site visits.
- Gives a proper invoice for the commission, with GST if registered.
7. If something goes wrong
If an agent or builder breaks RERA rules, for example by misrepresenting a project or failing to deliver what was promised, you can file a complaint with the state RERA authority, usually online. Keep all brochures, messages, receipts, agreements and screenshots. For general consumer disputes, consumer commissions are another forum. Take advice from a lawyer for significant amounts.
8. Using PeopleList
On PeopleList, property agents' listings show a RERA badge only when our team has checked the registration on the official state website, along with the date of the check. Registrations can expire, so for a large purchase always check the state portal again yourself before paying any money.
9. Reading a project's RERA page like a pro
State RERA websites differ in design, but most project pages contain similar information. Here is what to look for and why:
| Section | What to check |
|---|---|
| Promoter details | Builder's name, past projects and any complaints. A builder with many delayed projects is a risk. |
| Project details | Number of towers, floors and units; check it matches the brochure. |
| Land documents | Who owns the land, and whether there is a development agreement with the landowner. |
| Approvals | Sanctioned plans and layout, commencement certificate. |
| Completion date | The date the builder has committed to; compare with what the agent promises. |
| Quarterly updates | Construction progress and units booked; long gaps or no progress are warning signs. |
| Bank account | Some states show the designated project account; under RERA a portion of buyers' money must be kept in a separate account for the project. |
| Complaints and orders | Any cases filed by buyers and their outcomes. |
10. Questions to ask an agent about any project
- What is the project's RERA registration number, and can you show me the RERA page?
- What is the RERA-registered completion date?
- Is the price quoted on carpet area? What is the exact carpet area of this unit?
- Which approvals are pending, if any?
- What are the payment milestones, and are they linked to construction stages?
- Which bank has approved home loans for this project?
- What are the charges beyond the base price: parking, club membership, maintenance deposit, GST, stamp duty?
- Has the builder delivered previous projects on time? Which ones can I visit?
A knowledgeable agent will answer most of these from documents, not from memory.
11. Carpet area: a key RERA change
Before RERA, prices were often quoted on "super built-up area", which includes a share of common areas and can be much larger than the space you actually use. RERA requires carpet area to be clearly stated, meaning the net usable floor area of the apartment, excluding external walls, service shafts, exclusive balconies or verandas and exclusive open terraces, but including internal partition walls. When comparing projects, compare the price per square foot of carpet area, not super built-up area.
12. If the agent is not registered
If you discover that an agent selling units in a registered project is not registered:
- Do not pay any money through them.
- Contact the builder directly and ask whether this person is an authorised channel partner.
- Consider informing the state RERA authority, which can act against unregistered agents.
- Choose a registered agent or deal directly with the builder.
13. Resale purchases: what changes
When buying a resale flat in a completed building, project registration is less central, but RERA pages of the original project can still show useful history. Focus on title documents, the occupancy certificate, society NOC and dues. Our separate guide on documents to check before buying property explains these in detail.
14. Builders and channel partners
Many builders sell through "channel partners", which are agents or agencies authorised to sell their projects. For RERA-registered projects, channel partners must also be registered as agents. Ask the builder's office for a list of authorised channel partners, and confirm that the agent you are dealing with is on it and registered with RERA. Pay booking amounts only to the builder's designated account, never to the agent.
15. Keeping records of what the agent tells you
Promises made verbally during site visits are hard to enforce. Protect yourself by:
- Asking the agent to confirm key points by email or message: price, carpet area, possession date, offers and inclusions.
- Keeping brochures, price sheets and screenshots of advertisements.
- Comparing all promises with the agreement for sale before signing.
If a project falls short of what was advertised, these records are useful in a RERA complaint.
16. A 5-minute RERA check routine
- Write down the agent's RERA number and the project's RERA number.
- Open the official state RERA website.
- Search the agent and save a screenshot showing a valid registration.
- Search the project and note the completion date and latest quarterly update.
- Look for complaints against the project or promoter.
Doing this before your first site visit saves time and filters out risky options early.
17. Common myths about RERA
- "RERA registration means the project will finish on time." Registration creates accountability and remedies, but delays still happen. Check the builder's track record.
- "Every property needs RERA." Small projects and many resale transactions fall outside project registration. Know which rules apply to your purchase.
- "RERA complaints take forever." Timelines vary by state, but many authorities have online complaint systems and have passed orders on refunds and delay compensation.
- "If the agent is registered, I don't need a lawyer." Registration does not replace a legal check of title and documents.
Understanding what RERA does and does not do helps you use it as one strong layer of protection among several.
Frequently asked questions
Do rental agents need RERA registration?
RERA's agent registration is focused on the sale and purchase of units in registered projects. Rental brokerage is generally governed by other local rules. Still, choose rental agents with a clear address, written commission terms and invoices.
Is an agent with RERA registration always trustworthy?
Registration shows the agent is accountable to a regulator, which is valuable. It does not guarantee advice quality, so still verify documents and compare options.
Can I check RERA without the internet?
The state RERA office can help, but the websites are the easiest way. Many also have helplines.
RERA rules differ by state and change over time. This guide is general information, not legal advice.
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