The single most consequential decision in an under-construction purchase isn't the unit — it's the builder. A good unit from an unreliable developer is still a bad purchase. Work through this before you pay anything beyond a refundable token amount.

1

RERA registration — verified directly, not taken on trust

Go to rera.rajasthan.gov.in yourself and search the project, not the builder's brochure claim. Confirm: the registration is active (not expired or revoked), the promoter name on RERA matches the entity you'd actually be paying, and the sanctioned unit count and layout match what's being sold to you.

2

Delivery track record on past projects

Ask for a list of the builder's completed projects and visit at least one in person. Talk to current residents, not just the developer's staff, about whether the actual handover date matched what buyers were originally promised, and whether the delivered unit matched the sample flat.

3

Litigation, consumer complaints, and RERA disputes

Search the builder's legal name (not just the brand name) alongside terms like "RERA complaint," "consumer court," "delayed possession," and "NCLT" or "insolvency." A single old complaint isn't automatically disqualifying — a pattern of unresolved buyer disputes is.

4

Underlying land title

Confirm the developer holds clear title to the project land — outright ownership, or a documented joint-development/collaboration agreement with the actual landowner — rather than an informal arrangement. A project built on disputed or unclear land title carries risk that survives even a completed, RERA-registered project.

5

Approvals beyond RERA

RERA registration alone doesn't confirm every approval is in place. Separately ask for the sanctioned building plan from the local development authority, environmental clearance where applicable (typically for larger projects), and fire department NOC status.

6

Financial structure of your payments

Under RERA, buyer payments for a registered project are meant to flow through a designated escrow account, with a defined share released only against actual construction progress. Ask the builder directly how your payment is structured and whether it complies with this — a builder unwilling to answer clearly is a signal worth weighing seriously.

7

Who you're actually contracting with

Confirm the exact legal entity name on the Agreement for Sale — sometimes different from the marketing brand name, and sometimes a special-purpose entity set up for one project rather than the parent company's balance sheet. This matters if something later goes wrong and you need legal recourse.

8

Construction pace versus the promised timeline

For an under-construction project, compare the RERA-declared completion date against the visible pace of construction on your own site visits. A project that looks meaningfully behind its declared schedule deserves a direct, specific question about the revised timeline — not a general reassurance.

9

What happens if the project stalls

Ask what recourse exists if the project is delayed or halted — RERA's compensation/refund provisions, and whether the specific agreement you're signing includes any additional buyer protections. Read this clause before signing, not after a delay has already happened.

A builder with nothing to hide will generally engage constructively with these questions. Repeated deflection, "just trust us," or pressure to sign and pay before you've had time to verify independently is itself useful information — treat it as a data point, not an inconvenience to push past.

The honest bottom line

None of this replaces a lawyer reviewing your specific Agreement for Sale before you sign. What this checklist does is make sure you're asking the right questions early enough that a lawyer's review — and your own decision to proceed or walk away — is based on real information rather than brochure claims.