Published: 8th June, 2026
Last Edited: 8th June, 2026
Someone just showed you a beautiful 2 BHK in Goregaon. The sample flat looks good. The builder seems confident. The broker says three other buyers are interested.
Then they ask for a booking amount.
Before you transfer a single rupee, there is one thing you need to do. It takes five minutes. It costs nothing. And it has protected thousands of Mumbai buyers from paying crores for projects that had no legal right to take their money in the first place.
Check the MahaRERA registration.
This guide tells you exactly how — step by step, using a live Goregaon project as the walkthrough example — and what to do if the check reveals something you weren’t expecting.
What is MahaRERA and what does it actually protect you from?
- MahaRERA is Maharashtra’s implementation of the Real Estate (Regulation and Development) Act, 2016 — it regulates all real estate projects, agents, and allottees in Maharashtra, including Mumbai, Pune, Nashik, Thane, Aurangabad, and all other districts. IndexTap
- Legal accountability: registered developers are legally bound to deliver on time and as promised. Houssed
- Fund protection: developers must deposit 70% of all collected funds in a dedicated escrow account — your money cannot be used for a different project. Houssed
- Transparency: project details, approvals, layout, carpet area, and completion timeline are all publicly disclosed on the portal. Houssed
- Grievance redressal: buyers can file complaints directly with MahaRERA for delays, defects, or misrepresentation. Houssed
The escrow account requirement is the most financially significant protection.
Before RERA, builders routinely used money collected from buyers in Project A to fund construction in Project B. Buyers had no legal mechanism to stop this — and thousands lost crores when projects stalled mid-construction. The escrow rule ring-fences your payment to your specific project.
Without RERA registration, none of these protections apply. You are simply an unsecured creditor with a booking receipt.
(Source: The Propertist)
Which projects must be registered on MahaRERA — does yours qualify?
- Under the Real Estate (Regulation and Development) Act 2016, all residential and commercial projects above 500 sq mt of land or with more than 8 apartments must be registered with MahaRERA before any marketing or sales activity begins. Houssed
- This covers every new residential project and under-construction project in Goregaon East and West — no exceptions for smaller or boutique developments above the threshold.
- Booking before registration is explicitly illegal — any advance payment collected before MahaRERA registration is against the law. IndexTap
- Ready-to-move flats with an Occupancy Certificate are exempt from active registration requirements — but the building’s original RERA compliance history can still be verified.
- Each phase of a large township project must be individually registered — a builder showing Phase 1 registration when you are buying in Phase 3 is showing you the wrong certificate.
If a builder tells you their project is “small” or “exempt” and cannot produce a RERA registration number, verify that claim on the portal yourself before proceeding.
A project that genuinely qualifies for exemption will have a clear explanation. A builder who deflects or pressures you to trust them instead of checking is giving you the most important signal the due diligence process can produce.
(Source: Bajaj Finserv Markets)
How do you check RERA registration on MahaRERA — step by step?
- Visit the official portal at maharera.maharashtra.gov.in — this is the only legitimate government portal.
- The default language is often Marathi — change to English from the top menu or the corner before navigating. Business News Week
- On the MahaRERA homepage, locate the “Home Buyers” tab at the top. Click it to reveal a list of options. Choose “Registered Projects” from the list. Goregaonprojects
- Enter the project name, developer name, or RERA number in the search fields. Press Search. Business News Week
- Click on the project name in the results to open its full registration details page.
- This page shows the developer name, project status, registration number, date of completion, and carpet area — the core facts you need to verify before any payment. Business News Week
Do not rely on links sent by the builder or broker — always type the URL directly into your browser.
The search works across all three identifiers: the project name, the developer’s name, or the RERA registration number itself. If you have already been given a RERA number, searching by that is the fastest verification. If you have only the project name, use that — and verify that the developer name in the results matches the builder you are dealing with.
(Source: Rera Easy)
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- Check MahaRERA Registration
What should you actually read on the MahaRERA project page?
Finding the project on the portal is step one. Reading the details page correctly is where the real due diligence happens.
- Registration status: Must read “Active.” If it reads “Lapsed” or “Revoked,” the builder has lost legal authority to sell — stop immediately.
- Possession date: This is the legally committed delivery date. A date already passed on an unfinished building means the builder is in default and you can file a complaint.
- Registered carpet area: Compare this against what the builder’s brochure says. The RERA-registered number is the legal number. Any discrepancy requires a written explanation from the builder before signing anything.
- Number of units vs units booked: This tells you how many flats exist and how many are sold. A project presented as a “new launch” showing 95% units already booked is misrepresenting its availability.
- Compliance history: Click on “View Details” to check the builder’s history — including whether they have received penalties, delays, or non-compliance orders on previous projects. Business News Week
- Document section: The portal lists the project’s Commencement Certificate and other statutory approvals. A project with missing approvals is not fully legally cleared to build.
Every one of these six checks takes under two minutes on the portal. Together, they tell you whether the project is legally compliant, whether the builder has a clean track record, and whether what you’re being told in the sales office matches what the government has on record.
A real walkthrough — checking Agarwal Oak, Goregaon East
Let’s run the actual check on one of the most actively discussed new projects in Goregaon East — Origin Claremont in Gokuldham Colony.
Step 1: Go to maharera.maharashtra.gov.in. Switch to English.
Step 2: Click “Home Buyers” → “Registered Projects.”
Step 3: In the search box, type “Agarwal Oak” or “RERA Registration Number” and Press Search.
Step 4: The results show the matching project. Click the project name to open the details page.
What you verify on the details page:
The RERA registration number appears in the format P51900XXXXXX — the “P” denotes Project, “51900” is Maharashtra’s state code, followed by a unique 6-digit identifier. Always ask the developer or agent for this number before signing any booking form — a legitimate builder will have it immediately available. Houssed
You then cross-check five things:
Does the developer name on the portal match the entity you’re signing with? Does the registered carpet area for a 3 BHK match the 1,216 sq ft figure the sales team quoted? Is the possession date aligned with what the broker told you? Is the registration status Active? Does the builder’s compliance history show a clean record on previous projects?
If all five match — proceed to the next stage of your due diligence. If any one doesn’t match — ask the builder for a written explanation before proceeding. Not a verbal reassurance. A written explanation.
How do you check if a builder’s RERA registration has lapsed?
- The MahaRERA portal maintains a dedicated “Lapsed Projects” section under the Registration tab — listing all projects whose registration has expired without renewal. Quora
- A lapsed registration means the builder did not renew after the possession deadline passed — it could be administrative failure or a symptom of project distress.
- There is also a separate “Registration Revoked / Ab initio void” section for projects where MahaRERA has actively cancelled registration due to serious non-compliance or fraud. Quora
- Some projects are temporarily in “Abeyance” status — blocked or suspended for non-compliance — which is a different but equally serious flag. Business News Week
- Do not rely on the builder or broker’s word on registration status — check the portal directly, every time.
A lapsed registration is not automatically fatal — builders can apply for renewal and continue legally after renewal is granted. But a lapsed registration that has not been renewed means the builder is selling without current legal authority.
Buying in such a project removes your RERA protections entirely. Any money you’ve paid becomes an unsecured claim rather than a protected escrow deposit.
(Source: Brickplot)
How do you verify if your broker is RERA registered — and why does it matter?
- Under RERA, all real estate agents must also be individually registered. On the MahaRERA portal, click ‘Search Agent Registration’ and enter the agent’s name or registration number. Houssed
- An unregistered agent cannot legally facilitate property transactions in Maharashtra — this is an important red flag. Houssed
- Always ask your broker for their MahaRERA agent registration number at the first meeting — before they show you any properties.
- A registered agent has professional accountability and can face regulatory action if they misrepresent a project.
- An unregistered broker has no formal accountability under RERA — any misrepresentation leaves you with limited legal recourse specifically against them.
Most reputable brokers in Goregaon are RERA registered and will provide their number without hesitation.
If a broker becomes evasive when you ask for their registration number, that evasiveness is its own form of due diligence result.
What are the red flags that should make you stop immediately?
- “RERA applied” is not RERA registered. Only a confirmed, active registration number visible on the portal counts as legal RERA registration. Do not pay a booking amount until the number is live and verifiable. IndexTap
- Booking before registration is illegal. Any advance payment collected before MahaRERA registration is against the law. If a builder asks for token money before showing you their registration certificate, refuse. IndexTap
- Phase confusion in large projects. Large township projects are registered phase by phase. Verify that the specific phase or wing you are buying in is registered — not just the parent project. IndexTap
- Urgency pressure before you’ve done due diligence. Any builder or broker who creates urgency before you’ve checked the RERA portal is using pressure to prevent the most basic buyer protection step. That pressure is itself a warning.
- Builder offering to reduce agreement value. This reduces your stamp duty on paper but creates a deficit stamp duty liability in your name — and since January 2026, the penalty for this is ₹1 lakh plus interest. The risk is entirely yours, not the builder’s.
For the stamp duty implications of undervalued agreements: Stamp Duty in Mumbai 2026 — Exactly How Much Will You Pay?
How do you file a MahaRERA complaint if the builder is already defaulting?
- A complaint must be submitted online through the MahaRERA portal. The Maharashtra Real Estate Rules, 2017 specify Form A as the complaint format. Once the complainant’s login is generated, Form A is made available. Keystonerealestateadvisory
- Visit maharera.maharashtra.gov.in, click on ‘Complaints Redressal’, select ‘Make A Complaint’, fill in complainant and builder details, upload supporting documents, and pay the filing fee.
- The filing fee for a complaint against a builder in Maharashtra is ₹5,000, payable via NEFT, RTGS, or digital transaction. Avalon Residency
- After filing, you receive a complaint number for tracking. MahaRERA notifies the builder and schedules a hearing. Property Pistol
- If found in violation, the builder can face a fine of up to 10% of the project cost. If you are not satisfied with MahaRERA’s decision, you can appeal to the RERA Appellate Tribunal within 60 days, and further to the High Court within 60 days of the Tribunal’s decision. Avalon Residency
Valid grounds for a MahaRERA complaint include: possession delayed beyond the registered date, carpet area delivered is less than RERA-registered area, promised amenities not delivered, money collected before RERA registration, and structural defects reported within 5 years of possession.
MahaRERA also maintains a Conciliation Forum — a faster, less adversarial route for disputes where both parties are willing to negotiate. On the first date of hearing, if both parties consent, the complaint may be transferred to the Conciliation Forum. Keystonerealestateadvisory
The Conciliation Forum route resolves disputes significantly faster than the formal adjudication process and is worth requesting if the builder is cooperative.
(Source: MahaRERA official portal)
What does RERA not protect you from — being honest about the limits?
- Market risk. If property prices fall after you buy, RERA provides no compensation.
- Minor quality disputes. Construction quality issues below a specific threshold are harder to pursue under RERA — civil court may be more appropriate.
- Builder insolvency. The 70% escrow requirement significantly reduces this risk, but does not guarantee full recovery if a builder becomes insolvent mid-project.
- Completed resale buildings. If you’re buying a resale flat in a fully completed building, the original RERA registration has typically expired. Your protection there relies on the sale deed, OC verification, and legal due diligence.
- Verbal promises. RERA protects what is in the registered agreement — not what the sales agent said during the site visit. If an amenity or specification matters to you, get it in the agreement in writing.
For the complete pre-purchase checklist that covers everything beyond RERA: What to Check Before Signing a Builder Agreement in Mumbai
For how GST interacts with RERA-registered under-construction projects: GST on Under Construction Flats in Mumbai 2026
Closing
The MahaRERA check is the single most powerful five-minute action available to any property buyer in Maharashtra.
It is free. It is public. It reveals the builder’s legal authority to sell, their compliance history, the registered carpet area, and the committed possession date — all before you pay anything.
Everything else in property due diligence — the society visit, the home loan, the stamp duty calculation — comes after this step. Not before.
If the builder is legitimate, the check will confirm it in seconds. If they’re not, five minutes on the portal will save you from a mistake that takes years and lakhs to undo.
Explore More
Guides that go alongside this one — for buyers doing their complete due diligence before committing:
- How to Buy a Flat in Mumbai for the First Time — A Step-by-Step Guide That Doesn’t Confuse You →
- What to Check Before Signing a Builder Agreement in Mumbai →
- Stamp Duty in Mumbai 2026 — Exactly How Much Will You Pay? →
- GST on Under Construction Flats in Mumbai 2026 — The Clear Explanation →
- Home Loan Eligibility in Mumbai — How Much Can You Actually Borrow? →
- 2 BHK Flats in Goregaon West — Prices, Localities, and Everything a Buyer Needs to Know →
- 2 BHK Flats in Goregaon East — Localities, Prices, and What to Expect →
- Property Rates in Goregaon West 2026 — Every Locality, Every Price Point →
- Property Rates in Goregaon East 2026 — Locality-by-Locality Breakdown →
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People also ask about RERA registration in Maharashtra
What is the MahaRERA registration number format for Mumbai projects?
A MahaRERA registration number follows the format P51900XXXXXX for projects in Mumbai. The “P” stands for Project, “51900” is Maharashtra’s state code, followed by a unique 6-digit identifier. Always ask the developer or agent for this number before signing any booking form or paying any amount. If they cannot provide it immediately, either the project is not yet registered or the registration is not currently active. Houssed
Is MahaRERA registration mandatory for all projects in Maharashtra?
Yes. Under the Real Estate (Regulation and Development) Act 2016, all residential and commercial projects above 500 sq mt of land or with more than 8 apartments must be registered with MahaRERA before any marketing or sales activity. This applies to every new and under-construction project in Mumbai, including Goregaon, Malad, Kandivali, and all other suburbs. Projects that are fully completed with an Occupancy Certificate are exempt from active registration but their historical compliance can still be verified. Houssed
What happens if I buy a flat in an unregistered project in Maharashtra?
You lose all RERA protections — the escrow fund protection, the legally enforceable possession date, the carpet area guarantee, and the grievance redressal mechanism. Your only legal recourse becomes civil court, which is slower and significantly more expensive than MahaRERA proceedings. Any advance payment collected before MahaRERA registration is explicitly illegal under the Act. If this has already happened to you, consult a property lawyer immediately. IndexTap
Can I check a builder’s past compliance history on MahaRERA?
Yes — click on “View Details” on any project’s registration page to check the developer’s full history, including penalties received, delays on previous projects, and whether any earlier registrations have lapsed or been revoked. A builder with multiple lapsed registrations on older projects is a material risk signal for any new project they are currently selling. This check takes under two minutes and is one of the most valuable steps in the process. Business News Week
What is the difference between a lapsed and a revoked MahaRERA registration?
A lapsed registration means the builder did not renew their registration after the possession deadline passed — it could be administrative failure or a sign of project distress. A revoked registration means MahaRERA has actively cancelled the project’s registration — typically for serious non-compliance or fraud. Both statuses are listed in dedicated sections on the MahaRERA portal under the Registration tab. A revoked registration is more serious — it means regulatory action has already been taken against this specific project or builder. Quora
How much does it cost to file a RERA complaint against a builder in Maharashtra?
The filing fee for a complaint against a builder in Maharashtra is ₹5,000, payable via NEFT, RTGS, or digital transaction mode. If you are not satisfied with MahaRERA’s decision, you can appeal to the RERA Appellate Tribunal within 60 days, and further to the High Court within 60 days of the Tribunal’s decision. A MahaRERA Conciliation Forum option is also available for faster resolution if both parties agree to negotiate. Avalon Residency
What can I actually file a complaint about with MahaRERA?
Valid grounds include: possession delayed beyond the registered date, actual carpet area delivered is less than the registered area, promised amenities not delivered, money collected before RERA registration, structural defects within 5 years of possession, false promises in advertisements or brochures, excessive charges beyond the agreed price, and non-disclosure of important project details. If found in violation, a builder can face a fine of up to 10% of the project cost. Navimumbaihouses | Avalon Residency
How do I verify if my real estate agent is RERA registered in Maharashtra?
On the MahaRERA portal at maharera.maharashtra.gov.in, click “Search Agent Registration” and enter the agent’s name or registration number. An unregistered agent cannot legally facilitate property transactions in Maharashtra. Always ask your broker for their MahaRERA agent registration number at the first meeting — before they show you any properties. A legitimate, professional broker will provide it without hesitation. Houssed
What is the MahaRERA Conciliation Forum and is it better than filing a formal complaint?
The MahaRERA Conciliation Forum is a faster, less adversarial dispute resolution route available when both buyer and builder agree to negotiate. On the first date of a formal complaint hearing, if both parties consent, the complaint can be transferred to the Conciliation Forum. For disputes where the builder is willing to engage constructively — such as possession delays rather than outright fraud — the Conciliation Forum typically resolves matters faster than formal adjudication. It is worth requesting at the first hearing if the builder is cooperative. Keystonerealestateadvisory
Does RERA apply to resale flats in completed buildings in Maharashtra?
Not directly — completed buildings with an Occupancy Certificate are exempt from active RERA registration. The original RERA protections during construction no longer apply to a completed building. For resale transactions, your protection comes from the registered sale deed, Occupancy Certificate verification, clear title check, and society NOC. You can still verify the building’s original RERA registration history on the portal to check whether the original project was compliant — but the formal protections are those of property law and civil court, not RERA’s grievance mechanism.
If a builder says their project is “RERA applied,” can I trust that?
No — “RERA applied” means only that an application has been submitted. It provides no legal protection whatsoever. Only an active, confirmed registration number visible on the MahaRERA portal constitutes legal RERA registration. Do not pay any booking amount, token money, or advance until the registration number is live and verifiable on the portal. The words “RERA applied” from a builder are not a substitute for an actual registration number. IndexTap
What is the MahaRERA escrow rule and how does it protect my money?
Under RERA, developers must deposit 70% of all funds collected from buyers into a dedicated escrow account for that specific project. The money in this account can only be used for construction and land costs for your project — it cannot be transferred to another project or used for the developer’s general expenses. This directly prevents the pre-RERA practice of builders using money from Project A buyers to fund Project B construction. The escrow rule is monitored by MahaRERA and is one of the most financially significant protections the Act provides to buyers. Houssed
Sources
- MahaRERA Official Portal — https://maharera.maharashtra.gov.in/complaint-filing-under-registered-project — Complaint filing process, Form A format, and Conciliation Forum guidance
- MahaRERA Official Portal — https://maharera.maharashtra.gov.in/guidance-complainants — Lapsed projects, revoked registrations, and abeyance project lists
- The Propertist — https://thepropertist.com/blog/maharera-how-to-check-rera-registration-in-maharashra-435 — MahaRERA registration number format and step-by-step portal walkthrough
- Brickplot — https://brickplot.com/guides/rera-maharashtra-guide — Booking before registration being illegal, phase-by-phase registration rules, and red flags
- Rera Easy — https://reraeasy.com/how-to-check-rera-registration-number-a-step-by-step-guide/ — Step-by-step MahaRERA project search process
- Deminfra — https://deminfra.com/how-to-check-rera-registered-projects-in-mumbai.php — MahaRERA portal language settings and project search navigation
- Bajaj Finserv Markets — https://www.bajajfinservmarkets.in/resources/rera/maharera-rera-maharashtra — MahaRERA overview, escrow account rules, and buyer protections
- RERA Filing — https://rerafiling.com/rera-article-detail.php/451/how-can-buyers-file-complaints-against-builders-in-maha-rera — Filing fee ₹5,000, payment methods, and appeals process
- Advocate Pooja — https://advocatepooja.com/filing-of-complaint-under-real-estate-regulatory-authority-rera/ — Grounds for complaint, hearing process, and Supreme Court judgements on buyer rights
- Rera Easy — https://reraeasy.com — Project registration eligibility threshold (500 sq mt / 8 apartments)