Buying a property for the first time, whether it's a flat, plot, or shop from a builder/developer, can be overwhelming due to the surrounding negativity and risks. Fear not, as RERA (Real Estate Regulatory Authority) has changed the game. Here's how RERA helps consumers at every step with this simple process.

1. Land Acquisition

• Steps:
  
  
  
  • Identify Land: Select a suitable location considering factors like connectivity, market demand, and future growth prospects.
  
  
  • Legal Due Diligence: Verify ownership, check for any encumbrances or disputes, and ensure compliance with zoning laws.
  
  
  • Purchase Agreement: Negotiate terms and conditions, and execute the sale deed.
  
  
  • Government Approvals: Obtain necessary approvals from local authorities, including land use conversion if required.
  
  
  
  


• RERA's Role: While RERA doesn't handle land acquisition directly, it ensures that the land is legally clear for development when the project is registered, providing you with peace of mind.

2. Planning and Design

• Steps:
  
  
  
  • Architectural Design: Detailed architectural plans, including layout, floor plans, and amenities.
  
  
  • Regulatory Approvals: Submit plans to local municipal authorities for approval, including environmental clearances.
  
  
  • Project Registration: Register the project with RERA, providing all necessary details such as land title, layout plans, and project timeline.
  
  
  
  


• RERA's Role: Ensures the project is registered and all necessary disclosures are made, promoting transparency and accountability, so you know exactly what you’re investing in.

3. Financing

• Steps:
  
  
  
  • Project Budgeting: Estimate total project costs, including land, construction, marketing, and contingencies.
  
  
  • Funding Sources: Secure financing through a mix of equity, debt, and pre-sales.
  
  
  • Financial Management: Implement robust financial controls to manage funds efficiently.
  
  
  
  


• RERA's Role: Ensures that funds collected from buyers are used solely for project development through strict compliance with escrow account regulations, protecting your investment.

4. Construction

• Steps:
  
  
  
  • Site Preparation: Clear the land, set up temporary facilities, and begin foundational work.
  
  
  • Construction Phase: Execute construction as per the approved plans, adhering to quality standards and timelines.
  
  
  • Quality Assurance: Regular inspections to ensure construction quality and safety standards.
  
  
  • Mid-term Approvals: Obtain necessary approvals during various construction phases (e.g., plinth checking, occupancy certificate).
  
  
  
  


• RERA's Role: Monitors project progress against the registered timelines and specifications. Ensures any deviations are justified and buyers are informed, keeping your future home on track.

5. Marketing and Sales

• Steps:
  
  
  
  • Marketing Strategy: Develop a marketing plan, including branding, advertising, and promotions.
  
  
  • Sales Process: Set up a sales team, create model apartments, and conduct site visits.
  
  
  • Customer Agreements: Draft and execute sales agreements with buyers, ensuring transparency about project timelines and specifications.
  
  
  
  


• RERA's Role: Ensures all marketing communications are honest and accurate. All details mentioned in advertisements and agreements should match the registered details with RERA, so you get what you’re promised.

6. Handover and Occupancy

• Steps:
  
  
  
  • Final Inspections: Conduct final inspections to ensure everything is as per the plan.
  
  
  • Occupancy Certificate: Obtain an occupancy certificate from the local authority.
  
  
  • Handover to Buyers: Provide possession to buyers along with necessary documents (e.g., title deed, maintenance manual).
  
  
  • Formation of Society: Help residents form a Resident Welfare Association (RWA) or society.
  
  
  
  


• RERA's Role: Ensures that possession is given on time and as per the promised specifications. Any delays or discrepancies can be addressed through RERA, ensuring your move-in is smooth.

7. Maintenance and Post-Construction Services

• Steps:
  
  
  
  • Maintenance Services: Provide maintenance for common areas, facilities, and infrastructure.
  
  
  • Rectify Defects: Address any construction defects reported by residents within the defect liability period.
  
  
  • Community Management: Assist the RWA in managing the property efficiently.
  
  
  
  


• RERA's Role: Ensures that the builder provides maintenance and addresses defects as per the agreed terms, keeping your living experience hassle-free.

8. Redevelopment (After 30 Years)

• Steps:
  
  
  
  • Feasibility Study: Conduct a feasibility study to assess the need for redevelopment.
  
  
  • Approval from Residents: Obtain consent from a majority of the residents.
  
  
  • Government Approvals: Secure necessary approvals from local authorities.
  
  
  • Reconstruction Planning: Develop new plans, arrange financing, and execute the redevelopment project.
  
  
  • Temporary Relocation: Arrange for temporary accommodation for residents during redevelopment.
  
  
  
  


• RERA's Role: Ensures that the redevelopment project is registered and follows all regulations, just like a new project. Ensures transparency and protection of residents' rights throughout the process, safeguarding your long-term investment.

Where RERA Helps:

1. Registration and Transparency: Ensures that projects are registered, and all necessary details are disclosed.


2. Monitoring Progress: Regularly monitors project progress to ensure adherence to timelines and specifications.


3. Escrow Accounts: Mandates the use of escrow accounts to ensure funds are used only for project-related expenses.


4. Handling Complaints: Provides a platform for buyers to file complaints and resolve disputes with developers.


5. Defect Liability: Ensures that builders rectify any structural defects reported by residents within five years of possession.


6. Enforcement of Regulations: Ensures compliance with all provisions of the RE(R&D) Act, providing penalties for non-compliance.

Filing a Complaint with RERA

If issues arise, such as poor quality of flats, failure to provide promised amenities, or exorbitant maintenance charges, individuals or groups of residents can file a complaint with their state RERA. Here are some examples of how these cases were handled:

• Example 1: A residential society filed a complaint regarding water seepage and poor construction quality. RERA directed the builder to undertake necessary repairs and provide compensation to affected residents.


• Example 2: Homebuyers complained about the delay in project completion. RERA imposed a penalty on the builder and ordered them to refund the buyers' money with interest.


• Example 3: Residents reported excessive maintenance charges. RERA reviewed the charges and mandated the builder to reduce them to a reasonable amount.

For a complete list of all complaints handled by Telangana State RERA, refer to the following links:

• Complete case of buyers against developer


• All cases in Telangana State

Don’t be afraid to assert your rights and ensure that your investment remains safe and secure.