Questions to Ask a Builder Before Booking a Flat

Booking an under-construction flat is a bet on a builder's ability to finish what they have drawn. The site office is designed to make that bet feel safe: the scale model, the show flat, the "only four units left on this floor". The right questions to ask a builder before booking a flat cut through all of that and tell you whether the project is approved, funded, on schedule and honestly priced. Ask them in order, ask for the document behind each answer, and watch how the sales team reacts. Evasion is information.

Approvals and RERA

Is the project registered under RERA, and what is the registration number for this tower? Do not take the number from the brochure. Open the state RERA portal yourself, search the project, and confirm the tower and phase you are booking in are covered. Registration is phase-wise, and a "registered project" can have an unregistered later phase. Read the disclosed completion date and the complaints section while you are there. Our plain-language guide to what RERA is and how it protects home buyers explains what each field means.

Does the builder own the land, or is it a joint development? Ask to see the title document or the registered development agreement with the landowner. In a joint development, confirm your unit falls in the builder's share, not the landowner's share.

Which approvals are in hand today? Sanctioned building plan, change of land use, environmental clearance (for larger projects), fire NOC, airport height NOC where relevant. Ask for copies. "Applied for" is not "approved".

Is the project mortgaged to a bank, and will I get an NOC for my unit? Most projects are. That is normal. What matters is that the lender gives a no-objection for your specific unit at the time of the agreement, so your flat is not encumbered by the builder's loan.

Money

What exactly is included in the quoted price? Get a written cost sheet listing basic sale price, preferential location charges, parking, club membership, power backup, external development charges, infrastructure charges, GST, and the maintenance deposit. The "per sq ft rate" on the hoarding is usually half the story. Check whether the area basis is carpet or super built-up; our carpet area explainer shows how to compare fairly.

What is the payment plan, and what triggers each instalment? Construction-linked plans tie payments to slabs; ask who certifies that a slab is complete. Be cautious with heavily discounted "subvention" schemes where you pay EMIs only after possession; understand who bears the interest if possession is delayed.

What are the charges for delay on my side, and what do you pay for delay on yours? RERA expects these to be at the same rate. If the agreement charges you 18 percent and pays you 6, that is a red flag and possibly non-compliant.

What is the cancellation and refund policy? Read the application form's forfeiture clause before paying the booking amount. Get the refund timeline in writing.

Will GST apply, and at what rate? Rates differ for affordable and other housing and have changed over time; ask for the applicable rate in writing and check it against the current rules.

Construction and timeline

What is the RERA-declared completion date, and how many extensions have been taken? Compare the date on the portal with what the sales team says. A large gap tells you something.

What is the current stage of construction, and can I see it? Walk the actual tower, not just the show flat. Count the slabs cast. Ask to see the last three months' progress photos.

What is the specification sheet? Brand and grade of flooring, sanitaryware, electrical fittings, kitchen counter, doors and windows, paint. "Premium fittings" is not a specification; "vitrified tiles 600x600, ISI-marked wiring, branded CP fittings of X make or equivalent" is. Get it annexed to the agreement.

Which other projects have you delivered, and when? Visit one. Talk to the RWA. Ask residents whether possession was on time and whether the specifications matched.

Handover and after

What is the process and timeline for possession? Occupancy certificate first, then possession. Be wary of "fit-out possession" offered before the OC; you cannot legally occupy, and banks may not release the final tranche.

Who will maintain the society, for how long, and at what charge? Builder-run maintenance for the first year or two is common. Ask the per-sq-ft charge, what it covers, and when the RWA is formed and handed over.

What is the defect liability period? RERA requires builders to fix structural and workmanship defects reported within five years of possession. Ask how defects are logged and handled.

When is the conveyance deed of common areas executed in favour of the association? This is the step many builders delay for years. Get the commitment in writing.

Exit

Can I transfer or resell the booking before possession, and what is the transfer fee? Builders charge a fee per sq ft or a percentage; some prohibit transfer for a lock-in period. Know this before you book, not when life changes.

What happens if I cannot get a home loan? Ask whether the booking amount is refundable if a named bank rejects your loan, and get it in the agreement.

The document checklist to carry home

Before you pay anything beyond a token, you should have copies of:

1. RERA registration certificate for the phase
2. Title document or joint development agreement
3. Sanctioned plan showing your unit, with carpet area marked
4. Approvals list with copies
5. Full cost sheet and payment plan
6. Draft agreement for sale (the RERA model agreement, with any deviations highlighted)
7. Specification sheet
8. Bank NOC format for your unit
9. Cancellation and refund terms

If a builder will not share the draft agreement before booking, do not book.

How to read the sales team's answers

Three patterns to watch for:

• "Everything is approved, sir, no issue." Ask for the copy. If it exists, they will show it.
• "This offer is only till tonight." Real offers survive until tomorrow. Take the cost sheet home.
• "The agreement is standard, everyone signs it." The RERA model agreement is standard; builder additions are where the risk sits. Have a lawyer read the draft, and pay them for an hour, which is trivial against the price of a flat.

For agents: answer these before buyers ask

If you are an agent selling a builder's inventory, the buyers who ask these questions are your best prospects, because they are serious and have done the reading. Put the RERA number, completion date, cost sheet summary and specification highlights on the project's page alongside the brochure PDF, so the buyer arrives at the site visit already reassured. A property page on My Property Pages can hold the brochure, a walkthrough video and all of this in one place, and you can see an example agent page to get a sense of the layout.

Frequently asked questions

What is the single most important thing to check before booking with a builder?

The project's RERA registration. Look it up on the state RERA portal yourself, read the disclosed completion date, approvals and complaints, and confirm the tower and unit you are booking are covered by that registration.

How much should I pay as a booking amount?

RERA limits what a builder can take before signing the agreement for sale, typically up to 10 percent of the cost. Pay by bank transfer against a receipt, and insist on the agreement being executed before any further payment.

Can I get my booking amount back if I change my mind?

It depends on the terms in the application form and the agreement, and state RERA rules may cap the forfeiture. Read the cancellation clause before you pay, and get the refund timeline in writing.