Apartment Buying Checklist Bangalore 2026 — 50-Point Guide Before You Book

1 RERA Verification

RERA (Real Estate Regulatory Authority) is your first line of defence against fraudulent projects. Karnataka RERA is one of India's most active state authorities. Every project with more than 8 units or land exceeding 500 sq meters must be registered.

• Verify RERA registration number on the official Karnataka RERA portal (rera.karnataka.gov.in). Search by project name or registration number. If it's not listed, walk away.
• Check approved building plan on RERA portal — match the number of floors, units per floor, and total units with what the developer is marketing.
• Verify possession timeline listed on RERA. Compare the RERA-registered completion date with what the sales team promises. RERA date is the legally binding one.
• Check quarterly updates — RERA requires developers to upload quarterly progress reports. Consistent updates signal a serious developer; missing updates are a red flag.
• Confirm the promoter/developer name matches across RERA registration, sale agreement, and land title documents. Mismatched entity names can indicate shell company structures.
• Verify the sanctioned plan matches the model flat — the carpet area, balcony area, and layout should match the RERA-approved plan, not just the marketing brochure.

2 Builder Due Diligence

A project is only as reliable as its builder. Even RERA registration doesn't guarantee quality or timely delivery. Do your homework on the developer.

• Check builder's track record — How many projects have they completed? How many were delivered on time? Search for their other projects on RERA and check completion status.
• Visit a completed project by the same builder — talk to residents about construction quality, maintenance issues, water/power reliability, and whether the builder honoured commitments.
• Search for legal cases — Check consumer forums (consumerhelpline.gov.in), RERA complaints section, and Google for "[builder name] complaint" or "[builder name] delay". Patterns of complaints are a strong warning signal.
• Verify the builder's financial health — Is the company profitable? Do they have multiple ongoing projects stretching their finances? Thinly capitalised builders are more likely to delay or cut corners.
• Check if the builder is a member of CREDAI (Confederation of Real Estate Developers' Associations of India) or NAREDCO — while not a guarantee, membership indicates industry standing.
• Ask for a list of bank-approved projects — if major banks (SBI, HDFC, ICICI) have approved the project for home loans, they've already done their own due diligence on the builder and project legality.

3 Legal & Title Verification

This is the most critical stage. Hire an independent property lawyer (not the builder's lawyer) to verify these documents. Budget ₹10,000–25,000 for legal due diligence — it can save you crores in the long run.

• Title deed verification — Trace the chain of ownership for at least 30 years. Every transfer should be properly documented, stamped, and registered. Any break in the chain is a deal-breaker.
• Encumbrance Certificate (EC) — Obtain from the Sub-Registrar office for the last 30 years. An EC confirms the property is free of legal dues, mortgages, and pending litigation. No EC = no purchase.
• Land use conversion certificate — If the land was previously agricultural, verify it has been legally converted to residential use by the competent authority (DC office). Unconverted land is illegal for residential construction.
• Khata certificate and extract — Verify the property has an 'A-Khata' from BBMP (for properties within BBMP limits). B-Khata properties may have regularisation issues and difficulty getting home loans.
• Approved building plan — Verify the plan is approved by the relevant authority (BDA, BBMP, or BMRDA depending on location). Match the plan number with RERA records.
• Commencement Certificate (CC) — Confirms the builder has permission to start construction. Without this, the construction itself is unauthorised.
• NOCs from relevant departments — Fire department NOC, Airport Authority of India NOC (for height clearance near airports), environmental clearance (for projects above 20,000 sq meters), and pollution board clearance.
• Check for pending litigation — Your lawyer should search for any pending court cases related to the land or the developer in civil courts and the High Court database.

4 Sale Agreement Red Flags

The sale agreement is a legally binding contract. Read every clause — or better, have your lawyer review it before signing. Watch for these red flags:

• Carpet area vs super built-up area — RERA mandates that pricing must be based on carpet area (actual usable area within walls). If the builder quotes super built-up area, they're inflating the size by 25-40%. Insist on carpet area pricing.
• Delayed possession penalty — The agreement MUST include a penalty clause for delayed possession (RERA mandates this). The standard rate is SBI MCLR + 2% per annum on the amount paid. If there's no penalty clause or it's vague, negotiate before signing.
• Hidden charges — Get a written breakup of ALL charges: base price, GST (5% for under-construction, 1% for affordable housing under ₹45L), stamp duty, registration, parking, corpus fund, club membership, legal charges, infrastructure development charges. If the builder says "extra charges may apply", get specifics in writing.
• Payment schedule linked to construction — Payments should be linked to construction milestones (foundation, each slab, finishing, etc.), not arbitrary dates. This is a RERA requirement — 70% of buyer payments must go into a project escrow account.
• One-sided termination clause — Check if the builder can terminate the agreement for minor payment delays while you get no recourse for construction delays. The clause should be balanced.
• Specification list — The agreement should include a detailed specification list: flooring brand/type, bathroom fittings, electrical switches, paint quality, window type, kitchen platform material. Vague terms like "premium fittings" are meaningless — demand specific brands and models.
• Force majeure clause — This clause exempts the builder from penalties during extraordinary events (natural disasters, government orders). Watch for overly broad force majeure definitions that include market downturns, labour shortages, or material price increases — these are normal business risks, not force majeure.
• Maintenance charges — Check the per-sqft maintenance charge and what it covers. Some builders charge ₹3-5/sqft/month for basic maintenance, while others charge ₹8-12/sqft. Know what you're signing up for before the society takes over.

5 Financial Planning & Home Loan

Getting your finances right prevents nasty surprises down the line. Don't just check if you can afford the EMI — budget for the total cost of ownership.

• Calculate total cost, not just base price — Add stamp duty (2-5% tiered in Karnataka), registration (2%), GST (5% for under-construction), legal fees (₹10K-25K), home loan processing fee (0.25-1%), interior costs, and corpus deposit. Total additional costs are typically 10-15% above base price.
• Get home loan pre-approval before shortlisting — Know your exact loan eligibility before falling in love with a flat you can't afford. Pre-approval also strengthens your negotiating position with the builder.
• Check if the project is bank-approved — Major banks (SBI, HDFC Bank, ICICI, Axis) conduct their own due diligence before approving a project. Bank approval = independent legal and technical verification already done.
• Compare home loan rates from at least 3 banks — As of 2026, NRI rates start from 7.45% (ICICI) and resident rates from 8.25% onwards. Even a 0.25% difference saves lakhs over 20 years. Use online EMI calculators to compare.
• Understand GST implications — GST at 5% (without input tax credit) applies to under-construction properties. For affordable housing (under ₹45L), GST is 1%. Ready-to-move-in properties with Occupancy Certificate are GST-exempt. Factor this into your total budget.
• Check for PMAY (Pradhan Mantri Awas Yojana) eligibility — First-time buyers with household income under ₹18L/year can get interest subsidy of 3-6.5% on home loans under CLSS (Credit Linked Subsidy Scheme). Check eligibility at pmaymis.gov.in.
• Plan for EMI + maintenance + property tax — Monthly outflow isn't just EMI. Add society maintenance (₹3-12/sqft/month), property tax (varies by zone, typically ₹5,000-15,000/year for apartments), and insurance. Total monthly housing cost should not exceed 40% of take-home pay.

6 Site Visit Questions

A site visit is your chance to verify everything on paper matches reality. Don't get distracted by the model flat — focus on these critical observations:

• Ask: "What is the RERA number?" — If the sales team hesitates or doesn't know, that's a red flag. Cross-verify on the RERA portal before proceeding.
• Ask: "Is the price on carpet area or super built-up?" — RERA mandates carpet area pricing. If they quote super built-up, calculate the carpet area equivalent. A "1,500 sqft" apartment at 70% efficiency is actually 1,050 sqft of usable space.
• Ask: "What is the total cost including ALL charges?" — Get a written cost sheet with every line item: base price, GST, parking (covered/open), corpus fund, legal charges, club membership, infrastructure charges. Leave nothing verbal.
• Ask: "Which banks have approved this project?" — Bank approval means independent verification has been done. If no major bank has approved the project, ask why.
• Ask: "What is the penalty for delayed possession?" — RERA mandates a penalty. If the builder claims there's no penalty or offers a token amount, the agreement may not be RERA-compliant.
• Ask: "Can I visit a completed project by your company?" — Quality in the model flat is always perfect. Real quality shows in 3-5 year old delivered projects. Talk to existing residents about leakage, plumbing, electrical issues, and elevator reliability.
• Check the actual location, not the brochure map — Builders often show maps with misleading proximity claims. Open Google Maps on your phone and verify actual driving distance to the nearest metro station, school, hospital, and IT park.
• Visit at different times — Visit in the morning (traffic check), evening (noise check), and during rain (waterlogging check). A flat that seems perfect at 11 AM on a Sunday may be unliveable during Monday rush hour.

7 Possession & Handover

The handover is your last chance to flag issues before the builder's liability window narrows. Don't rush through it.

• Verify Occupancy Certificate (OC) — The builder must obtain an OC from the local authority confirming the building is fit for habitation. Without an OC, getting water/electricity connections is difficult, and your property may not be legally habitable. Never take possession without OC.
• Conduct a thorough snag inspection — Check: wall cracks, paint finish, tile alignment, tap/plumbing leaks, electrical switch functionality, door/window fitting, balcony waterproofing, bathroom slope (water should drain toward the outlet), and ventilation. Document everything in writing with photos.
• Match delivered specifications with agreement — Verify flooring brand/model, bathroom fittings, switch plates, kitchen platform material, window type, and paint quality against the specification list in your sale agreement. Any deviation should be flagged in writing before accepting possession.
• Get all original documents — Collect: registered sale deed, OC copy, CC copy, approved building plan, NOCs, tax paid receipts, and all warranty documents for lifts, generators, and water treatment systems.

8 Post-Purchase

After taking possession, complete these steps to protect your investment:

• Khata transfer and property tax registration — Apply for khata transfer at the BBMP office (SAS application). This transfers property tax records to your name. Also register for property tax payment — failing to pay can result in penalties.
• Utility connections — Transfer or apply for: BESCOM electricity connection, BWSSB water connection, and piped gas connection (if available). Keep builder-provided meter readings documented for handover.
• Home insurance — Insure your flat against fire, natural disasters, and structural damage. Annual premium is typically ₹2,000-5,000 for a ₹50L-1Cr flat. This is often overlooked but protects your largest asset.

9. Frequently Asked Questions