Buyer guide · Pune · MahaRERA
RERA full form in real estate: complete explanation for home buyers
By Property Engineer · Updated 6 Nov 2026
RERA full form: Real Estate (Regulation and Development) Act, 2016. The word “RERA” is also used for the Real Estate Regulatory Authority, the state body that enforces this law. In Maharashtra, that body is MahaRERA.
In simple words, RERA is the law that protects home buyers. It makes builders register their projects, tell the truth in their ads, keep buyers’ money safe and hand over homes on time. If they fail, buyers can complain and get their money back with interest.
If you are buying a flat in Pune, Wakad, Hinjewadi or anywhere in Maharashtra, this guide explains everything you need to know about RERA in plain English, and shows you how to use it to protect your money.
| Quick fact | Answer |
|---|---|
| RERA full form | Real Estate (Regulation and Development) Act, 2016 |
| Authority full form | Real Estate Regulatory Authority |
| Passed by Parliament | March 2016 |
| Fully in force | 1 May 2017 |
| Authority in Maharashtra | MahaRERA (Maharashtra Real Estate Regulatory Authority) |
| Official website | maharera.maharashtra.gov.in |
| Who it protects | Home buyers, plot buyers and commercial property buyers |
What is RERA?
RERA is a central law passed by Parliament in March 2016 to bring order and honesty to the property market. Some sections started on 1 May 2016, and the full Act came into force on 1 May 2017. Since then, every state must have its own Real Estate Regulatory Authority to enforce it. The Act creates three things:
01
A Regulatory Authority in each state
It registers projects and agents, keeps project details public, and hears complaints. In Maharashtra this is MahaRERA, set up in 2017 and among the first in India.
02
An Adjudicating Officer
This officer decides how much compensation a buyer should get.
03
A Real Estate Appellate Tribunal
If you or the builder are unhappy with a RERA order, you can appeal here.
Why it matters in Pune
By its seventh anniversary in 2024, MahaRERA had registered 50,162 housing projects, more than 35% of all RERA projects in India. Pune led the state with 12,788 projects. So almost every new project you see in Wakad, Hinjewadi, Tathawade or Baner comes with a MahaRERA number you can check.
Pune has about 1 in 4 MahaRERA projects
By 2024 MahaRERA had registered 50,162 housing projects, over 35% of all RERA projects in India. Pune led the state with 12,788, about 25.5% (our calculation).
View the data table
| Area | Registered projects |
|---|---|
| Pune | 12,788 |
| Rest of Maharashtra | 37,374 |
| Maharashtra total | 50,162 |
Source: Construction World, MahaRERA seventh anniversary, 2024
Only 63% of registered agents are still active
By May 2025, 50,673 agents had registered with MahaRERA, but only 31,980 were active. The other 18,693 were deregistered, mostly for not completing training or renewal. Always check your broker's number.
View the data table
| Status | Agents |
|---|---|
| Active | 31,980 |
| Deregistered | 18,693 |
| Registered in total | 50,673 |
Source: Construction World, May 2025. Share is our calculation.
Why was RERA needed?
Before 2017, buyers carried almost all the risk. There was no single rule book, and complaints went to consumer courts or civil courts that took years. RERA was written to fix each of these problems:
| Before RERA | What went wrong | The RERA fix |
|---|---|---|
| Delays with no penalty | Possession promised in 3 years often took 7 or 8, while buyers paid EMIs and rent together. | Refund or monthly interest for delay (Section 18) |
| Money moved to other projects | Builders used one project's money to buy land or start another, so the first project stalled. | 70% of receipts ring-fenced (Section 4) |
| Confusing area figures | Flats were sold on super built-up area, which included lifts, lobbies and even the clubhouse. | Price on carpet area only (Section 2(k)) |
| Plan changes without consent | Extra floors or changed layouts were added after booking. | Changes need your consent (Section 14) |
| One-sided agreements | Buyers paid heavy interest for late payment and got little for builder delay. | Same interest rate both ways (Section 2(za)) |
| Unregistered brokers | Anyone could act as an agent, with no rules and no accountability. | Agents must register (Section 9) |
The key rules of RERA, explained simply
RERA works through a short list of strict rules. Each one closes a gap that used to hurt buyers.
Where your money is protected
Two RERA limits on every rupee you pay a builder.
Section 4: 70% goes into a separate project account
Ring-fenced money can only pay for that project's land and construction, with each withdrawal certified by an engineer, an architect and a CA.
Section 13: at most 10% before the registered agreement
RERA and MahaRERA timeline
Mar 2016
RERA passed by Parliament
1 May 2016
First sections come into force
1 May 2017
Full Act in force; MahaRERA set up
2024
MahaRERA passes 50,000 registered projects; Pune leads with 12,788
Apr 2025
Every ad must show the MahaRERA number and a QR code
May 2025
50,673 agents registered, 31,980 active
Aug 2025
Complainants can choose a physical or online hearing
Nov 2025
Compensation must be paid within 60 days of the order
Section 3
No registration, no sale
A builder cannot advertise, book or sell a flat in a covered project until it is registered with RERA.
Section 4(2)(l)(D)
70% of your money is ring-fenced
70% of what buyers pay goes into a separate bank account. It can only be used for that project's land and construction, and each withdrawal must be certified by an engineer, an architect and a CA.
Sections 2(k) and 4
Price on carpet area only
You pay for the usable floor area inside your flat, including internal walls. Balconies, lobbies, lifts and the clubhouse are not added to it.
Section 13
Maximum 10% advance
The builder cannot take more than 10% of the flat price before signing a registered agreement for sale.
Section 14
No plan changes without consent
The approved plan cannot be changed without your consent. Major changes to the building need two-thirds of buyers to agree.
Section 14(3)
5 years of defect cover
If a structural defect or poor workmanship shows up within 5 years of possession, the builder must fix it free within 30 days.
Section 18
Delay means refund or interest
If possession is late, you can leave the project with a full refund plus interest, or stay and get interest for every month of delay.
Section 2(za)
Same interest for both sides
The interest rate a builder charges you for late payment is the same rate the builder pays you for late possession.
Section 12
Honest ads
Every ad must show the RERA number. If you suffer a loss because of false claims in an ad or brochure, you can claim compensation.
Section 11
Regular progress updates
Builders must update the project status on the RERA website every quarter, so you can track construction.
Sections 11 and 17
Handover to the society
The builder must help form the society and transfer the title to it, as required by law.
MahaRERA’s extra rules for Maharashtra
Since April 2025, every property ad must show the MahaRERA number and a QR code that opens the project page. The number must be printed at least as large as the contact details, and the penalty for breaking this rule is up to ₹50,000. Maharashtra also uses a standard model agreement for sale, so key buyer protections cannot be removed from your agreement.
Which projects and agents must register?
Any project on more than 500 sq m of land or with more than 8 flats must be registered. This covers residential, commercial and plotted projects. Projects that were still under construction when RERA started also had to register. Large projects built in phases register each phase separately.
Must register
- Land above 500 sq m, or more than 8 flats
- Residential, commercial and plotted projects
- Projects still under construction when RERA began
- Each phase of a phased project
- Redevelopment that sells new units to outside buyers
Does not need to register
- Land of 500 sq m or less with 8 flats or fewer
- Projects with a completion certificate before RERA started
- Repair, renovation or redevelopment with no new flats sold to outside buyers
Agents must register too. Under Section 9, a real estate agent or broker cannot sell flats in a RERA project without their own RERA registration number. In Maharashtra, agents must also pass a MahaRERA competency exam. Always ask your broker for their MahaRERA agent number and check it on the MahaRERA website. An unregistered agent can be fined up to ₹10,000 per day under Section 62.
Your rights and duties as a buyer
Section 19 of RERA lists what a buyer is entitled to and what a buyer must do. Knowing both keeps you protected and keeps your case strong if something goes wrong.
Your rights
- See the approved building plans, layout plan and specifications before you buy.
- Know the construction timeline, stage by stage, including when water, electricity and drainage will be ready.
- Get possession of your flat on the date written in the agreement.
- Get a full refund with interest, plus compensation, if the builder cannot deliver as promised.
- Receive all documents and plans of the building after possession, including the occupancy certificate (OC).
- Get the title transferred to your society, and get structural defects fixed free for 5 years.
Your duties
- Pay your instalments on time, as per the agreement.
- Pay interest if you pay late, at the same rate the builder would pay you for delay.
- Help form the housing society or association.
- Take possession within 2 months of the OC being issued.
- Pay your share of registration charges, maintenance and property taxes.
Delay interest estimator (Section 18)
If you stay in the project, the builder owes interest for every month of delay on the amount you have paid. In Maharashtra the rate is SBI's highest MCLR plus 2%.
- Interest rate
- 11.00%
- Owed per month
- ₹45,833
- Owed over 12 months
- ₹5.5 L
Illustration only, using simple interest. The 9% MCLR is an example: enter the current SBI highest MCLR. The order decides the actual amount.
How to check a project on MahaRERA in 5 minutes
You can check any Pune project for free, without creating an account. Do this before you pay a booking amount.
- 01
Go to the official site, maharera.maharashtra.gov.in, and open Registered Projects.
- 02
Search by the MahaRERA number printed on the ad (it looks like P52100XXXXXX for Pune), by project name, by promoter name or by district.
- 03
Open the project page and confirm the promoter name matches the builder you are dealing with.
- 04
Check the status. It should say registered and active, not lapsed, expired or revoked.
- 05
Note the proposed completion date. This is the date the builder is legally bound to.
- 06
Open Uploaded Documents to see the approved plans, commencement certificate, title report and quarterly progress reports.
- 07
Look at the booking status to see how many flats are sold, and check the litigation details for any court cases.
- 08
Check your broker too: open Registered Agents and search their name or MahaRERA agent number.
Red flags
- No MahaRERA number on the ad
- A promoter name that does not match the brand
- A lapsed registration
- Quarterly updates missing for months
- A completion date already extended more than once
MahaRERA Pune office: 109 to 113, First Floor, Sayajirao Gaikwad Udyog Bhavan, Aundh, Pune 411007. Toll-free helpline: 1800-210-3770. For a step-by-step walkthrough of the litigation tab, see our MahaRERA litigation guide.
How to file a complaint with MahaRERA
If your builder delays possession, changes the plan, refuses a refund or delivers poor quality, you can complain online. You do not need a lawyer, although one can help in complex cases.
Step 1
Send a written notice
Write to the builder first and keep a copy. It shows you tried to settle the issue.
Step 2
Register as a complainant
Sign up on the MahaRERA portal with your mobile number and email.
Step 3
Fill in the form
Enter the project's MahaRERA number and choose the issue: delay, refund, defects or false promises.
Step 4
Upload documents
Agreement for sale, allotment letter, payment receipts, demand letters and your emails or letters with the builder.
Step 5
Pay the filing fee
Usually reported as ₹5,000 for an individual buyer. Check the current amount on the portal before paying.
Step 6
Attend the hearing
Since August 2025 you can choose a physical or an online hearing.
Conciliation Forum
MahaRERA runs a Conciliation Forum where buyers and builders can settle disputes through talks. It is often faster than a full hearing.
Not happy with the order?
Either side can appeal to the Maharashtra Real Estate Appellate Tribunal within 60 days.
Getting paid after you win
Since November 2025, a builder must pay compensation within 60 days of the order. If they don’t, you can file a non-compliance application, which MahaRERA hears within four weeks. MahaRERA can then order the builder to disclose assets, issue a recovery warrant to the District Collector, or send the case to civil court, where the builder can face up to three months in jail.
Penalties under RERA
RERA backs its rules with fines and jail terms, set as a share of the project cost.
Maximum RERA penalties, as a share of project cost
Selling without registering (Section 59) or ignoring a Tribunal order (Section 64) can cost up to 10% of the project cost, and can carry jail. Other breaches go up to 5%.
View the data table
| Section | Violation | Penalty |
|---|---|---|
| S.59 | Sells or advertises without registering | Up to 10% of project cost; if it continues, up to 3 years in jail, a further 10%, or both |
| S.60 | False information while registering | Up to 5% of project cost |
| S.61 | Breaks any other RERA rule | Up to 5% of project cost |
| S.62 | Agent works without registration | ₹10,000 per day, up to 5% of the property price |
| S.63 | Ignores an order of the Authority | Daily penalty, up to 5% of project cost |
| S.64 | Ignores an order of the Appellate Tribunal | Up to 10% of project cost, up to 3 years in jail, or both |
Source: Real Estate (Regulation and Development) Act, 2016, Sections 59 to 64
Check before you book a flat
Use this list at the site visit and before you pay anything. Tick each item as you confirm it.
RERA checklist before you book
0/10 checked
Common RERA myths
Myth: "RERA approved" means the project is safe and will finish on time.
Fact: RERA registration means the builder has filed details and follows the rules. It is not a guarantee of quality or timing. You still need to check the builder's track record.
Myth: RERA only covers new projects.
Fact: Projects still under construction in 2017 had to register too. Completed projects with an OC before RERA are outside it.
Myth: A small 6-flat building must also be registered.
Fact: Projects on 500 sq m or less with 8 flats or fewer do not need registration. Be extra careful with these, because RERA protection does not apply.
Myth: I need a lawyer to file a RERA complaint.
Fact: You can file online yourself. A lawyer helps in complex cases but is not required.
Myth: RERA protects only the buyer.
Fact: RERA also sets duties for buyers, such as paying on time and taking possession within 2 months of the OC.
Myth: Builders can quote on super built-up area.
Fact: Under RERA, flats must be sold on carpet area.
Frequently asked questions about RERA
- What is the full form of RERA in real estate?
- RERA stands for the Real Estate (Regulation and Development) Act, 2016. It also refers to the Real Estate Regulatory Authority that enforces the Act in each state.
- What is the difference between RERA and MahaRERA?
- RERA is the central law that applies across India. MahaRERA is the Maharashtra authority that applies this law to projects and agents in the state, including Pune and PCMC.
- What is a RERA number?
- It is the unique registration number given to a project or agent. In Maharashtra, project numbers start with "P", and Pune projects usually start with P521. Always check it on the MahaRERA website before you pay.
- What is carpet area under RERA?
- Carpet area is the usable floor area inside your flat, including internal walls. It does not include external walls, service shafts, exclusive balconies or the open terrace.
- How much interest do I get if possession is delayed in Maharashtra?
- Under the Maharashtra RERA rules, the delay interest is SBI's highest marginal cost of lending rate (MCLR) plus 2%. The builder charges you the same rate if you pay late.
- Does RERA cover resale flats?
- RERA mainly covers sales by builders. A resale between two owners is not regulated by RERA, but checking the building's original RERA and OC details is still a smart step.
- Can I cancel my booking and get a refund under RERA?
- If the builder fails to deliver on time or breaks the agreement, you can withdraw and claim a full refund with interest. If you cancel for your own reasons, the cancellation terms in your agreement for sale apply.
- How long does a MahaRERA complaint take?
- The Act asks RERA to decide complaints quickly, usually within 60 days, but real cases often take longer. Using the Conciliation Forum can be faster.
- Which projects and agents must register with RERA?
- Any project on more than 500 sq m of land or with more than 8 flats must register, and large projects register phase by phase. Agents need their own RERA number under Section 9, and in Maharashtra must also pass a MahaRERA competency exam.
Buy with confidence in Pune
RERA gives you strong rights, but only if you check the details before you sign. At Property Engineer, we verify every project’s MahaRERA registration, approvals, carpet area and builder track record before we recommend it, across Wakad, Hinjewadi, Tathawade, Punawale and the rest of Pune West.
Sources
- MahaRERA official website
- Construction World: MahaRERA crosses 50,000 housing projects
- Construction World: MahaRERA hits 50,000 agent registrations
- Angel One: MahaRERA's 2025 directives
- PuneNow: New MahaRERA guidelines on 60-day compensation
- HomeFirst: MahaRERA complete guide
This article is for general information only and is not legal advice. Rules and fees can change, so please confirm current details on the MahaRERA website or with a legal professional. Browse Pune projects we have analysed.