RERA State-Wise Guide 2026 — Compare Rules, Portals, Escrow Norms & Buyer Rights Across India
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✅ Follow Our WhatsApp ChannelRERA State-Wise Guide 2026 — Compare Rules, Portals, Escrow Norms & Buyer Rights Across India
One reference for every state and UT RERA authority in India — official portals, project registration, escrow requirements, complaint and appeal process, and what’s actually different (and what isn’t) state to state.
⚡ Quick Answer — Google AI & Search Overview
Every Indian state and Union Territory has its own Real Estate Regulatory Authority (RERA) operating under the central Real Estate (Regulation and Development) Act, 2016. Core rules are uniform nationwide — projects over 500 sq. m or 8 apartments must register (Section 3), 70% of buyer funds must sit in a project-specific escrow account (Section 4(2)(l)(D)), and buyers can claim refund or compensation for delays (Section 18). What differs by state is the authority’s name, official portal, registration and complaint fees, appeal tribunal, and local rules under each state’s own RERA Rules notified under Section 84. As of September 2025, the Ministry of Housing & Urban Affairs also operates a Unified National RERA Portal (rera.mohua.gov.in) aggregating project data from state portals into one searchable interface.
Sources: Real Estate (Regulation and Development) Act, 2016 (Sections 3, 4, 18, 43, 59); Ministry of Housing & Urban Affairs; state RERA official portals; Unified National RERA Portal launch coverage. Full bibliography at the end.
📋 Table of Contents
- What Is RERA? History & Objectives
- Why Every State Has Its Own RERA
- Common Rules Under the Central Act (Same in Every State)
- The Complete State-Wise RERA Authority & Portal Directory
- The New Unified National RERA Portal
- Deep-Dive: Punjab, Haryana, Chandigarh & Major State RERAs
- State-Wise Complaint & Appeal Fees — What’s Confirmed
- Escrow, Advance Payment & Agreement for Sale Rules
- Project Registration Timeline & Process Flow
- Buyer Rights Under RERA
- Builder Responsibilities & Registration Process
- Agent Registration Rules
- How to File a Complaint (State by State)
- How to Verify Any Project, Builder or Agent
- How NRIs & Investors Use RERA
- Defect Liability, Refunds & Force Majeure
- Common Mistakes to Avoid
- Frequently Asked Questions
- Glossary of Terms
- Related Guides
- Bibliography & Official Sources
- Get a Free Personalised Roadmap
What Is RERA? History & Objectives
The Act was passed by Parliament in 2016 and came into force in phases, with most substantive provisions effective from 1 May 2017. It requires every state and UT to notify its own RERA Rules under Section 84 of the Act and establish a Real Estate Regulatory Authority and a Real Estate Appellate Tribunal. The stated objectives are: standardising disclosure of project information, ring-fencing buyer funds through mandatory escrow, enforcing sale on carpet-area basis, and creating a fast, dedicated adjudication mechanism separate from the general court system.
Why Every State Has Its Own RERA
This is the single biggest source of confusion for buyers, agents, and investors operating across more than one state — the Section 3, 4, and 18 protections are identical everywhere, but the portal you use, the fee you pay to file a complaint, and which bench hears your appeal depends entirely on where the project is located.
Common Rules Under the Central Act (Same in Every State)
| Provision | Rule | Section |
|---|---|---|
| Mandatory project registration | Land area over 500 sq. m or more than 8 apartments (including all phases) must be registered before advertising or selling | Section 3(1), 3(2)(a) |
| Escrow requirement | Minimum 70% of amounts collected from buyers must be deposited in a separate project-specific escrow account, usable only for that project’s construction and land cost | Section 4(2)(l)(D) |
| Disclosure obligations | Promoters must disclose project layout, land title, timelines, and approvals, and update progress regularly on the state portal | Section 4 |
| Sale on carpet area | Units must be sold and priced based on carpet area, not super built-up/saleable area | Section 2(k), RERA Rules |
| Right to refund/compensation on delay | Buyers can claim refund with interest, or compensation, if possession is delayed beyond the agreed date | Section 18 |
| Agent registration | Real estate agents must register with the state RERA before facilitating transactions | Section 9 |
| Appellate Tribunal | Every state must constitute a Real Estate Appellate Tribunal to hear appeals against Authority orders | Section 43 |
| Registration penalty (unregistered project) | Up to 10% of estimated project cost; continued violation can attract imprisonment up to 3 years and/or further fine | Section 59(1), 59(2) |
| Agent penalty | Up to ₹10,000 per day of continuing violation, subject to a cap set by rules | Section 62 |
| Defect liability | Promoter liable to rectify structural defects for 5 years from the date of possession | Section 14(3) |
Quick Fact
Because these provisions sit in the central Act, no state RERA can legally water them down — a state can add stricter local rules or procedural detail (fee amounts, forms, timelines), but cannot reduce the 70% escrow floor or remove the Section 18 refund right.
The Complete State-Wise RERA Authority & Portal Directory
| State / UT | Authority | Official Portal | Status |
|---|---|---|---|
| Andhra Pradesh | AP RERA | rera.ap.gov.in | Operational |
| Arunachal Pradesh | Arunachal Pradesh RERA | Not independently confirmed — check MoHUA state directory | Not specified in official notification |
| Assam | Assam RERA | rera.assam.gov.in | Operational |
| Bihar | Bihar RERA | rera.bihar.gov.in | Operational |
| Chhattisgarh | CG RERA | rera.cg.gov.in | Operational |
| Chandigarh (UT) | Administered by Punjab RERA | rera.punjab.gov.in | Operational — verify current jurisdiction on portal |
| Delhi (NCT) | Delhi RERA | rera.delhi.gov.in | Operational |
| Goa | Goa RERA | rera.goa.gov.in | Operational |
| Gujarat | Gujarat RERA (GujRERA) | rera.gujarat.gov.in | Operational |
| Haryana | HRERA — Gurugram & Panchkula benches | haryanarera.gov.in | Operational — two benches |
| Himachal Pradesh | Himachal RERA | rera.himachal.gov.in | Operational |
| Jharkhand | Jharkhand RERA | rera.jharkhand.gov.in | Operational |
| Karnataka | K-RERA | rera.karnataka.gov.in | Operational |
| Kerala | Kerala RERA | rera.kerala.gov.in | Operational |
| Madhya Pradesh | MP RERA | rera.mp.gov.in | Operational |
| Maharashtra | MahaRERA | maharera.mahaonline.gov.in | Operational — largest by registered projects |
| Manipur | Manipur RERA | rera.manipur.gov.in | Operational |
| Meghalaya | Meghalaya RERA | rera.meghalaya.gov.in | Operational |
| Mizoram | Mizoram RERA | rera.mizoram.gov.in | Operational |
| Nagaland | Nagaland RERA | rera.nagaland.gov.in | Operational |
| Odisha | Odisha RERA | rera.odisha.gov.in | Operational |
| Puducherry | Puducherry RERA | Not independently confirmed — check MoHUA state directory | Not specified in official notification |
| Punjab | Punjab RERA (PBRERA) | rera.punjab.gov.in | Operational — jump to Punjab summary |
| Rajasthan | RAJ RERA | rera.rajasthan.gov.in | Operational — notably requires registration regardless of unit count above 500 sqm per legal commentary |
| Sikkim | Sikkim RERA | rera.sikkim.gov.in | Operational |
| Tamil Nadu | TNRERA | tnrera.in | Operational |
| Telangana | Telangana RERA (TS-RERA) | rera.telangana.gov.in | Operational |
| Tripura | Tripura RERA | rera.tripura.gov.in | Operational |
| Uttar Pradesh | UP RERA | up-rera.in | Operational — among the highest complaint volumes nationally |
| Uttarakhand | Uttarakhand RERA | rera.uk.gov.in | Operational |
| West Bengal | WB RERA (formerly WBHIRA) | wbrera.in | Operational — see history note below |
⚠ Important — West Bengal’s Unique History
West Bengal initially did not notify Central RERA rules and instead enacted its own law, the West Bengal Housing Industry Regulation Act (WBHIRA). That state law was subsequently challenged and held unconstitutional by the courts for being repugnant to the central RERA Act, after which West Bengal moved to notify RERA rules and set up WB RERA in line with the central framework. If you are dealing with an older West Bengal project, confirm which framework (WBHIRA-era or RERA) actually governs its registration.
⚠ On Union Territories Without Their Own Legislature
Smaller UTs without their own legislature (e.g., Andaman & Nicobar Islands) generally follow the Central Government’s RERA rules directly rather than notifying a separate state-style rulebook — always confirm current status directly with the Ministry of Housing & Urban Affairs for these territories, as several small UTs’ portal status was not independently confirmable for this article.
The New Unified National RERA Portal
For buyers and investors comparing projects across more than one state — a common scenario for NRI investors and portfolio buyers — this portal is a genuinely useful starting point, though the individual state portal remains the authoritative source for filing complaints, registering projects, or downloading a state-issued certificate.
Deep-Dive: Punjab, Haryana, Chandigarh & Major State RERAs
Punjab RERA — Short Summary
Punjab RERA (PBRERA) is the state authority regulating real estate projects across Punjab, including Mohali, Zirakpur, and the wider Tricity region, operating under the central Act’s standard 70% escrow and Section 18 refund protections, with its own registration and complaint portal at rera.punjab.gov.in. For the full breakdown of Punjab-specific fees, registration process, complaint filing steps, and appeal procedure, see our dedicated guide.
Read our Complete Punjab RERA Guide →
Haryana RERA — Two Benches, One State
Haryana operates two separate HRERA benches — Gurugram and Panchkula — with the Panchkula bench handling projects in every Haryana district other than Gurugram (including Faridabad). Appeals from either bench go to the Haryana Real Estate Appellate Tribunal (HREAT), seated at Chandigarh, and must be filed within 60 days of the impugned order.
| Parameter | Detail |
|---|---|
| Authority constituted | 28 July 2017 |
| Benches | HRERA Gurugram; HRERA Panchkula |
| Complaint resolution target | 60-day disposal target |
| Appeal fee (HREAT) | ₹1,000 per appeal, plus ₹10 per annexure and ₹20 per additional affidavit |
| Appeal window | 60 days from the Authority’s order |
| Interest rate on delayed possession | SBI highest marginal cost of lending rate (MCLR) plus 2%, per Rule 15 of the Haryana RERA Rules, 2017 |
| Further appeal | Punjab & Haryana High Court, Chandigarh |
Chandigarh (UT) — Administered by Punjab RERA
Chandigarh does not operate a fully separate RERA authority of its own; real estate regulation in the Union Territory is administered through the Punjab Real Estate Regulatory Authority framework, per official-facing consumer finance sources. Because reporting on this point is not fully uniform across secondary sources, buyers and developers with Chandigarh projects should independently confirm current jurisdiction on rera.punjab.gov.in or with the Chandigarh Administration before filing.
Maharashtra — MahaRERA
MahaRERA is India’s largest RERA authority by registered-project volume, with over 40,000 projects registered since 2017, and operates a dedicated helpline (1800-120-0900) alongside its online portal.
Uttar Pradesh — UP RERA
UP RERA covers one of India’s largest and most complaint-heavy real estate markets, particularly across the NCR-adjacent belt (Noida, Ghaziabad) and Lucknow. Registration and complaint filing are conducted through up-rera.in.
Rajasthan — RAJ RERA
Rajasthan RERA has been cited in legal commentary as having closed the so-called “unit-count loophole” by requiring registration for any project on land exceeding 500 sq. m, irrespective of apartment count — a stricter local interpretation than some other states, according to industry legal analysis. Confirm the current rule text directly on rera.rajasthan.gov.in before relying on this for a specific project.
Karnataka, Gujarat, Tamil Nadu, Telangana, Delhi & West Bengal
These are all fully operational, well-established state RERA authorities with online project search, agent verification, and complaint-filing systems. Precise state-specific fee schedules for each were not independently verified for every category within the scope of this article — always confirm current fees on the relevant official portal listed in the directory above before filing.
State-Wise Complaint & Appeal Fees — What’s Confirmed
| State | Complaint Fee | Appeal Fee |
|---|---|---|
| Haryana | Not specified in official notification reviewed here — confirm on haryanarera.gov.in | ₹1,000 per appeal + ₹10/annexure + ₹20/affidavit (HREAT) |
| Punjab | Confirmed payable online via rera.punjab.gov.in — exact current amount not independently verified for this article | Not specified in official notification reviewed here |
| All other states | Not specified in official notification — verify on each state’s official portal | Not specified in official notification — verify on each state’s official portal |
⚠ Why This Table Is Short
Complaint and appeal fees are set by each state’s own RERA Rules (notified under Section 84) and are frequently revised. Rather than publish a number that may already be outdated by the time you read this, we’re pointing you to the live, authoritative fee schedule on each state’s official portal (linked in the directory above). If you need the current fee for a specific state confirmed for a live matter, message us and we’ll help you verify it.
Escrow, Advance Payment & Agreement for Sale Rules
Beyond the 70% floor, some states have added procedural detail (certification formats, withdrawal-approval steps) in their own RERA Rules — these procedural specifics vary and are Not specified in official notification for every state within the scope of this article; the escrow percentage itself, however, is a fixed national rule.
Project Registration Timeline & Process Flow
Buyer Rights Under RERA
- Right to timely possession per the Agreement for Sale, or refund with interest plus compensation if delayed (Section 18)
- Right to accurate project information — layout, approvals, land title status — publicly available on the state portal
- Right to purchase based on carpet area, not ambiguous “super built-up” figures
- Right to a structurally defect-free unit for 5 years post-possession, with promoter obligated to rectify defects free of cost
- Right to file a complaint directly with the state Authority or Adjudicating Officer, without mandatory lawyer representation
- Right to appeal an Authority order to the state’s Real Estate Appellate Tribunal
Builder Responsibilities & Registration Process
Promoters must register every qualifying project before any advertising, marketing, booking, or sale, disclose full project and land-title information, maintain the 70% escrow account, update quarterly progress on the state portal, obtain Occupancy/Completion Certificates before offering possession, and remain liable for structural defects for 5 years. Common builder mistakes include marketing a project before registration is granted, mixing escrow funds across multiple projects, and understating the actual completion percentage in portal updates — each of which attracts penalties under Sections 59–61 of the Act.
Agent Registration Rules
Under Section 9, real estate agents facilitating the sale or purchase of any RERA-registered project must themselves register with the relevant state RERA Authority and can only deal in registered projects. Unregistered agents, or agents facilitating transactions in unregistered projects, face penalties of up to ₹10,000 per day of continuing violation under Section 62, subject to a state-notified cap.
How to File a Complaint (General Process, State by State)
How to Verify Any Project, Builder or Agent
- Go to the correct state’s official RERA portal (never a third-party aggregator) using the directory above
- Use the “Search Registered Projects” or equivalent tool and search by project name, RERA registration number, or promoter name
- Cross-check the RERA registration number printed on any brochure or agreement against the portal record
- Review the promoter’s other registered projects for delivery track record and any complaint history
- Verify the agent’s RERA registration number separately before relying on their representations
- Download the official registration certificate directly from the portal, not from the developer’s website
How NRIs & Investors Use RERA
For NRI buyers, RERA registration is one of the core independent verification steps recommended before committing funds remotely — confirming a project’s registration number, promoter track record, and escrow compliance on the relevant state portal, ideally alongside a local representative’s physical verification. This applies identically whether the investment is residential, commercial, a plotted development, or a mixed-use project — RERA registration thresholds and protections do not distinguish based on buyer residency status. For the full picture on what NRIs can legally purchase in India (and what they cannot, such as agricultural land), see our NRI Property Investment Guide 2026.
Defect Liability, Refunds & Force Majeure
| Provision | Rule |
|---|---|
| Defect liability period | 5 years from possession — promoter must rectify structural defects free of cost within 30 days of being notified |
| Refund on delay | Buyer can withdraw from the project and claim full refund with interest, or continue and claim delay compensation, under Section 18 |
| Force majeure | Registration validity can be extended for events like natural calamities beyond the promoter’s control; several states (e.g., Haryana) have issued specific force-majeure extension advisories — confirm current applicability with the relevant state Authority for events after this article’s publication |
Common Mistakes to Avoid
Common Mistake
Assuming RERA rules are identical across every state in every detail. The core Section 3/4/18 protections are; fees, timelines, and procedural rules are not — always confirm on the specific state’s portal.
Common Mistake
Filing a complaint with the wrong bench. States like Haryana have jurisdiction-specific benches (Gurugram vs Panchkula) — filing with the wrong one can delay your case.
Common Mistake
Trusting a third-party aggregator site over the official .gov.in portal for registration numbers or certificate downloads.
Common Mistake
Not checking whether a project predates RERA’s May 2017 effective date or already held a completion certificate — such projects may be exempt from registration, which changes what protections apply.
Frequently Asked Questions — RERA State-Wise Guide
What is RERA and why does every state have its own authority?
RERA is the Real Estate Regulatory Authority set up under the central Real Estate (Regulation and Development) Act, 2016. Because land is a State subject, each state and UT notifies its own RERA Rules and runs its own authority and portal, even though the core Act is national.
Is the 70% escrow rule the same in every state?
Yes. The 70% minimum escrow requirement under Section 4(2)(l)(D) is a central Act provision and applies uniformly across all states and UTs.
Which projects are exempt from RERA registration?
Projects on land of 500 sq. m or less, comprising 8 or fewer apartments across all phases, and projects that already held a completion certificate before 1 May 2017, are generally exempt under Section 3(2)(a).
How do I find my state’s official RERA portal?
Use the verified state-wise directory table in this guide, or check the Ministry of Housing & Urban Affairs’ state RERA authority listing.
What is the Unified National RERA Portal?
A single national search portal (rera.mohua.gov.in) launched by the Ministry of Housing & Urban Affairs on 4 September 2025, aggregating registered-project data from individual state portals.
Which authority handles RERA complaints in Chandigarh?
Chandigarh’s real estate regulation is administered through the Punjab RERA framework according to consumer-finance sources — always confirm current jurisdiction directly with rera.punjab.gov.in for a specific project.
How many HRERA benches exist in Haryana and why?
Two — HRERA Gurugram (for Gurugram district projects) and HRERA Panchkula (for all other Haryana districts, including Faridabad) — reflecting Gurugram’s disproportionately high project volume.
What happened with West Bengal’s RERA implementation?
West Bengal initially enacted its own law (WBHIRA) instead of notifying central RERA rules; that state law was later held unconstitutional, after which West Bengal notified RERA rules and set up WB RERA.
How long does a RERA complaint typically take to resolve?
Many states target around 60 days for disposal, though actual timelines vary by authority workload — some sources cite a broader 60–120 day range across states.
What is the defect liability period under RERA?
5 years from the date of possession, during which the promoter must rectify structural defects free of cost.
Can I get a refund if my builder delays possession?
Yes. Under Section 18, you can either withdraw and claim a full refund with interest, or continue with the project and claim delay compensation.
Do RERA registration fees differ by state?
Yes. Registration, complaint, and appeal fees are set individually by each state’s RERA Rules and vary — always check the current fee on the specific state’s official portal.
How do I verify a real estate agent’s RERA registration?
Search the agent’s registration number on the relevant state RERA portal’s agent-verification tool before relying on any representation they make.
Can NRIs file RERA complaints from abroad?
Yes, complaints can generally be filed online through the relevant state portal; engaging a local representative or lawyer for hearings and documentation is common practice for NRI complainants.
What happens if a state doesn’t have its own RERA Rules yet?
Smaller UTs without their own legislature generally follow Central Government RERA rules directly — confirm current status with the Ministry of Housing & Urban Affairs for any specific territory.
Glossary of Terms
| Term | Meaning |
|---|---|
| RERA | Real Estate Regulatory Authority — the state/UT body established under the RERA Act, 2016 |
| Escrow Account | Ring-fenced bank account holding a minimum 70% of buyer funds, usable only for that specific project |
| OC / CC | Occupancy Certificate / Completion Certificate — required before lawful possession can be offered |
| Carpet Area | Net usable floor area within walls, excluding balconies, terraces, and common areas — the mandatory RERA pricing basis |
| Appellate Tribunal | State-level body hearing appeals against RERA Authority orders |
| Adjudicating Officer | Officer empowered to decide compensation claims under the Act |
| WBHIRA | West Bengal’s own housing-industry law, later held unconstitutional and superseded by RERA notification |
Related Guides
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Bibliography & Official Sources
1. Official Government Sources
- Ministry of Housing & Urban Affairs, Government of India — mohua.gov.in
- Unified National RERA Portal — rera.mohua.gov.in (launched 4 September 2025)
- All state/UT official RERA portals listed in the directory table above
2. Statutory Rules
- Real Estate (Regulation and Development) Act, 2016 — Sections 3, 4, 9, 14, 18, 43, 59, 62, 84
- Haryana Real Estate (Regulation and Development) Rules, 2017 (Rule 15 — delayed-possession interest rate)
3. Regulatory Circulars
- Haryana RERA advisory on force-majeure registration extensions
- Haryana Real Estate Regulation and Development (Amendment) Rules, 2019 — notified 12.09.2019
4. Court Rulings Referenced
- Judicial rulings holding the West Bengal Housing Industry Regulation Act (WBHIRA) unconstitutional as repugnant to the central RERA Act (per legal commentary reviewed)
5. News & Secondary Sources (Background Only, Not Statutory Authority)
- Coverage of the Unified National RERA Portal launch (September 2025)
- Legal-industry commentary on Rajasthan’s registration-threshold interpretation
- Consumer-finance publisher explainers on Chandigarh’s RERA jurisdiction
Last verified against publicly available sources: 25 July 2026. This article is for informational purposes and does not constitute legal advice. Fee amounts, timelines, and procedural rules change periodically — always confirm current figures on the relevant official state RERA portal before relying on them for a live matter.
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