What is MahaRERA?
โ๏ธ This article is for informational purposes only and does not constitute legal advice. For specific legal questions related to your property transaction, always consult a qualified legal professional.
MahaRERA | the Maharashtra Real Estate Regulatory Authority | is the statutory body established under the Real Estate (Regulation and Development) Act, 2016, to regulate the real estate sector in Maharashtra. It came into force in Maharashtra from May 2017.
Before RERA, India's real estate market was heavily skewed in favour of developers. Delayed possession, changed specifications, misuse of buyer funds, and limited legal recourse were common complaints. MahaRERA was designed to address this | by making the real estate transaction transparent, accountable, and fair for both buyers and developers.
Maharashtra's MahaRERA is widely regarded as the most active and robust RERA authority in India, having resolved thousands of buyer complaints and deregistered nearly 19,000 non-compliant agents.
๐ก Whether you are buying your first home in Andheri or investing in a project in Bandra West, understanding MahaRERA is not optional | it is your primary legal defence against delays, fraud, and broken promises.
Which Projects Must Register with MahaRERA?
Under the Real Estate (Regulation and Development) Act 2016, the following projects in Maharashtra are mandatory to register with MahaRERA before any marketing, advertising, or sales activity:
- Any residential or commercial project on a land area exceeding 500 square metres
- Any project with more than 8 apartments in total (across all phases)
๐ซ Selling, marketing, advertising, or taking bookings for any unit in an unregistered project is a violation of RERA. If a developer asks you to book before showing a RERA registration number | do not pay. It is illegal.
Small projects with 8 or fewer units may be exempt from registration. If you are considering a small residential building or a low-rise with a limited number of apartments, verify with a lawyer whether it falls under the exemption | because if it does, the legal protections that MahaRERA provides will not apply.
The MahaRERA Registration Number | How to Read It
Every registered project in Maharashtra has a unique MahaRERA registration number. This number must appear on all project advertisements, hoardings, brochures, booking forms, and sale agreements. If it is missing from any of these | that is a red flag.
The registration number follows this format:
โ If a developer quotes a MahaRERA number that does not appear on the portal | or shows a number in a different format than expected for that district | treat it as a serious warning sign and verify before making any payment.
How to Verify a Project on MahaRERA | Step by Step
Verifying a project takes less than 5 minutes on the official portal. Here is exactly how to do it:
01
Visit the Official MahaRERA Portal
Go to maharera.mahaonline.gov.in | this is the official government portal. Do not use any third-party website for verification. Only the official portal contains authoritative, legally reliable data.
02
Click on "Search Project Registration"
On the homepage, look for "Registration" or "Search Project" option. Select "Registered Projects" from the user type dropdown. This takes you to the project search database.
03
Enter Project Details
You can search using any of the following: Project Name, Developer / Promoter Name, or the MahaRERA Registration Number (if the developer has shared it). You can also filter by district | select Mumbai Suburban for Western Suburbs properties.
04
Review the Search Results
A list of matching projects will appear. Click on your project. The portal will show you: Project name and developer details, Registration status (Active / Lapsed / Withdrawn), Declared possession date, Construction progress updates, Sanctioned plans and approvals.
05
Check These 4 Things Specifically
1. Registration Status: Must say "Active" or "Renewed." If it shows "Lapsed" or "Withdrawn" | do not book. 2. Possession Date: Check if the declared date has passed without OC being issued. 3. Extensions: If delayed, check whether MahaRERA granted an extension | and on what grounds. 4. Complaints Filed: Check if any complaints have been filed against the developer by previous buyers.
06
Verify the Agent Registration (Optional but Recommended)
If a broker or agent is involved in your transaction, verify their MahaRERA agent registration on the same portal using "Search Agent Registration." An unregistered agent cannot legally facilitate property transactions in Maharashtra | this is an important red flag to watch for.
Your Rights as a Buyer Under MahaRERA
MahaRERA gives homebuyers substantial legal protections. These are your rights | know them before signing any agreement:
| Your Right | What It Means |
|---|
| Max 10% Advance | A developer cannot take more than 10% of the apartment's total cost as advance before executing a registered Agreement for Sale. Any demand exceeding 10% before the agreement is a violation. |
| 70% Escrow Protection | Developers must deposit 70% of all funds collected from buyers into a dedicated escrow account. This money can only be used for that specific project | not diverted elsewhere. This protects your money from fund misuse. |
| As-Promised Delivery | Any deviation in layout, amenities, specifications, or promised features requires your written consent. The developer cannot unilaterally change what was shown to you in the approved plans or agreement. |
| Timeline Accountability | Developers must commit to a possession timeline at registration. Any delay entitles you to compensation or the right to withdraw and claim a full refund with interest. |
| QR Code Transparency | As of 2025, all real estate advertisements must display a QR code linking directly to the project's official MahaRERA page | so you can instantly verify any advertised project before even visiting the site. |
| Parking in Same Wing | Developers are now directed to allot parking spaces within the same wing where your flat is located | not in a distant or inconvenient part of the building. |
| Grievance Redressal | If a developer defaults in delivery, quality, or agreement compliance, you can file a complaint directly with MahaRERA | without going to a civil court. |
| 60-Day Compensation | A new SOP (Standard Operating Procedure) now requires developers to pay MahaRERA-ordered compensations to buyers within 60 days. |
| Hybrid Hearings | Following Bombay High Court directions, you can now choose between physical or virtual hearings for your grievance | making it more accessible. |
Red Flags | When to Stop and Walk Away
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No RERA registration number provided | Any developer who cannot give you a MahaRERA registration number is either unregistered or concealing it. Do not proceed.
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Registration status shows Lapsed or Withdrawn | A lapsed project has not been renewed with MahaRERA. Your legal protections do not apply. Do not book.
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Demanding more than 10% advance before sale agreement | This is a direct violation of RERA. Do not pay.
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Possession date has passed, no OC issued, no extension granted | The project is in delay. Understand your rights before proceeding.
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No QR code on advertisement | From 2025, all advertisements must show a QR code. Absence may indicate non-compliance with current regulations.
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Multiple complaints on MahaRERA portal | Check if previous buyers have filed complaints. Multiple unresolved complaints are a warning sign about the developer's reliability.
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Unregistered broker or agent | Verify agent registration on the MahaRERA portal before sharing personal information or making payment through them.
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Active registration, clear possession date, zero or few complaints | This is what a reliable project looks like on the MahaRERA portal. Proceed with normal due diligence.
How to File a Complaint with MahaRERA
If a developer has failed to deliver on time, changed specifications without consent, or violated any term of the agreement, you can file a complaint directly with MahaRERA | without needing to go to a civil court.
01
Gather Your Documents
Collect your Agreement for Sale, payment receipts, correspondence with the developer, and any evidence of the default or delay.
02
Visit the MahaRERA Portal
Go to maharera.mahaonline.gov.in and navigate to the complaint filing section. You will need to create a login to file formally.
03
File the Complaint
Fill in the complaint form with project details, nature of the grievance, and supporting documents. The complaint filing fee is approximately โน5,000.
04
Attend the Hearing
MahaRERA will schedule a hearing. You can now choose between physical or virtual (online) hearing | whichever is more convenient for you.
05
Receive Compensation
If MahaRERA rules in your favour, the developer must pay the ordered compensation within 60 days as per the latest SOP. If they do not, you can escalate to the MahaRERA Appellate Tribunal.
๐ก Consider consulting a RERA-experienced lawyer before filing a complaint, especially for large-value disputes. While MahaRERA is accessible, proper documentation and legal drafting of your complaint can strengthen your case significantly.
Pre-Purchase Checklist | MahaRERA Verification
Before signing any booking form or agreement | run through this checklist:
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RERA registration number verified on maharera.mahaonline.gov.in | status shows Active or Renewed
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Registration number format matches the district | P518 for Mumbai Suburban, P519 for Pune
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Declared possession date reviewed | is it realistic? Has any extension been granted?
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Construction progress updates on portal reviewed | matches what you see on site?
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Complaints history checked | any unresolved complaints against this developer?
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Advance payment not exceeding 10% | confirmed before signing Agreement for Sale
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Agreement for Sale reviewed by an independent lawyer | not the developer's lawyer
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Agent / broker registration verified on MahaRERA portal if applicable
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QR code present on all project advertisements and marketing material
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Total cost calculated | including stamp duty (~6%), registration (~1%), GST (for under-construction), maintenance deposit
Editorial & Legal Verification Policy: This guide is based on publicly available information from MahaRERA, government notifications, legal circulars and regulatory publications available as of June 2026. Readers should verify the latest regulations, complaint procedures, fees and compliance requirements directly from official MahaRERA sources before acting on any information.
Frequently Asked Questions | MahaRERA 2026
Is MahaRERA registration mandatory for all projects in Maharashtra?+
Yes. All residential and commercial projects in Maharashtra exceeding 500 square metres of land area or with more than 8 apartments must be registered before any marketing or sales activity. Selling or booking an unregistered project is a violation of RERA.
How do I check if a property is MahaRERA registered?+
Visit maharera.mahaonline.gov.in. Click on "Search Project Registration", select "Registered Projects", enter the project name, developer name, or RERA number, and click Search. The portal displays registration status, possession date, construction progress, and developer details.
What is the format of a MahaRERA registration number?+
Mumbai Suburban and Mumbai City projects have registration numbers starting with P51800. Pune district projects start with P51900. The format is: P + 5-digit district code + 6-digit unique number. This number must appear on all advertisements, booking forms, and sale agreements.
How much advance can a developer legally take before signing the sale agreement?+
Under MahaRERA, a developer cannot collect more than 10% of the total cost of the apartment as advance before a formally registered Agreement for Sale is executed. Any demand exceeding 10% before signing the agreement is a direct violation of RERA | do not pay.
How do I file a complaint with MahaRERA?+
Visit maharera.mahaonline.gov.in, navigate to the complaint filing section, fill the complaint form with project details and supporting documents, and pay the filing fee of approximately โน5,000. MahaRERA will schedule a hearing | physical or virtual, your choice. Ordered compensations must be paid by the developer within 60 days.
What does it mean if a project registration is "Lapsed"?+
A "Lapsed" status means the developer did not renew the registration before expiry. You should not book or make any payment for a lapsed project | your RERA protections (escrow, timeline accountability, grievance redressal) do not apply. Contact MahaRERA or a lawyer before proceeding.
F21
F21 Properties Research Team
F21 Properties is Mumbai's dedicated property discovery platform for the Western Suburbs | Bandra to Borivali. This guide is compiled from publicly available information including the MahaRERA official portal, government circulars, and legal publications. It is for informational purposes only and does not constitute legal advice. Always consult a qualified legal professional for advice specific to your property transaction.
