Most problems buyers face, from delayed possession to a flat that cannot be registered or financed, trace back to something that was checkable before the booking cheque was written. In fast-growing parts of West Hyderabad such as Kokapet, Gopanpally, Tellapur and Nallagandla, new towers launch every month, so the habit of checking matters more than ever.
In September 2026, for example, an unauthorised four-storey building in Gopanpally tilted and was ordered to be demolished, according to Telangana Today. Buyers of such buildings are left with a loss and no remedy. The five checks below take an evening and cost nothing.
Check 1: Is the project registered with TG-RERA?
The Telangana Real Estate Regulatory Authority (written TGRERA or TG-RERA; older material says TS-RERA) runs the official portal at rera.telangana.gov.in. To check a project:
- Open the portal and find the link for registered projects (the label varies between “Registered Projects” and “Project Search”).
- Search by the project name or the promoter’s name, enter the captcha and press Search.
- Open the project page and match the registration number with the one in the advertisement and the agreement.
If the project does not appear, do not take that as a technicality. Under RERA, a promoter cannot advertise, market or sell a covered project before registering it. Ask the sales team for the registration number in writing, and search again with alternate spellings of the project and promoter names.
What the project page shows
- Project name, registration number, promoter, project type and location.
- Sanctioned layout or plans, where uploaded, and construction status.
- Quarterly progress updates uploaded by the promoter.
- The registration certificate, which you can view or download, along with the expected completion date.
- Any complaints, orders or litigation records, where available.
Read the completion date on the portal and compare it with what the sales team told you. The portal date is the one that counts if there is a dispute. Also open the progress updates: a project with no updates for several quarters needs questions.
Check 2: Building permission and layout approval
A project needs a sanctioned building permission from the relevant planning authority (in Hyderabad this is usually the local urban development authority or municipal body, depending on location) and an approved layout for the land. Ask the builder for the permission number and date, and ask which authority issued it.
- Compare the number of floors and the built-up area in the permission with what is being sold. Floors built beyond the sanctioned plan are the classic problem.
- Check that the plan shown in the brochure matches the sanctioned plan, including parking and open space.
- Ask whether the land has any pending conversion or approval conditions. The permission letter lists them.
- For larger projects, ask whether environmental clearance was required and obtained.
Do not rely on a verbal “all approvals are in place”. Ask for copies, or ask a lawyer to inspect the originals.
Check 3: Title and encumbrances
Title means the seller’s legal right to sell the land. A lawyer’s title search normally covers the chain of ownership for at least the previous 30 years, a link document for each transfer, and any mortgage, litigation or dispute on the land.
- Get an encumbrance certificate for the survey number from the Telangana registration department, to see registered mortgages and transfers.
- Ask whether the land is mortgaged to a bank or financier, and whether the lender has issued a no-objection letter for sale of flats.
- If it is a joint development with a landowner, ask for the development agreement and general power of attorney, and have a lawyer read them.
- Check that the land use is residential and that the land is not under any government or lake-buffer restriction.
Home loan lenders do their own legal check and will often refuse a project with weak title, which is why a loan sanction from a large bank is a useful secondary signal, though not a substitute for your own lawyer.
Check 4: Fire safety and other certificates for high-rises
Tall buildings need fire safety clearance. Ask the builder whether the project requires a fire NOC at your building height, and ask to see it, or if construction is early, ask when it will be applied for. Lifts, water connection and sewage connection also need clearances before handover.
Check 5: Occupancy certificate and handover
The occupancy certificate (OC) confirms that the building was built as sanctioned and is safe to occupy. Banks usually want it for final disbursement on ready flats, and a flat without an OC can be hard to resell. For under-construction flats, ask in writing that the builder will provide the OC and hand over the common-area documents to the owners’ association.
What RERA says about your money
As we read the central RERA Act of 2016, which Telangana follows through its own rules, a promoter should not take more than 10% of the price as an advance before signing a registered agreement for sale, and must keep 70% of the amounts collected from buyers in a separate project account to be used for construction and land. The Act also makes the promoter responsible for structural defects reported within five years of handover, and provides for interest or refund when possession is late. Read the Act and the Telangana rules, or ask a lawyer, before relying on these numbers for your own case.
- Insist on a registered agreement for sale in the RERA format before paying beyond the booking amount.
- Pay by cheque or bank transfer to the project account named on the RERA page, never in cash.
- Keep every receipt and the cost sheet. Our guide to the all-in price shows which lines to look for.
If something goes wrong
A buyer can file a complaint with TG-RERA through the portal: open the home page, look under the citizen section for the complaint link, and register as a new complainant. The portal does not show the complaint fee in the sources we read, so check the fee on the portal before you file. Keep your agreement, receipts and communication ready.
Frequently asked questions
How do I check whether a project is RERA registered in Telangana?
Go to rera.telangana.gov.in, open the registered projects or project search page, search by project or promoter name, enter the captcha and open the project page. Match the registration number with the one in the agreement.
What if my project is not on the TG-RERA website?
Ask the builder for the registration number in writing and search again with alternate spellings. If you still cannot find it, treat the project as unregistered and do not pay beyond the refundable booking amount until you have a lawyer’s opinion.
What is an occupancy certificate and why does it matter?
It is the planning authority’s confirmation that the building was constructed as sanctioned and can be occupied. Lenders and later buyers generally ask for it, and missing OCs can delay loan disbursal and resale.
How long is the structural defect liability after possession?
As we read the central RERA Act 2016, five years from handover. Confirm in the Act and the Telangana rules for your own case.
Is a RERA number enough to be safe?
No. It shows that the project is registered and has declared timelines. You should still check building permission, title, the builder’s past projects and the agreement terms.
Sources and where to verify
Rules, rates and fees change. Treat this article as a starting point and confirm figures with the official body or your lender before you pay anything.
- Telangana Real Estate Regulatory Authority (TG-RERA) portal
- Telangana Registration and Stamps Department (IGRS)
- Housing.com: All about Telangana RERA
- Ujjivan SFB: how to check TG-RERA project registration
- Telangana Today: unauthorised building in Gopanpally ordered demolished
This article is general information for home buyers, not legal, tax or financial advice. Check your own documents with a qualified lawyer, chartered accountant or your lender.