KEY TAKEAWAYS
- Check the project on the Karnataka RERA portal before the visit: registration status, completion date, quarterly progress reports and complaints.
- On site, compare real progress with what the developer has filed. Count floors, look for activity and ask how many workers are on site.
- The sample flat is not your flat. Ask for the RERA carpet area of your unit; loading of 25% to 40% over carpet area is common in Bangalore.
- Ask about water, power backup, parking and the approved plan in writing. These are the problems buyers complain about most after moving in.
- Photograph what you see, note the date, and take the answers you get in writing before you pay a token.
A site visit to an under-construction project should answer one question: is this project being built the way the developer says it is, and is the home you are being sold the one you will get? Fifteen checks cover most of it, and they take about an hour on site plus twenty minutes online before you go.
The festive season brings a rush of launches and site visits. Sales teams are good at showing you the clubhouse model and the sample flat. Below is what I look at instead, in the order I do it.
Before the Visit: Five Checks Online
Do these at home. They take about twenty minutes on the Karnataka RERA portal (rera.karnataka.gov.in), which is free and needs no login. Save a screenshot of each page, because filings can be updated later.
- Registration status. Search by the RERA number. Type it in yourself rather than clicking a link a salesperson sends you. Check the registration is current, not expired, and that it matches the project and phase you are being shown.
- Completion date. Note the declared completion date and whether it has been extended. A project that has already been extended once deserves more questions.
- Quarterly progress reports. Developers must file construction progress with the regulator every quarter. Read the latest one so you can compare it with what you see on site.
- Approved plans. Download the approved layout and building plan. Note the number of floors, towers and units.
- Complaints. Check the complaint and litigation records for this project and for the developer's other projects.
If the project is not listed, the registration has expired, or the number does not match, stop and ask for a written explanation before going further.
On Site: Ten Checks That Matter
6. Real progress versus the filing. Count the slabs. If the last progress report says the structure is at the 12th floor and you can see eight, ask why.
7. Activity on site. Visit on a working weekday morning if you can. A large site with a handful of workers, idle cranes and no material deliveries can be a sign of cash trouble. Ask how many workers are on site now.
8. Your tower and your floor. Ask to see where your unit will be, not only the tower nearest the sales gallery. Note which way it faces, what it overlooks and what could be built next to it.
9. Carpet area, not the brochure number. RERA requires flats to be sold on carpet area: the usable floor area inside your walls, excluding external walls, balconies and shafts. Bangalore projects often add 25% to 30% "loading" on top for common areas in the mid segment, and 30% to 40% in premium and luxury towers, according to Brickfi. Ask for your unit's RERA carpet area and work out the price per sq ft of carpet area.
10. The sample flat. Sample flats often use smaller furniture, remove doors, and show upgraded fittings. Ask which fittings are standard, and get the specification sheet with brands.
11. Water. Ask where the water will come from: a BWSSB connection, borewells, tankers or a mix. Ask about the sewage treatment plant and rainwater harvesting. My guide to water and sustainability due diligence covers what to look for.
12. Power and lifts. Ask about the BESCOM sanctioned load per flat, power backup capacity and the number and capacity of lifts per tower.
13. Parking and access. Check how many parking spaces come with your unit, whether they are covered, and how cars will enter and leave at peak hours. Look at the approach road and how it floods in the monsoon.
14. Construction quality. You do not need to be an engineer to notice things. Look at the concrete finish, exposed reinforcement left in the rain, blockwork alignment and how materials are stored. Ask which contractor is building it.
15. The neighbourhood. Walk out of the gate. Check the distance to schools, hospitals and your office at the hour you would travel, and what is planned on the empty land around you. Drive the route once in rush hour before you decide.
Questions to Ask the Sales Team, and What Good Answers Sound Like
| Question | A good answer | A warning sign |
|---|---|---|
| What is the RERA carpet area of this unit? | A specific number, also in the agreement | Only a super built-up figure |
| When will my tower get its occupancy certificate? | A date that matches the RERA filing | "Very soon," or a date later than RERA shows |
| Which amenities are in this phase? | A list tied to the phase registration | "Everything in the brochure" |
| Who are the bank partners for loans? | Several major banks have approved the project | One small lender, or none |
| What happens if completion is delayed? | Refers to the agreement and RERA remedies | Dismisses the question |
Bank approval is a useful signal. Major banks run their own legal and technical checks before they approve a project for loans, so several approvals give you some comfort. It does not replace your own lawyer's review.
Dos and Don'ts on the Day
- Do take photos of the site with the date, and of any board showing the RERA number and approvals.
- Do ask for the cost sheet, specification sheet and draft agreement to take home.
- Do bring someone who will ask awkward questions.
- Don't pay a token on the first visit, however attractive the offer. See my notes on festive home offers.
- Don't accept verbal promises. If it matters, it goes in writing.
- Don't pay more than 10% of the price before a registered agreement for sale. Section 13 of the RERA Act does not allow it.
After the Visit: What to Verify in the Documents
If the project passes your visit, have a property lawyer check the title, land conversion, plan sanction, environmental clearance where required, and the developer's agreement terms. Check the khata position for the land. The RERA Act also makes the developer liable for structural defects reported within five years of possession, so make sure the agreement does not try to shorten that.
For the full list of papers, see my guide to e-khata and property documents, and keep my possession checklist for the day you get the keys.
Frequently Asked Questions
How do I check an under-construction project on Karnataka RERA?
Go to rera.karnataka.gov.in, search the project status by registration number or name, and check the registration, completion date, quarterly progress reports and complaints. Type the number yourself rather than using a link sent by a seller.
What is the difference between carpet area and super built-up area?
Carpet area is the usable floor area inside your walls, excluding external walls, balconies and shafts. Super built-up area adds a share of common areas, often 25% to 40% more in Bangalore projects.
How can I tell if construction is on schedule?
Compare the latest quarterly progress report on the RERA portal with what you see on site, such as the number of slabs cast. Visit on a working day and look at how many workers and how much material are on site.
How much should I pay at booking?
Keep the token small and refundable until your loan and documents are cleared. A developer cannot take more than 10% of the price before a registered agreement for sale.
Should I buy under-construction or ready-to-move?
Under-construction homes are usually cheaper but carry delay risk and 5% GST. Ready homes with an occupancy certificate cost more but have no GST and no wait.
If you would like a second pair of eyes on a project before you book, I am happy to walk the site with you or review the paperwork. You can post your requirement and I will come back with options, or message me on WhatsApp.
Sources
- Karnataka Real Estate Regulatory Authority: rera.karnataka.gov.in (project search, quarterly progress reports)
- Propnewz: How to verify a Karnataka RERA project before you book in Bangalore (18 Jul 2026)
- Brickfi: Carpet area vs super built-up explained (updated 9 Dec 2025)
- Real Estate (Regulation and Development) Act, 2016: Section 2(k) carpet area, Section 13 advance payment, Section 14(3) structural defects
Last updated Oct 6, 2026. Figures and rules change; check current details with a professional before you act.