The HRERA Checklist: Eleven Documents to Read Before You Pay an EOI

The Real Estate (Regulation and Development) Act changed what a buyer is entitled to see. It did not change how many buyers actually look. In practice, most premium bookings in Gurugram happen on the strength of a brochure, a site visit and a relationship - and the documents get read at agreement stage, which is after the leverage is gone.

This is the list to work through before the Expression of Interest cheque, not after.

What to pull from the HRERA portal yourself

Do this independently rather than accepting a forwarded PDF. The Haryana RERA Gurugram portal is public, and the registration number is the key to everything else.

1. The registration certificate. Confirm the number, the registered project name, the promoter entity and - critically - the registered land area. Marketing area and registered area are not always the same figure. For Godrej Verano, the registration is GGM/1081/813/2026/53 (dated 11.08.2026).
2. The sanctioned building plans. Check tower count, floor count and unit count against what the sales presentation claims. Discrepancies here are the most common early warning.
3. The declared completion date. This is the date that carries statutory weight. A salesperson's "possession in about five years" has none.
4. The promoter's other registered projects and their status. A promoter with delayed registrations elsewhere is a different risk profile regardless of brand.
5. Quarterly progress updates. Promoters are required to file these. Their presence, absence and consistency tell you a great deal.

What to request from the developer

6. The itemised cost sheet. Not the price per square foot - the full sheet, showing basic cost, PLC, club charges, parking, IFMS, power backup, GST and statutory dues as separate lines. The gap between headline price and all-in cost is routinely 10–15%.
7. The payment schedule with named milestones. "20% on second milestone" is meaningless unless the milestone is defined as a specific construction stage. At Verano the structure is 20:5 - five equal instalments - and each should map to a named stage.
8. The draft builder–buyer agreement. Ask for it before booking. A developer unwilling to share the draft pre-booking is telling you something.
9. Title documents and the land licence. Including the licence number issued by the Department of Town and Country Planning, Haryana, and confirmation that the parcel is free of encumbrance.
10. Approvals status. Environmental clearance, fire scheme approval, electrification plan and service estimates. Some of these are routinely pending at launch stage - that is normal, but you should know which are pending rather than assume all are in place.
11. The specification annexure. The written list of materials and brands that will be attached to the agreement, not the one in the brochure.

The four clauses where risk actually lives

1. The delay compensation clause

RERA entitles you to interest on delay. The agreement will specify the rate and the trigger date. Check whether the trigger is the RERA completion date or a softer "expected date of offer of possession", and whether a grace period of six or twelve months is embedded before compensation begins.

2. The cancellation and forfeiture clause

What is forfeited if you withdraw, and on what timeline? Pay particular attention to the treatment of the EOI amount, which sits in an ambiguous pre-booking position.

3. The area variation clause

Carpet area can legitimately vary within a tolerance - typically 3%. Confirm the tolerance, and confirm that variation beyond it triggers a refund rather than merely an adjustment.

4. The force majeure definition

This clause expanded considerably after 2020. Read what it covers, because a broadly drafted force majeure clause can absorb a significant amount of delay without triggering compensation.

Carpet, built-up, super area

RERA mandates that sales be made on carpet area - the net usable floor area within walls, excluding the external wall, shaft, balcony and open terrace areas. Marketing, however, still routinely quotes super area, which includes a proportionate share of common areas.

A 2,950 sq.ft. super-area 4 BHK will have a materially smaller carpet figure. Neither number is dishonest, but they are not comparable across projects with different loading factors. Ask for both, compute the loading percentage, and compare like with like across your shortlist.

If you are buying as an NRI

NRIs and PIOs may acquire residential property in India under general RBI permission. Payments must route through normal banking channels, an NRE/NRO account or FCNR deposits. In practice you will need a valid passport, PAN, overseas address proof, and - if you are not signing in person - a properly executed and attested Power of Attorney. Have the POA drafted before the agreement window opens, because attestation from abroad takes longer than most buyers budget for.

In short

Verify registration independently, read the cost sheet line by line, get the draft agreement before you commit, and know which approvals are pending. Four steps, perhaps three hours of work, against a decision in the crores.

Questions specific to Sector 63A? See the project FAQ or speak to the site team.