Flat Buying Checklist for Patna 2026: From RERA to Possession

At a glance: the Patna flat-buying checklist

How to check a project on RERA Bihar

Projects on over 500 sq m of land, or with over 8 apartments (all phases together), must register with RERA. Until it is registered, the builder can neither advertise it nor take bookings.

1. Open rera.bihar.gov.in and under Projects choose "Search Project" or "RERA Registered Projects" (district-wise list).
2. Search by project or builder name. Match the BRERAP… number printed on the brochure with the portal — there is also a "Verify Project Registration" option.
3. Check that the project isn't on the "Rejected Projects List".
4. Buying through a broker? Look the person up under "Registered Real Estate Agent". Real estate agents must register with RERA, and property-selling web portals fall under the same definition.

RERA Bihar's own advice: don't invest in a project that needs registration but doesn't have it. Full walkthrough of the certificate and progress reports: how to check a project on RERA Bihar.

What to read on the RERA project page before you book

Every registered project must publish these on the RERA Bihar portal. Open it and read it:

• Sanctioned plan and layout, approvals and the commencement certificate
• Number, type and carpet area of the flats; number of garages and open parking spaces
• Stage-wise completion schedule and the list of amenities
• Title to the land: registration needs the khatiyan/sale deed, mutation or a current rent receipt, the LPC or jamabandi, and a non-encumbrance certificate
• If the builder doesn't own the land, the development agreement with the landowner
• Where required, fire, Airport Authority and environmental NOCs
• Projects of the last 5 years and any related litigation
• Quarterly updates: flats booked and construction status with photos

Patna-specific tip: take the project land's khata-khesra and check its jamabandi online yourself (here's how). Check its zone in the Patna Master Plan 2031. After the 2019 waterlogging, also look at the basement parking and ground-floor level on site.

How much can the builder take at booking? (the 10% rule)

Under the RERA Act, a builder cannot take more than 10% of the flat's cost up front. First, a written agreement for sale must be signed and registered. This covers any advance or application fee.

At booking, the builder must give you the sanctioned plan, layout, specifications and stage-wise completion schedule. These include water, sanitation and electricity arrangements.

Get a written quote with each item on its own line: base price, parking, club/amenity charges, maintenance deposit, GST, registry. Registry part: our Patna registry charges guide or the registry calculator (new flat mode). Taking a loan? The home loan EMI calculator shows the EMI and the cash needed upfront (down payment + registry).

What is carpet area, and how is it different from super built-up?

Under RERA, carpet area is the flat's net usable floor area. It excludes external walls, service shafts, your exclusive balcony/verandah and open terrace. It includes internal partition walls.

Flats are listed on the RERA portal by carpet area. If the builder says "1,400 sq ft", ask whether that's carpet or super built-up; the gap is often large. The agreement should state the carpet area, with balcony/terrace listed separately.

What to check in the agreement for sale

• The Bihar RERA Rules prescribe a format for the agreement for sale. Builders must use it and may not change it. Match yours with the project's proforma agreement on the RERA portal.
• The possession date is written clearly.
• Payments are proportional to construction progress. RERA registration itself requires this, and booking of no more than 10%.
• Land details, project name and the builder's PAN/CIN are filled in.

How your money is protected: builders must keep a separate bank account for each project. 70% of buyers' money goes into it, and withdrawals follow construction progress.

What to check at possession (OC and registry)

• Occupancy certificate (OC): the builder must obtain it from the same authority that approved the plan. Ask for a copy.
• The 2-month rule: buyers must take possession within 2 months of the OC being issued.
• Conveyance deed: the builder must register it in your name within 3 months of the OC. Local law can set another period. The share in common areas goes to the buyers' association.
• Buyers' association: the builder must help form an association/society within 3 months of most flats being booked. Local law can say otherwise.
• Defects after possession: report any structural, workmanship, quality or service defect within 5 years of possession. The builder must fix it free of charge within 30 days, or you're entitled to compensation. Always report in writing (email or letter).

What are your rights if the builder delays possession?

If the builder misses the possession date in the agreement, RERA gives you two options.

In Bihar this interest is 2% above SBI's prevailing Prime Lending Rate (or SBI's replacement benchmark). A refund must be paid within 60 days of becoming due. The same rate applies to you if you pay late.

Where to complain: on the RERA Bihar portal. Compensation claims go to the Adjudicating Officer in Form N; other complaints go to the Authority in Form M. Step by step: RERA Bihar complaint against a builder.

Buying a resale flat?

• The seller must hold a registered conveyance deed — not just an allotment letter or agreement.
• If there's a loan on the flat, get written proof from the bank. It must show the loan is closed and the papers released.
• Get the project's OC and a no-dues letter for maintenance from the association.
• Registry charges apply on the deed price or the MVR value, whichever is higher.

What should you do? (our advice)

• RERA first, site visit second: if a project that needs RERA has no RERA number, walk away.
• Check the project land's papers yourself: khata-khesra, jamabandi, the development agreement with the landowner. A problem there can stall the whole project.
• Never pay more than 10% without a registered agreement, and make every payment through the bank, with a receipt.
• Living outside Patna? Check the construction photos on the RERA page every quarter, and have someone you trust visit the site.
• Don't accept pressure to take possession without an OC, and keep a copy of the OC. Thinking of a plot instead? See our Patna plot buying guide.

Buying a flat in Patna: FAQs

1. The project is small and has no RERA number. Is that allowed?

   Yes, if it is on 500 sq m of land or less. It must also have 8 flats or fewer (all phases together). Such projects fall outside RERA. So checking the land papers, sanctioned plan and OC matters even more there.

2. Can the builder change the plan after I book?

   Not freely. Once the sanctioned plan, specifications and common areas are disclosed to you, the rules tighten. The builder then needs the written consent of two-thirds of the buyers to change the sanctioned plan or common areas.

3. Is there a faster way than a full RERA complaint?

   Yes. RERA Bihar has a Conciliation and Dispute Resolution Cell. It usually wraps up a case in 2–3 sittings.

4. How do I report a project that is selling without RERA registration?

   Use "Report Unregistered Project" on rera.bihar.gov.in. The complainant's identity is kept confidential.

Based on the RERA Act 2016, the Bihar RERA Rules 2017 and the RERA Bihar portal (14 October 2026). Have your papers checked by someone qualified before making a large payment.