Flat Buying Checklist for Patna 2026: From RERA to Possession
Short answer: before booking a builder flat in Patna, first confirm the project is registered with RERA Bihar (the number starts with BRERAP) on rera.bihar.gov.in. Then use the same project page to check the land papers, sanctioned plan and completion date. Don't pay more than 10% before a registered agreement for sale, and take possession only after the occupancy certificate (OC) has been issued.
Patna has many apartment projects in areas such as Danapur, Saguna More, Bailey Road and Kankarbagh. Many buyers working outside Bihar book on the strength of a brochure and one site visit — and later face delays, changes to the plan, or a registry that never happens. This checklist is built from the RERA law and RERA Bihar's official FAQ, so you know exactly what to check at each step from booking to possession.
At a glance: the Patna flat-buying checklist
| When | What to check |
|---|---|
| Before booking | RERA registration number (BRERAP…), sanctioned plan and land papers on the project page, completion date, builder's past projects, the agent's RERA registration |
| At booking | No more than 10%; carpet area, parking, amenities and payment schedule in writing |
| Agreement | Registered agreement for sale in the format prescribed by the Bihar RERA Rules, with the possession date written in |
| During construction | Quarterly progress updates and photos on the RERA page; payments linked to progress |
| At possession | OC issued; take possession within 2 months; conveyance deed registered in your name |
| After possession | For 5 years the builder must fix structural and workmanship defects free of charge |
How to check a project on RERA Bihar
Any project on more than 500 sq m of land or with more than 8 apartments (all phases together) must be registered with RERA. Until it is registered, the builder can neither advertise it nor take bookings.
- Open rera.bihar.gov.in and under Projects choose "Search Project" or "RERA Registered Projects" (district-wise list).
- 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.
- Check that the project isn't on the "Rejected Projects List".
- Buying through a broker? Look the person up under "Registered Agents". Real estate agents must register with RERA, and property-selling web portals fall under the same definition.
RERA Bihar's own advice is not to invest in a project that needs registration but doesn't have it. You can report such a project through "Report Unregistered Project" on the portal; the complainant's identity is kept confidential.
What to read on the RERA project page before you book
Every registered project has to publish the following 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 — project registration requires 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), and check which zone the land falls in under the Patna Master Plan 2031. After the 2019 waterlogging, also look at the basement parking and ground-floor level on site yourself.
How much can the builder take at booking? (the 10% rule)
Under Section 13(1) of the RERA Act, a builder cannot take more than 10% of the flat's cost as an advance or application fee without first signing a written agreement for sale with you and getting it registered.
At booking/allotment the builder must give you the sanctioned plan, layout, specifications and stage-wise completion schedule, including the arrangements for water, sanitation and electricity.
Get the quote in writing: base price, parking, club/amenity charges, maintenance deposit, GST and registry costs — each on a separate line. For the registry part, see our Patna registry charges guide.
What is carpet area, and how is it different from super built-up?
Under RERA, carpet area is the net usable floor area of the flat, excluding the external walls, service shafts, your exclusive balcony/verandah and exclusive open terrace, but including the 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 clearly, with balcony/terrace areas listed separately.
What to check in the agreement for sale
- The Bihar RERA Rules, 2017 prescribe a format for the agreement for sale. Builders must use it and may not change it. Check that the agreement you're given matches — the project's proforma agreement is also on the RERA portal.
- The possession date is written clearly.
- Payments are proportional to construction progress — RERA registration itself requires booking of no more than 10% and a proportional payment plan.
- 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 registered project and deposit 70% of the money received from buyers into it, withdrawing only in proportion to construction progress. Once the sanctioned plan, specifications and common areas have been disclosed to you, the builder cannot change the sanctioned plan or common areas without the written consent of two-thirds of the buyers.
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: under RERA, unless local law sets a different period, the builder must register the conveyance deed in your name — and transfer the share in common areas to the buyers' association — within 3 months of the OC.
- Buyers' association: unless local law provides otherwise, the builder must help form an association/society within 3 months of a majority of flats being booked.
- Defects after possession: if any structural, workmanship, quality or service defect is reported within 5 years of possession, the builder must fix it free of charge within 30 days; if not, you're entitled to compensation. Always report defects in writing (email or letter).
What are your rights if the builder delays possession?
If the builder doesn't hand over the flat by the date in the agreement, Section 18 of RERA gives you two options:
| What you want | Your right |
|---|---|
| Exit the project | Full refund with interest and compensation |
| Stay in the project | Interest for every month of delay until possession |
Under the Bihar RERA Rules, this interest is 2% above SBI's prevailing Prime Lending Rate (or SBI's replacement benchmark rate), and a refund must be paid within 60 days of becoming due. Note that 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. For a faster settlement there is RERA Bihar's Conciliation and Dispute Resolution Cell, which usually wraps up a case in 2–3 sittings.
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 that it has been 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.
- Real Estate (Regulation and Development) Act, 2016 — Sections 2(k) carpet area, 3 registration, 13(1) 10% rule, 14(2) plan changes, 14(3) 5-year defect liability, 17 conveyance deed, 18 refund/interest on delay, 19(10) possession within 2 months — PDF (rera.bihar.gov.in)
- Bihar Real Estate (Regulation and Development) Rules, 2017 — Rule 17 (interest: SBI Prime Lending Rate + 2%), Rule 18 (refund within 60 days), proforma agreement for sale — PDF
- RERA Bihar FAQ — Q1, 8, 10, 12–18, 20, 22–29, 32, 33, 35 and Annexure I (project registration documents) — PDF
- Portal options (Search Project, Verify Project Registration, Rejected Projects List, Registered Agents, Report Unregistered Project) — rera.bihar.gov.in
- All documents and portals checked on 14.10.2026.
What should you do? (our advice)
- RERA first, site visit second: if the project is on more than 500 sq m of land or has more than 8 flats and still has no RERA number, walk away. Smaller projects fall outside RERA, so checking the land papers, sanctioned plan and OC matters even more there.
- Check the project land's papers yourself — khata-khesra, jamabandi, the development agreement with the landowner. A problem in the land papers 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
- What should I check before buying a flat in Patna?
First the RERA Bihar registration (a number starting with BRERAP; required for projects on more than 500 sq m of land or with more than 8 flats), then the sanctioned plan, land papers, completion date and the builder's past projects on the RERA page. Don't pay more than 10% before a registered agreement, and take possession only after the OC.
- How do I check a project on RERA Bihar?
On rera.bihar.gov.in, go to Projects → "Search Project" or "RERA Registered Projects", search by project or builder name, and match the BRERAP number on the brochure. Also check the "Rejected Projects List".
- How much can a builder take as booking amount?
Under Section 13(1) of RERA, no more than 10% of the flat's cost before a registered agreement for sale.
- What is carpet area?
The net usable floor area of the flat — excluding external walls, service shafts, your exclusive balcony/verandah and open terrace, but including internal walls. Flats are listed by carpet area under RERA.
- What compensation do I get if the builder delays possession in Bihar?
If you exit, a full refund with interest and compensation; if you stay, interest for every month of delay until possession. In Bihar the interest rate is 2% above SBI's Prime Lending Rate. Complaints go to RERA Bihar.
- When is the flat registered in the buyer's name?
Under RERA, unless local law sets a different period, the builder must register the conveyance deed within 3 months of the OC. Buyers must take possession within 2 months of the OC.
- How long is the builder responsible for cracks or seepage?
For 5 years from possession. Defects reported in that period must be fixed free of charge within 30 days, or the buyer is entitled to compensation.
This article is based on the RERA Act 2016, the Bihar RERA Rules 2017 and information on the RERA Bihar portal as of 14 October 2026. It is not legal advice — have your papers checked by someone qualified before making a large payment.
