The project isn't on RERA. What should I do?

If it should be registered (over 500 sq m or 8 flats, in a planning area), don't book. Report it under Report Unregistered Project; RERA Bihar keeps your identity confidential. Selling without registration can draw a fine of up to 10% of the project cost. If it truly needs no registration, RERA won't protect you. Check the papers yourself with our plot buying guide and fraud guide.

I'm buying a flat from the landowner's share. What should I check?

The builder must file a memorandum on RERA showing which flats are the landowner's. Check that your flat is on that list. If the title turns out to be defective, the builder and landowner are jointly liable for compensation.

The project is built in phases. Is one registration enough?

No. Every phase needs its own registration, with its own BRERAP number and end date.

The builder's company changed its name. How do I see its old projects?

The promoter search shows "Previous Names". Search both names, including on the Defaulter List.

RERA Bihar Project Check: How to Verify a Patna Project 2026

Quick answer

Search the project on rera.bihar.gov.in → Projects → Search Project, then open its BRERAP certificate.

Note the date the registration ends.
Read the quarterly progress reports: work done, flats booked, money collected and spent, photos, cases.
Since 21 September 2026, pay only into the account named "Promoter – Project – RERA Master Account".

But "RERA approved" alone proves little. A registered project can still be years late.

📑 Jump to a section (8)

How to check a project on RERA Bihar (step by…
Read the registration certificate (Form 'C')
What to read on the project page
Quarterly progress report (QPR): is the project…
New since September 2026: pay only into the…
Check the builder, the broker and the site board
Lapsed, revoked, extended: what the status means
Questions & answers

How to check a project on RERA Bihar (step by step)

It takes about 15 minutes. The screens below are as the portal showed them on 25 October 2026.

Open rera.bihar.gov.in → Projects → Search Project.
In Select Category, pick Registration No, Project Name, Promoter Name, Builder Name/PAN No., location or a type such as Plotted Development. Type and click Search Now.
The result shows the promoter, the BRERAP… registration number and the address with block, mauja and plot number. "Location of Project" shows it on a map.
Click the BRERAP number: the project's registration certificate (Form 'C') opens as a PDF.
Click the QR code next to the project: this opens the project's full public page. It has documents and quarterly progress reports.
Only have a number from a brochure? Projects → Verify Project Registration checks just the number.
Nothing found? Look in Rejected Projects List and Defaulter List before you decide anything.

Tip: search the builder's PAN too. You'll see all its Bihar projects; check the old ones for delays.

Read the registration certificate (Form 'C')

Three lines matter:

Line in the certificate	What to check
"The registration shall be valid for a period of … ending with …"	This is the completion date the builder declared. If your possession date in the agreement is later, ask why. If the date has already passed, the registration has lapsed unless an extension was granted.
Land table: district, circle, halka, mauja, plot, area (in decimal)	Match it with the jamabandi and khatiyan of the same plot. The area is in decimal (dismil): 1 decimal ≈ 40.47 sq m (435.6 sq ft).
Bank and account numbers (Master, Project, Promoter account)	Pay only into the Master Account listed here (see below).

What to read on the project page

The parts of the project page worth your time:

Section on the page	What to check	Red flag
Project Information	Project type, status, start and end date, total land area, number of phases	End date already past; "Reason for delayed" filled in
Project Location Details	Khesra/plot no., circle, mauja, the four boundaries	Plot number or boundaries different from the sale papers you are shown
Land documents	Mutation slip, sale deed/khatiyan, online jamabandi, LPC, revenue receipt, non-encumbrance certificate, development agreement	Documents missing, or jamabandi in a different name with no development agreement
Sanctioned map	"Approved by" (which authority), date and period of approval of the map; sanctioned plan and layout PDFs	Map validity ends before the project end date; floors built beyond the sanctioned number
Building details	Number of flats by type, carpet area, balcony area, sanctioned vs permissible FAR	Carpet area on the portal smaller than what you are told
Proforma documents	Agreement for sale, allotment letter, conveyance deed	Your agreement differs from the portal's
Promoter details	Partners/directors, previous projects (last 5 years), registration in other states and whether it was revoked	"Revoked: Yes" or a history of delayed projects

Since 2026, the builder must file the current online jamabandi with the application. The revenue receipt and non-encumbrance certificate must be no older than the previous financial year. The map permit letter goes in too. Open these papers: it is the quickest free land-paper check you'll get. What each paper means: jamabandi, khatiyan and LPC online and the encumbrance certificate guide.

Quarterly progress report (QPR): is the project really moving?

Every registered builder must upload a Quarterly Progress Report (Form 7) within 30 days after each quarter ends. The project page has one link per quarter. Each report shows:

Work done: % complete for each stage (plinth, slabs, walls, lifts, roads, drains) and the overall %, with geo-tagged, dated site photos.
Bookings and money: flats booked (promoter's and landowner's share separately), cancellations, and money collected and spent.
Validity and approvals: registration and map valid up to, any extension, and fire, environment and airport NOCs.
Track record and cases: the builder's late, lapsed or revoked projects, penalties, and legal or recovery (PDR) cases.

How to read it: open the last 3–4 quarters side by side. If the overall % hardly moves, or photos or recent quarters are missing, the project is likely behind.

Source: Bihar RERA (General) Regulations 2026 and the QPR FAQ (full list at the bottom).

New since September 2026: pay only into the RERA Master Account

After a Supreme Court judgment of 12 September 2025, RERA Bihar issued Office Order 288 (21 September 2026). Every registered project now has three accounts.

RERA Master Account: the only account for buyers' payments, named "Name of Promoter – Project Name – RERA Master Account". It must be printed on the allotment letter, agreement, demand notices and payment schedules.
RERA Project Account: at least 70% of every payment moves here automatically the same business day. Money comes out only against architect, engineer and CA certificates of work done (Forms 1, 2 and 3).
RERA Promoter Account: gets the remaining 30% or less.

What this means for you: match the demand letter's account number with the Master Account on the RERA certificate. Don't pay cash, or into a director's or "sister company" account. Money that skips the Master Account loses this protection.

Check the builder, the broker and the site board

Defaulter List: under Projects → Defaulter List (Revoked, Lapsed, Suo-Motu, Execution, PDR). It names builders with revoked or lapsed projects, recovery (PDR) cases, or who ignored RERA's orders.
Orders: search the builder's name under Complaints → Order/Judgments. Already booked and the builder is late? See how to file a RERA Bihar complaint.
Broker: anyone who sells flats or plots in a registered project for a fee must be registered. That includes property dealers. Check them under Agents → Registered Real Estate Agent by name, registration number or district.
Site board: every registered project must have a board of at least 5 ft × 4 ft. It shows the registration number and RERA's QR code. A plot project's board also shows the plot, khata and thana numbers and the layout over the revenue map. Scan the QR code at the site and check it opens the same project.

Lapsed, revoked, extended: what the status means

Status	What it means	For a new buyer
Registered, within validity	Normal	Go ahead with the other checks
Extension granted	Completion date moved: up to 1 year in total and never a right; special cases not beyond the map's validity	Check why, the work left in the QPR, and the map's validity
Lapsed	The completion date passed without an extension	Don't book a new flat until RERA allows the project to continue
Revoked	RERA cancelled the registration for default, approval violations, unfair practice or fraud	Don't book
Rejected	The application was refused	The builder can't sell; don't book

Which projects in Patna must be registered with RERA?

Size: more than 500 sq m of land (about 0.12 acre), or more than 8 apartments in all phases together.
Plots too: a plot colony on more than 500 sq m needs RERA registration just like flats. The portal calls it "Plotted Development".
Inside the planning area: the rule applies to projects in a planning area. The Patna Planning Area covers 1,167.04 sq km: 575 revenue villages in 13 blocks, plus 6 towns. Outside it, RERA can still order a builder to register. List: Planning Area → List of Planning Area - Bihar.
No registration, no selling: until it is registered, the builder can't advertise, book or sell. Every advertisement must print the RERA registration number and the RERA website.

Source: RERA Act 2016 and RERA Bihar FAQ (full list at the bottom).

What should you do? (our advice)

RERA first, site visit second.
Read the last four QPRs, not the brochure.
Match three things: the plot number on RERA, on the jamabandi and in your agreement.
Pay only into the RERA Master Account, by bank transfer, and keep every receipt.
Living outside Patna? Check the QPR photos every quarter, and have someone you trust scan the site board's QR code.
Then the rest of the flat checks: the 10% booking rule, carpet area, OC and possession are in our Patna flat buying checklist.

Get the project's RERA page and land papers checked

RERA Bihar project check: frequently asked questions

The project isn't on RERA. What should I do?
If it should be registered (over 500 sq m or 8 flats, in a planning area), don't book. Report it under Report Unregistered Project; RERA Bihar keeps your identity confidential. Selling without registration can draw a fine of up to 10% of the project cost. If it truly needs no registration, RERA won't protect you. Check the papers yourself with our plot buying guide and fraud guide.
I'm buying a flat from the landowner's share. What should I check?
The builder must file a memorandum on RERA showing which flats are the landowner's. Check that your flat is on that list. If the title turns out to be defective, the builder and landowner are jointly liable for compensation.
The project is built in phases. Is one registration enough?
No. Every phase needs its own registration, with its own BRERAP number and end date.
The builder's company changed its name. How do I see its old projects?
The promoter search shows "Previous Names". Search both names, including on the Defaulter List.

Checked on the RERA Bihar portal and its rules on 25 October 2026. Rules can change; check again before you pay.

General information from official sources, checked on 28 October 2026. Rules change — confirm with the registry or circle office before paying.