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

Short answer: open rera.bihar.gov.in, go to Projects → Search Project, and search by registration number, project name or builder name. Click the BRERAP… number to open the registration certificate and note the date the registration ends. Then open the project's page and read its quarterly progress reports (work done, flats booked, money collected and spent, site photos, court cases). Before you pay anything, make sure the account is the one named "Promoter – Project – RERA Master Account".

Most buyers in Patna stop at "the builder says it is RERA approved". That's not enough. A project can be registered and still be two years behind, have its registration run out, or have a builder on the defaulter list. Everything you need to find this out is public on the RERA Bihar portal, and it takes about 15 minutes. This guide walks through it page by page, using what the portal actually shows as of 25 October 2026. For the wider flat-buying steps (10% booking rule, carpet area, OC, possession), see our Patna flat buying checklist.

Which projects in Patna must be registered with RERA?

• Size: a project on more than 500 sq m of land, or with more than 8 apartments (all phases counted together), must be registered (Act, Section 3; RERA Bihar FAQ Q1). 500 sq m is about 0.12 acre, so most apartment projects cross it.
• Plots too: a "real estate project" includes dividing land into plots for sale (Section 2(zn)). A colony of plots on more than 500 sq m needs RERA registration just like a flat project. On the portal it shows as "Plotted Development".
• Inside the planning area: Section 3 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: Patna Municipal Corporation, Danapur, Khagaul, Phulwari Sharif, Fatuha and Maner (Patna Master Plan 2031 report, p. 22–23). For a project outside a planning area, RERA can still order the builder to register it. You can see the planning areas under Planning Area → List of Planning Area - Bihar on the portal.
• Each phase separately: if a project is built in phases, every phase needs its own registration (Section 3, Explanation).
• No registration, no selling: until it is registered, the builder can't advertise, book or sell (Section 3(1)). Every advertisement must print the RERA registration number and the RERA website (Section 11(2)).

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

1. Open rera.bihar.gov.in → Projects → Search Project.
2. In Select Category, pick how you want to search: Registration No, Project Name, Promoter Name, Builder Name/PAN No., Geographical Location, or a type (Residential, Commercial, Mixed, Plotted Development). Type the name or number and click Search Now.
3. The result shows the promoter, the project, the BRERAP… registration number and the address with block, mauja and plot number. "Location of Project" shows it on a map. There is also "See all projects on GIS Map".
4. Click the BRERAP number: the project's registration certificate (Form 'C') opens as a PDF.
5. Click the QR code next to the project: this opens the project's full public page, with its documents and quarterly progress reports.
6. Only have a number from a brochure? Projects → Verify Project Registration checks just the number.
7. Nothing found? Look in Rejected Projects List and Defaulter List before you decide anything.

Tip: search the builder's PAN or name, not just the project. You'll see every project that builder has registered in Bihar, including old ones you can check for delays.

Read the registration certificate (Form 'C')

The certificate is short, but three lines matter:

What to read on the project page

The project page repeats the builder's registration application. These are the parts worth your time:

RERA Bihar's 2026 regulations require the builder to file the current online jamabandi, plus a revenue receipt and a non-encumbrance certificate not older than the previous financial year, and the map permit letter (Regulation 4(3)). If these are there, open them: it is the quickest land-paper check you'll get for free. For what each paper means, see 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 (Regulation 6(3)). The quarters are Apr–Jun, Jul–Sep, Oct–Dec and Jan–Mar. On the project page you'll find one link per quarter. Each report shows:

• Builder's track record: projects completed on time and late, projects that needed an extension, projects lapsed or revoked, and any PDR (recovery) amount or penalty against the builder.
• Validity: registration valid up to, which authority sanctioned the map, map valid up to, and whether an extension was taken (and how many).
• Bookings: flats booked and agreements signed, shown separately for the promoter's share and the landowner's share, plus cancellations.
• Approvals: environment clearance, fire NOC, airport NOC, water supply, each with its validity.
• Work done: % complete for excavation, basement, plinth, slabs, walls, fittings, lifts, and for roads, drains, water and street lights; plus the overall %.
• Money: amount collected and spent in the quarter and in total.
• Photos: geo-tagged, dated photos of the building and of the site display board.
• Cases: legal cases, execution cases, suo motu cases and certificate (PDR) cases against the project.

How to read it: open the last 3–4 quarters side by side. If the overall % hardly moves, photos are missing, or the latest quarters aren't uploaded, the project is likely behind, whatever the sales office says.

Buying from the landowner's share? Many Patna apartments are built on a landowner–builder agreement, and some flats are sold by the landowner. The builder must file a share memorandum showing which flats belong to whom (Regulation 4(2)). Check that your flat is in that list. If the title turns out to be defective, the builder and landowner are jointly liable for compensation (Regulation 10(2)).

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

RERA Bihar's Office Order 288 (21 September 2026), issued after a Supreme Court direction of 12 September 2025, set up three bank accounts for every registered project:

• RERA Master Account: the only account into which buyers' payments may be received. Its name must read "Name of Promoter – Project Name – RERA Master Account", and its details must be printed on the allotment letter, agreement for sale, demand notices and payment schedules.
• RERA Project Account: at least 70% of every payment moves here automatically the same 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: before paying, match the account number on the builder's demand letter with the Master Account number on the RERA registration certificate. Don't pay cash, and don't pay into a director's or "sister company" account. Money that doesn't go through the Master Account never reaches the ring-fenced project account, so that protection is lost.

Check the display board at the site

Under Regulation 8 every registered project must have a weather-proof, geo-tagged board of at least 5 ft × 4 ft at the site showing the project name, registration number, the QR code issued by RERA, the registration date, phases, towers and floors, and the builder's contact person. For a plot project, the board must also show the approved site plan with roads and services, the plot, khata and thana numbers, and the layout drawn over the revenue map. At the site visit, scan the QR code with your phone and check that it opens the same project you searched.

Check the builder and the broker

• Defaulter List: under Projects → Defaulter List (Revoked, Lapsed, Suo-Motu, Execution, PDR). The PDR list names builders against whom certificate cases were filed under the Bihar and Orissa Public Demand Recovery Act, 1914. The Execution list names builders who did not obey the Authority's orders. When a registration is revoked, the Act puts the builder's name and photo on this list (Section 7(4)).
• Old or new name: the promoter search shows "Previous Names" when a company has been renamed. Search both names.
• Orders: under Complaints → Order/Judgments and Search Complaint/Case Status, search the builder's or project's name to see past complaints and orders. 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, including property dealers and brokers, must be registered (Sections 2(zm) and 9). Check them under Agents → Registered Real Estate Agent by name, registration number or district.

Lapsed, revoked, extended: what the status means

The project isn't on RERA. Now what?

• It should be registered (over 500 sq m or over 8 flats, inside the planning area): don't book. You can report it on the portal under Report Unregistered Project; RERA Bihar says the complainant's identity is kept confidential. A builder who sells without registration can be fined up to 10% of the project cost (Section 59).
• It genuinely doesn't need registration (a small building, or outside a planning area): RERA's protections (escrow account, progress reports, RERA complaint) won't cover you. Check the land papers, the map approval and the occupancy certificate yourself, and get a registered agreement. Our plot buying guide and property fraud guide cover these checks.

Quick red-flag list

• No BRERAP number on the brochure or ad, or the number opens a different project
• Registration end date already passed, or very close to the possession date you're promised
• Last two QPRs missing, or overall progress stuck for several quarters
• Land papers on the portal don't match the papers you're shown
• Builder asks for payment into an account that isn't the RERA Master Account
• Builder or company is on the Defaulter List, or has a "Previous Name" with complaints
• Broker isn't on the registered agents list

What should you do? (our advice)

• RERA first, site visit second. Spend 15 minutes on the portal before you spend a Sunday at the sales office.
• Read the last four QPRs, not the brochure. They show work done, bookings and cases in the builder's own filing.
• 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.

RERA Bihar project check: frequently asked questions

1. How do I check if a project is registered with RERA Bihar?

   On rera.bihar.gov.in go to Projects → Search Project, choose Registration No, Project Name or Promoter Name, and search. A registered project shows a number starting with BRERAP; click it to open the registration certificate.

2. How do I know when a project's RERA registration expires?

   The registration certificate (Form 'C') says "valid for a period of … ending with" a date. The quarterly progress report also shows "Project Registration is valid upto" and whether any extension was taken.

3. Where can I see the construction progress of a project in Patna?

   On the project's RERA page (open it from the QR code in the search result). Each quarter has a Quarterly Progress Report with % work done, site photos, flats booked, money collected and spent, and cases against the project.

4. Do plot projects need RERA registration in Bihar?

   Yes, if the land is more than 500 sq m and it is in a planning area: dividing land into plots for sale is a real estate project under the RERA Act. On the portal these appear as Plotted Development.

5. Which bank account should I pay the builder in?

   Only the account named "Promoter – Project – RERA Master Account". Since RERA Bihar's Office Order 288 (21 Sep 2026), all buyer payments must be received there, and its number appears on the registration certificate.

6. What is the RERA Bihar defaulter list?

   A list on the portal of builders whose projects were revoked or lapsed, who face suo motu action, or who face execution or PDR (recovery) cases for not obeying the Authority's orders.

7. How do I check if a property dealer is registered with RERA Bihar?

   Go to Agents → Registered Real Estate Agent on rera.bihar.gov.in and search by name, registration number or district. Brokers and property dealers who sell in registered projects must register.

This article is based on the RERA Act 2016, the Bihar RERA (General) Regulations 2026 (Gazette No. 1079), RERA Bihar's Office Order 288 (21 Sep 2026), RERA Bihar's FAQs and the RERA Bihar portal as checked on 25 October 2026. Portal menus and rules can change; check the portal again before you pay. This is general information, not legal advice; for a large or complicated deal, consult a lawyer.