How to Verify a Builder Before You Book: RERA, Escrow & Past Litigation

Published On: 2 July 2026

Before booking a flat, you should always verify the builder through three key checks: RERA registration, escrow account safety, and past litigation history because this help you understand whether the project is legally safe, financially secure, and reliable in delivery. Buying a home is a very big step. Many people only look at the price or the location. But you must look at the safety of your money first. A bad choice can lead to major delays. It can also cause legal issues. You might even lose your hard cash. Checking the developer saves you from these traps. This guide will show you how to check a builder in easy steps. Follow these rules to keep your investment safe.

1. Check RERA Registration and Rules

You must check the RERA registration number first because it proves the project is legal and approved by the government. RERA stands for the Real Estate Regulatory Authority. This law started in 2016 to protect buyers. It forces builders to follow strict rules. They must finish projects on time. They cannot change the plans without your vote. Premium projects like Arvind Sylva must show this number on all their ads. It helps you track the work progress from home.

To do this check, go to the official RERA website of your state. Type the project name or the RERA number into the search bar. The site will show you the real owner of the land. It shows the true layout plans. It also shows a clear deadline for the keys. You can see if other buyers filed complaints against the firm. Never buy a home that does not have a RERA number. It is a massive red flag.

2. Check Escrow Account Safety

You need to verify the project's escrow account because it stops the builder from moving your money to other sites. An escrow account is a locked bank account. A third-party bank manages this account. By law, the builder must put 70% of your money into it. They can only use this cash for your specific building. They cannot use it to buy new land. They cannot use it to pay off old corporate debts. This rule keeps the construction moving fast.

Good builders keep your money in safe escrow accounts in trusted banks. Experts check these accounts every 3 months to make sure everything is correct. This keeps your money safe even if the market slows down. If any builder asks for cash or a different account, stop right away. It is not safe. Always pay only through proper bank transfer.

3. Check Past Litigation History

You must look into the builder's past court cases because ongoing legal battles can halt your project for years. Litigation means any law case or court fight. A builder might have fights over land titles. They might have complaints from old buyers about the bad work quality. You can search public court websites to see their past record. Check the national consumer forum site too. Look at the local high court logs.

Look for signs of deep financial stress or fraud. Check if the firm is going broke on the government corporate portal. A clean record means the builder respects the law. It proves they deliver clear titles to buyers. Do not trust a developer with too many active court fights. It will only bring stress to your life.

4. Extra Quick Checks

You can use these same checks on real projects like Arvind Sylva to understand how verification works in real life. The project launch in November 2023, and the possession date is December 2028. It also has a valid RERA registration number: PRM/KA/RERA/1251/309/PR/111223/006465.

You can type this exact code into the government portal. The site will show you the quarterly progress reports. You can see if the work matches the December 2028 goal. It shows the bank that holds the escrow fund. This keeps your home asset safe from unexpected risks. It gives you complete peace of mind before you sign.

FAQs

1. What if a housing project does not have a RERA number?

If a project has no RERA number, do not buy it. It is illegal to sell unregistered homes. You will have no safety if the builder runs away with your cash.

2. How do I know my cash goes to the escrow account?

Check your booking form and demand letters. They must list the official RERA separate bank account. Cross-verify this exact account on the state RERA web portal.

3. Where can I find a builder's court cases online?

You can use the official e-courts portal online. Search the builder's company name on the consumer forum site. This will show you all active law fights.

4. Can a builder change the date of completion later?

No, a builder cannot change the date easily. The date on the RERA site is a strict legal promise. They face huge fines if they miss it.

5. Why is bank approval good for a project?

Bank approval means the top banks have checked the land papers. They only give loans if the project is 100% safe and legal. It acts as an extra safety check.