Buy smart. Stay protected.Reading the MahaRERA record, construction certificates and financials, and computing the safety score. This can take up to a minute the first time.
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A complete sample — every section of the real report, on an illustrative project. Yours is built from your own project's MahaRERA record. Save it as a PDF to keep.
Illustrative sample
Every section below is the real report, but this project, its promoter and every figure in it are made up for illustration. Your own report is built from your project's MahaRERA record.
Independent RERA risk vettingDetailed Project Report
Sunrise Developers · Hinjewadi, Pune
Registration, complaints & litigation on the public MahaRERA record.
Proceed only with conditions — key items need documentary confirmation before you pay.
Prioritised for where Emerald Greens — Phase 1 is today — Under construction · 71%. The full detail follows below.
The agreement is tilted to the builder
The Agreement for Sale filed with RERA rates builder tilted (48/100) for buyers.
→ Negotiate the flagged clauses before you sign.
The land carries a mortgage
A registered charge is declared (A housing-finance company).
→ Insist your flat is released from the charge (a lender NOC) at registration.
Pay no more than 10% upfront
Don't pay more than 10% of the price before a registered Agreement for Sale (Sec 13).
The buyer-side risk the public-record Safety Score doesn't capture. Higher is safer.
Active and within the registered timeline.
71% built; CC is only partial (e.g. plinth) for some wings — the upper floors aren't legally cleared yet.
The last filing was ~7 months ago — behind the expected quarterly cadence (4 filing(s) in the past year).
The agreement leans to the promoter — review the key clauses before signing.
The confirmations to get in writing first — tailored to what this project is missing.
Confirm the RERA number & phase
Amenities and timelines can differ by tower/phase — make sure you're checking the exact one you're buying.
→ Verify P52000054321 covers your building, and which amenities are registered under this phase (not a future one).
CC covers your exact floor
If the Commencement Certificate is cleared only to a lower level, your flat can't legally be built yet.
→ The CC is only partial (e.g. plinth) for some wings — don't pay more than 10% or sign for an upper floor until an updated CC is issued.
Agreement for Sale reviewed
It fixes possession date, charges, cancellation and your obligations — one-sided clauses are where buyers lose the most.
→ Have an advocate review the actual draft and negotiate the flagged clauses before signing.
Lender NOC / flat release
The land carries a registered charge; your flat must be released from the project loan at registration.
→ Ask A housing-finance company (via the builder) for the NOC / release process and timing at registration.
Carpet is the RERA-mandated basis; super built-up is the builder's quote. Your selections stay on this device and print with the report.
Emerald Greens — Phase 1 by Sunrise Developers scores 70/100on HomeBuyerSaathi's Public-record Safety Score — a medium risk record built from public MahaRERA data. The key drivers:
Under construction — 71% built, started 3 yr 8 mo ago. Watch pace vs deadline and whether your floor is legally cleared.
We auto-check what the public data shows; the rest are quick checks to run on the MahaRERA page before you book.
Future-phase amenities
VerifyAre the pool, clubhouse and play area registered under your phase — not a future one?
Risk: If tied to a future phase, the builder can legally delay them for years or swap them for another tower.
Check the phase-wise registration on the project's MahaRERA page.
Builder's agreement — buyer-friendliness
FlaggedDoes the builder's Agreement for Sale match the model form filed with RERA?
Risk: Builders file deviations from MahaRERA's model Agreement for Sale to weaken buyer protections — heavier penalties on you, longer possession grace, easier forfeiture on cancellation.
We read the Agreement for Sale this builder filed with RERA — it rates builder tilted for buyers (48/100). Biggest issue: Delay compensation to the allottee is ₹8 per sq.ft per month; interest charged to the allottee on a late instalment is 18% a year.
Conditional Commencement Certificate
Where this project sits on the RERA lifecycle — the documents mandated at this stage (on record vs not found), and the legal timelines the builder must meet, with your remedy if they breach.
A RERA obligation is being breached — read the details before you commit any money.
MahaRERA has said it can't verify every builder self-declaration — scrutiny is largely complaint-driven. We check them against the public record so you don't have to wait for a problem to surface.
Phase 1
Registration
Phase 2
Construction
Phase 3
Completion
Phase 4
Handover
This project is in Phase 2 — Construction. documents mandated by this stage are on the public MahaRERA record
We read the advocate's title-search report filed with RERA. Title risk is the hardest thing for a buyer to assess and the costliest to get wrong.
Title looks broadly clear, with caveats
The advocate's report traces an unbroken chain to the promoter through a 2019 development agreement, and notes one condition and one charge that a buyer should see discharged before paying in full.
Ownership: The land is held by the original owners, who granted development rights to the promoter under a registered development agreement of March 2019 with an irrevocable power of attorney. The promoter does not own the land outright.
Title risks to check
Charges / encumbrances noted
Verify with your advocate: Ask for the lender's no-objection releasing your flat before the final payment, and have your advocate confirm the 2021 consent terms are recorded as performed.
RERA-registered for 31 Dec 2026. The remaining ~29% would take about 10 months at a healthy ~3%/month, putting a realistic handover around Sept 2027.
A pace this project has not necessarily achieved — it is what finishing on a healthy schedule would require from here, not a projection of its own rate. Check it against the pace section below, and get any earlier verbal promise from the builder in writing.
As at 31 March 2026 the CA certifies ₹153.36 crore incurred against an estimated ₹231.10 crore, with ₹164.82 crore received from allottees and ₹157.41 crore withdrawn from the designated account, leaving ₹7.41 crore in it.
70:30 escrow rule: RERA requires 70% of buyer collections to stay in the designated account for construction. Withdrawals here broadly track the cost incurred.
₹77.7 Cr of construction cost remains, but the escrow account covers only 10% of it and 54% of inventory is unsold — the builder is heavily dependent on future sales velocity to keep pouring slabs. A slowdown could stall construction.
The document-by-document checklist is in the RERA compliance section above. Here we read the ones that carry the most risk — title, CC floor coverage, OC, encumbrance and the filed agreement.
A loan against the land is normal project finance, but insist that your flat is released from this charge (a lender NOC) at registration.
⚠ The CC Trap: if your flat is above floor 12, the municipal body hasn't yet sanctioned it — insist on the CC covering your floor before paying.
| Wing / building | Sanctioned | CC issued up to |
|---|---|---|
| Skyline Heights · Tower B |
Transparent, additive risk factors from public data — they total 30/100 of risk, which sets the safety score at 70/100. The more risk points, the lower the safety.
Registration active and within timeline.
Source: MahaRERA registration certificate
Within the originally registered timeline.
Source: Registered possession date
71% complete · 11/16 slabs.
Source: Quarterly progress report (Form 1)
2 complaint(s) across 320 units (1%).
Source: Complaints on the MahaRERA record
The land carries a registered charge (A housing-finance company) — insist your flat is released (a lender NOC) at registration.
Form 3 / escrow status
Shows funds collected vs spent, and whether 70% of collections is ringfenced in the RERA-designated account.
→ Ask for the latest Form 3 (CA) certificate and bank-account disclosure before any construction-linked payment.
Pay no more than 10% upfront
RERA Section 13 bars a builder from taking more than 10% before a registered Agreement for Sale.
→ Keep any pre-agreement token small, and ideally refundable, until these confirmations are in hand.
Copy-ready email to the builder
Subject: Documents & confirmations required before booking/signing — Emerald Greens — Phase 1 (P52000054321)
Dear Sales / CRM Team,
I am evaluating Emerald Greens — Phase 1 under MahaRERA registration P52000054321. Before making any booking or payment, or signing the Agreement for Sale, please share the following documents and confirmations in writing:
1. Latest Commencement Certificate, and written confirmation of whether it covers my exact wing, floor and flat.
2. Sanctioned layout plan, and confirmation of which amenities/common areas are registered under this project's RERA phase (not a future/larger phase).
3. Latest Form 1, Form 2 and Form 3, including project cost incurred, amount collected, withdrawals, and the RERA-designated bank account disclosure.
4. Confirmation of the A housing-finance company charge on the land, and the process/timing for a lender NOC / release of my flat from the mortgage at registration.
5. Final itemised cost sheet — agreement value, GST, stamp duty & registration, parking, floor rise, club/amenity charges, legal/document charges, CAM, maintenance, corpus and deposits, each shown separately.
6. Draft Agreement for Sale, and confirmation that the possession date, delay interest, force-majeure, cancellation and plan-change clauses comply with RERA buyer protections.
Kindly provide the above before I proceed further.
Regards,
{Your name}Does the CC cover your floor?
Risk: If the CC is cleared only to a lower floor and FSI clearances stall, your flat legally cannot be built.
CC issued only up to "12th floor" for 1 wing(s) sanctioned to higher floors — upper floors aren't legally cleared yet.
Sanctioned vs brochure layout
VerifyDoes the sanctioned layout match the sales brochure?
Risk: Section 14 bars plan changes without 2/3 consent — but builders add 'new phases' on adjacent land to raise density and block light.
Compare the brochure with the Sanctioned Layout Plan on MahaRERA.
Active litigation
FlaggedAny disputes on the project's litigation tab?
Risk: A title dispute, tenant-clearance fight or court stay can freeze construction and lock your money for years.
2 case(s) on record.
70:30 escrow account
VerifyIs 70% of collections going to the designated escrow account?
Risk: Diverting funds to a corporate/subsidiary account is the #1 reason projects stall mid-way.
Form 3 (CA) is on the public record — ask for the latest one and confirm it ringfences 70% of collections in the RERA-designated account.
Committed for 31 Dec 2026.
The last filing was ~7 months ago — behind the expected quarterly cadence (4 filing(s) in the past year).
Actively enforced: MahaRERA has issued 9,177 show-cause notices and imposed over ₹15 crore in penalties on builders for not filing their quarterly progress reports.
Your remedy: Stale QPRs are a MahaRERA violation — raise it with the Authority.
Form 3 (CA) certificate(s) are on the public record.
46% booked — society formation becomes mandatory once 51% is booked.
A builder can't take more than 10% of the price before executing and registering your Agreement for Sale.
Layout, structural or sanctioned-amenity changes require the written consent of two-thirds of buyers.
Phase 1 · Registration
Proves the builder may legally start construction, and up to which floor.
The approved design — your flat must match it.
→ Ask the builder for it — it isn't on the public MahaRERA record.
Confirms clear, unencumbered ownership (≈30-year title search).
The builder doesn't own the land — this is the registered deal with the owner that lets them sell your flat.
→ Ask the builder for it — it isn't on the public MahaRERA record.
Whether the land carries a bank charge, loan or dispute.
The builder's statutory affidavit on title, timeline and escrow.
Phase 2 · Construction
Quarterly: structure matches the sanctioned plans.
Quarterly: construction quality & structural safety.
Audits cost incurred; gates 70% escrow withdrawals.
Phase 3 · Completion
The legal green light for possession — civic services certified.
Fire-department clearance for the building.
MPCB / environment clearance.
Lift operation license.
Phase 4 · Handover
Birth of your RWA — the builder must facilitate it within 3 months of 51% booking.
→ Demand this at possession / handover.
Transfers land + common areas to the society — due within 3 months of OC.
→ Demand this at possession / handover.
Operational blueprints — handed to the society within 30 days of common-area handover.
→ Demand this at possession / handover.
“Not on record” means the document wasn't found in the public MahaRERA filing — ask the builder for it; it isn't proof the builder failed to obtain it. Phase-4 (handover) documents are buyer-side and rarely on the portal — demand them at possession. Informational, not legal advice.
AI-read from the title-search report on MahaRERA — a reading aid, not a legal opinion. Have your own advocate vet the original title documents before you transact.
Homes in this project (as registered with MahaRERA)
61% sold · disclosed 31 Mar 2026| Configuration | Carpet area (RERA) | Homes | Booked |
|---|---|---|---|
| 2BHK | 680 sq.ft | 96 | 67% |
| 3BHK | 953 sq.ft | 112 | 61% |
| 4BHK | 1,336 sq.ft | 32 | 47% |
Carpet area converted from the sq.m the promoter registered with MahaRERA (1 sq.m ≈ 10.76 sq.ft). Confirm your specific flat's carpet area against your Agreement for Sale.
Floors built (from latest Form 1)
Builder's quarterly RERA updates
Filing behind scheduleThe last filing was ~7 months ago — behind the expected quarterly cadence (4 filing(s) in the past year).
At the recent construction-spend rate (~₹32.8 Cr/yr), the ₹7.4 Cr in the RERA escrow account is about 3 month(s) of runway, against ~₹77.7 Cr of cost still to incur.
Estimated from the change in cost incurred between Form 3 filings — a leading indicator of a possible construction slowdown.
How quickly homes are selling bears on whether the builder can fund the rest of the construction. AI-extracted from the promoter's sold-and-booked inventory disclosures — verify against the originals.
For your flat's usable-area loss, use the loading-factor calculator at the top of this report (super built-up vs carpet).
AI-extracted from the latest CA certificate (as of 31 Mar 2026) — verify against the original.
| 18 floors |
| 12th floor ⚠ |
“CC issued up to” is the highest level the municipal body has cleared. If it's only Plinth/Stilt/Podium — or a floor below your flat — the upper floors aren't legally sanctioned yet. Confirm the CC covers your exact wing and floor before you pay.
A full OC is required before legal possession; a part-OC covers only specified floors/wings.
What these documents mean
Documents on record · 8 type(s), 8 filing(s)
Repeated filings of the same type are grouped; the date shown is the latest. Open any on the MahaRERA record.
Based on the documents the promoter has filed on MahaRERA. "Missing" means not found in the public record — ask the builder for it.
No orders passed yet.
Source: MahaRERA orders on the project
2 case(s) on record, 0 pending.
Source: Litigation disclosed on the project
At the current pace, completion looks unlikely by the deadline — ~29% left with ~2 month(s) to go.
Source: Progress vs the registered deadline
46% of units sold.
Source: Sold-inventory disclosure (Form 3)
Last quarterly filing was ~7 months ago — filing is behind schedule.
Source: Quarterly filings (Form 1/2/3)
RERA registration period ended on 2025-06-30 and the project isn't completed — it must be renewed to remain legal.
Source: Registration certificate validity
Mandatory model agreement; deviations weaken your protection.
→ Ask the builder for it — it isn't on the public MahaRERA record.
Maintenance accounts and the unused corpus fund transferred to the society.
→ Demand this at possession / handover.