In May 2016, the Real Estate (Regulation and Development) Act — popularly known as RERA — changed Indian real estate forever. Before RERA, developers could take buyers' money, miss deadlines by years, change floor plans without permission, and face little consequence. RERA changed this equation by mandating project registration, financial accountability, and buyer grievance mechanisms.
In Telangana, the implementing body is TSRERA (Telangana State Real Estate Regulatory Authority), operating under the state government. If you're buying an apartment, villa, or even a plotted layout in Telangana, understanding RERA and how to verify project registration is one of the most important protections you can exercise.
What is RERA and What Does TSRERA Cover?
The Real Estate Regulatory Authority Act mandates that every real estate project above a specified threshold must be registered with the state RERA authority before marketing or selling.
What Projects MUST Register with TSRERA
Under the Act, registration is mandatory for:
- Plotted layouts: Any layout development with an area above 500 square metres or where the developer plans more than 8 plots
- Apartment projects: Any project with more than 8 units or above 500 sq.m area
- Commercial projects: Office or retail projects above threshold
- Phase developments: Each phase of a larger project must be registered separately
What is Exempt from TSRERA Registration
- Projects where construction is already complete and occupancy certificate has been received before RERA notification
- Individual plot sales below the threshold (one seller, one buyer, no layout development)
- Renovations or repairs of existing buildings
Important nuance for plot investors: While individual open plot sales may not require RERA registration, the underlying layout development typically does. Always ask for the layout's RERA registration, not just the sale of individual plots within it.
How to Check TSRERA Registration: Step-by-Step
The TSRERA portal at tsrera.telangana.gov.in is surprisingly user-friendly and provides comprehensive project information.
Step 1: Visit the Portal
Go to tsrera.telangana.gov.in and navigate to the "Project Registration" or "Search Projects" section on the homepage.
Step 2: Choose Your Search Method
You can search by:
- RERA Registration Number (e.g., P02400000001 format)
- Project Name (partial name search works)
- Promoter/Developer Name
- District
Step 3: Enter Your Search Details
If you have a RERA registration number from the developer's brochure or sale agreement, enter it directly. Otherwise, enter the project name or developer name.
Step 4: Review the Project Details
Once you find the project, the TSRERA portal shows:
- Project registration number and status (Active / Lapsed)
- Project name and address
- Promoter details (company name, PAN, registered address)
- Sanctioned plan details (approved layout, floor plans)
- Declared completion date
- Escrow account details (bank and account number)
- Quarterly progress updates uploaded by promoter
- Number of units sold vs. available
- Complaints filed against the project (if any)
Key Things to Verify on the TSRERA Portal
Simply finding a project on TSRERA is not enough — you must verify several specific details:
1. Registration Validity
Check that the registration is currently active and not expired. Promoters are required to renew RERA registration if the project extends beyond the originally declared timeline. An expired registration means the developer hasn't complied with renewal — a yellow flag.
2. Declared Completion Date vs. Actual Status
This is the most revealing check. Compare:
- When did the promoter declare the project would be completed?
- What is the current status of construction based on quarterly updates?
If a project was declared complete by December 2024 but quarterly updates show only 40% work done as of mid-2026 — that's a serious red flag and grounds for buyer action under RERA.
3. Escrow Account Compliance
RERA requires developers to maintain a dedicated escrow account where at least 70% of all collections from buyers must be deposited. This money can only be withdrawn proportionally as construction progresses and after a certified engineer's endorsement.
Check if the project lists an escrow account. If not, or if the escrow disclosures seem incomplete, the developer may be diverting funds — one of the leading causes of project stalling.
4. Approved Plans Match Brochure
Cross-check the approved floor plan/layout plan uploaded on TSRERA with what the developer showed you in their brochure or sales office. Discrepancies in unit count, tower locations, amenity areas, or road widths are major concerns.
5. Complaints Filed
The TSRERA portal shows if any complaints have been filed by other buyers against the project. Multiple complaints — especially about delays, refunds, or documentation — are serious warning signs.
Red Flags to Watch For
| Red Flag | What It Means | Action |
|---|---|---|
| Project not found on TSRERA | Either exempt, or unregistered (illegal) | Verify exemption; be very cautious |
| Registration status "Lapsed" | Developer didn't renew despite ongoing sales | Do not buy until renewed |
| Completion date extended 3+ times | Chronic delay pattern | Negotiate strong penalty clauses |
| No escrow account disclosed | Financial mismanagement risk | Consult lawyer before proceeding |
| Multiple consumer complaints | Other buyers have issues | Read complaints carefully |
| Floor plans differ from brochure | Unapproved modifications | Demand clarification and amended approval |
Your Rights Under RERA as a Buyer
RERA is not just a registration requirement — it's a comprehensive buyer protection law. Key rights:
Right to Refund + Interest for Delays
If a developer fails to deliver possession by the registered completion date, buyers are entitled to:
- A full refund of all amounts paid with interest
- OR continued investment with interest on the delay amount (typically SBI MCLR + 2%)
Right to Information
Buyers are entitled to all documents related to the project — title documents, layout approvals, building plans, financial statements. Developers cannot refuse these under RERA.
Complaint Mechanism
You can file a complaint directly on the TSRERA portal if a developer:
- Fails to deliver possession
- Changes plans without consent
- Refuses refund
- Violates any RERA provision
Complaints are adjudicated by the RERA authority. Decisions can be appealed to the Real Estate Appellate Tribunal.
Criminal Liability
A developer who knowingly sells without RERA registration can face up to 3 years imprisonment and a fine equal to 10% of project cost. These penalties are enforceable.
RERA for Plotted Developments: Special Notes
The application of RERA to plotted developments has some nuances:
- Layout registration: The layout developer must register if above 8 plots or 500 sqm
- Individual plot sale: The subsequent sale of a registered plot by an individual does NOT require RERA registration — it's a normal property sale
- Amenities promise: If the layout developer promised a clubhouse, gated entrance, internal roads with street lights — these are RERA obligations and enforceable if the developer fails to deliver
How AS Trusted Ensures RERA Compliance
At AS Trusted Consultancy, every project and layout we list on our platform is:
- TSRERA registration verified — we cross-check on the official portal, not developer-provided certificates
- Completion timeline assessed — we compare declared completion with construction reality
- Complaint history reviewed — any project with significant unresolved complaints is not listed
- Legal documentation cross-checked — approved plans vs. marketed plans are compared
We believe buyers deserve a curated marketplace where RERA compliance is a baseline requirement, not a bonus feature. Our team's legal advisors are available to help you independently verify any project's TSRERA status before you commit.
Don't trust a brochure when the government portal tells the whole story. TSRERA verification takes 10 minutes and could save you years of legal trouble.