In Mumbai, a home is rarely just a purchase. It is often the largest cheque a family will ever write, and in prime western-suburb neighbourhoods like Santacruz West, that cheque runs into crores. The good news is that you no longer have to take a developer’s word for anything. Under the Real Estate (Regulation and Development) Act, 2016, every eligible project in Maharashtra must be registered with MahaRERA, and most of what you need to know is published on an official, public record.
The catch? Most buyers stop at “Is it RERA registered?” That is only the first box. This RERA checklist for Mumbai homebuyers walks you through the 12 checks that genuinely protect your money, from scanning the QR code on an advertisement to reading the fine print of your agreement for sale.
Mumbai is one of India’s most redevelopment-heavy markets. Projects often involve complex land titles, society agreements, phased approvals and long construction timelines. RERA was designed for exactly this environment. Among its core protections:
• Mandatory registration: Projects above the Act’s size thresholds cannot be advertised or sold without a MahaRERA registration number.
• Ring-fenced money: Developers must deposit 70% of the amounts collected from buyers in a separate project bank account, to be used only for that project’s land and construction costs.
• Honest measurement: Homes must be sold on RERA carpet area, the actual usable floor area of the apartment, not inflated “super built-up” figures.
• Capped advance: A developer cannot take more than 10% of the home’s cost as an advance or booking amount before a registered agreement for sale is executed.
• Accountability after handover: Structural defects and workmanship issues reported within five years of possession must be fixed by the developer free of charge.
MahaRERA has also moved its services to the integrated MahaCRITI platform, giving buyers a single place to verify projects, read disclosures and track complaints. Here is how to use it well.
Since 1 August 2023, MahaRERA has required developers to print the project’s registration number and a QR code prominently on all advertisements, including hoardings, brochures, websites and social posts. Scanning it should open the project’s official record.
Search the number on the official MahaRERA portal (maharera.maharashtra.gov.in). The same number should appear on the website, brochure, booking form, allotment letter and agreement for sale. If a project is built in phases or wings, confirm that your specific tower or wing falls under that registration.
MahaRERA’s newer certificate format goes well beyond the project name. It discloses approved and habitable floors, the number of buildings and wings, unit count and parking spaces for cars, two-wheelers and visitors. Compare these against what the sales team showed you.
Check the promoter name, partners or directors and past projects listed on the portal. Look up their earlier MahaRERA projects: were they completed on time, and do they carry complaints?
Download the title certificate or legal title report uploaded to the portal. In Mumbai, also check for redevelopment agreements, society consents and any encumbrances, such as a mortgage of the project land to a lender.
The Commencement Certificate (CC) from the planning authority shows construction is legally permitted, and up to which floor. Before you take possession, insist on the Occupancy Certificate (OC). Without an OC, a home is not legally fit for occupation and you may face issues with utilities and resale.
Developers must file periodic progress updates on the portal, quarterly status forms plus an annual audited report on how project funds are used (Form 5). These show how much work is done and whether money is flowing correctly.
The registration lists a proposed completion date. Check whether extensions have already been sought. Under RERA, if possession is delayed beyond the agreed date, you can either withdraw with a refund plus interest, or stay invested and receive interest for each month of delay.
The project page and QR record show complaints filed by other buyers, ongoing litigation and any recovery warrants issued against the promoter. A few resolved complaints are normal for a large project; unresolved patterns are not.
Your agreement must state the RERA carpet area: the net usable floor area including internal partition walls, but excluding external walls, service shafts, exclusive balconies and open terraces (which should be listed separately). Price comparisons only make sense on a per-sq-ft carpet basis.
MahaRERA prescribes a model agreement for sale. Ask the developer to highlight any clauses that differ from it, and read these closely: possession date, payment schedule, specifications, parking allotment, defect liability, and cancellation terms. Payments should be construction-linked and made only to the bank account named in the agreement.
Real-estate agents and channel partners selling MahaRERA projects must themselves be registered. Search their agent registration number on the portal before sharing documents or payments.
| ✓ | Check | Where to find it |
|---|---|---|
| ☐ | QR code & registration number on ads | Brochure, hoarding, website footer |
| ☐ | Registration status is active | MahaRERA / MahaCRITI project search |
| ☐ | Certificate matches floors, units, parking | Registration certificate |
| ☐ | Promoter identity & past projects | Promoter details tab |
| ☐ | Clear land title, no hidden charges | Uploaded legal documents |
| ☐ | Commencement Certificate covers your floor | Approvals / uploaded documents |
| ☐ | Quarterly progress updates are current | Project progress section |
| ☐ | Completion date & extensions noted | Project details / certificate |
| ☐ | Complaints & litigation reviewed | Complaints tab / QR record |
| ☐ | RERA carpet area stated in writing | Cost sheet & agreement for sale |
| ☐ | Agreement deviations highlighted; ≤10% paid before registration | Draft agreement for sale |
| ☐ | Agent is MahaRERA registered | Agent search on portal |
The best way to use this checklist is on a project you are seriously considering. Spectrum Life by TRU Realty, on the 30 Mtr. Boulevard off Juhu Tara Road in Santacruz West, publishes its MahaRERA registration number, P51800079021, along with its QR code across its marketing material, so you can start at Step 1 within seconds.
Here is what you will be verifying against the official record:
• Configurations: Vaastu-compliant 2, 3 and 4 bed residences, with jodi options, starting from ₹3.21 Cr*.
• Building profile: 8 habitable floors above two basements, a ground level and a podium, with a double-height entrance lobby.
• Lifestyle: 30+ amenities, including a cross-fit gym, mini theatre, terrace garden and crèche.
• Location: Minutes from Juhu Beach and Bandra’s Linking Road, with easy access to BKC, Andheri and the international airport.
TRU Realty’s brand promise is built on trust, transparency and technology, which is exactly why we encourage every buyer to run all 12 checks. Scan the QR code, open the certificate, read the documents, and ask our team anything that does not add up. A developer with nothing to hide welcomes the scrutiny.
Budget for more than the agreement value when buying property in Santacruz West:
● Stamp duty: as per current Maharashtra rates for Mumbai, generally 6 percent for male buyers and 5 percent for female buyers, inclusive of the 1 percent metro cess
● Registration fee: 1 percent of property value, capped at ₹30,000 for higher-value homes
● GST: applicable on under-construction homes; confirm the current rate and its treatment with the developer
● Parking, club membership, maintenance deposits and legal fees: often quoted separately
Stamp duty and registration rates can be revised by the state government. Verify current figures on the IGR Maharashtra portal (igrmaharashtra.gov.in) before publishing or advising buyers.
Call to action: Ready to verify Spectrum Life for yourself? Book a site visit, request the draft agreement and walk through this checklist with our team. Call +91 02248900849 or tap “Enquire Now”.
Scan the QR code on the project’s advertisement, or visit the official MahaRERA portal (maharera.maharashtra.gov.in) and search by registration number, project name or promoter name. No login is needed to view project details.
No. Registration creates a regulated public record and legal remedies, but it does not certify quality or guarantee timelines. You still need to review approvals, progress updates, complaints and your agreement, which is what this checklist covers.
It is the net usable floor area of an apartment, including internal partition walls but excluding external walls, service shafts, exclusive balconies or verandahs and open terraces. Developers must price and sell homes on carpet area.
Under Section 13 of the RERA Act, a developer cannot accept more than 10% of the apartment cost as an advance or application fee before executing and registering a written agreement for sale.
You can withdraw and claim a refund with interest, or continue in the project and claim interest for every month of delay until possession. Complaints can be filed online with MahaRERA.
Spectrum Life by TRU Realty in Santacruz West is registered under MahaRERA No. P51800079021, which you can verify on the official MahaRERA portal.
RERA has handed Mumbai homebuyers something they never had before: the right to verify, not just trust. Fifteen minutes on the MahaRERA portal and a careful read of your agreement can save years of stress. Use this RERA checklist for Mumbai homebuyers on every project you shortlist, and buy only when every box is ticked.
Disclaimer: This article is for general information only and does not constitute legal or financial advice. Rules and portal features may change; always verify details on the official MahaRERA website and consult a qualified advocate before purchase. *Prices are indicative, exclusive of stamp duty, registration and other charges, and subject to change. Project details are as per MahaRERA registration P51800079021; visit maharera.maharashtra.gov.in for registered information.
TRU Realty began in Pune with a vision rooted in trust, built on transparency, and driven by technology. As we bring this legacy to Mumbai, we aren’t just adding towers to the skyline. We’re reimagining what real estate should feel like. For us, the 'U' in TRU stands for you, the customer. Your aspirations, your needs, your lifestyle. Everything we design begins and ends with YOU in mind.
Site Address:
Spectrum Life, 30 Mtr. Boulevard, Santacruz (W), Relief Road, Juhu Tara Road, Mumbai, Maharashtra 400054
The project has been registered via MahaRERA - P51800079021 and is available at website Maharera under registered projects. For more information visit: https://maharera.maharashtra.gov.in/
