Is RERA registration mandatory for plots?

Yes — if the area of the proposed plotted colony exceeds 500 sq.m. or the number of apartments exceeds 8 (Section 3(1) read with Section 3(2)).

What is the difference between "deemed registration" and explicit grant?

Section 4(2) proviso — if the Authority does not grant or reject within 30 days, the project is deemed registered. The promoter receives a registration number; however, the promoter must continue to comply with all post-registration obligations.

Can the promoter accept more than 10% advance without an Agreement for Sale?

No — Section 13(1) prohibits accepting an advance exceeding 10% of the cost without first entering into a written Agreement for Sale. Violation attracts penalty under Section 60.

What is the structural defect liability period?

Section 14(3) — 5 years from possession. The promoter must rectify any structural defect or any other defect pointed out by the allottee within 2 months of intimation; failure attracts penalty up to 10% of project cost under Section 14(5).

Can a single promoter register multiple projects in one Form A?

No — each project / phase requires a separate Form A. A multi-phase project must be registered phase-wise (Regulation 3 of Registration Regulations 2017).

What is the 70:30 escrow rule?

Section 4(2)(l)(D) — the promoter must deposit 70% of amounts realised from allottees in a separate escrow account; the amount is to be used only for land cost and construction cost of the project.

Can the promoter mortgage the project for raising finance?

Only with the prior written consent of two-thirds of the allottees (Section 4(2)(l)(C) proviso read with Section 12 of Transfer of Property Act 1882).

What is the procedure for extension of registration under Section 6?

File Form E with reasons (Force Majeure, litigation, statutory approval delay, natural calamity); extension up to 1 year granted by the Authority; second extension requires Appellate Tribunal approval.

Editor's pickStartup

Rera Registration For Promoters

Looking to file for RERA promoter registration? I-Pro Solutions offers structured documentation review, government portal filing and status tracking — backed by.

Statutory basis: Real Estate (Regulation and Development) Act, 2016 (Act 16 of 2016) — Section 2(zk) (definition of "promoter"), Section 3 (mandatory registration), Section 4 (application procedure, escrow, project disclosures), Section 5 (grant or rejection of registration), Section 6 (extension of registration), Section 7 (revocation of registration), Section 8 (consequences of lapse / revocation — Authority's right to engage a competent authority for completion), Section 11 (general disclosures), Section 12 (verbal and visual particulars on website), Section 13 (advance not to exceed 10% without agreement), Section 14 (structural defect liability for 5 years), Section 17 (transfer of title), Section 18 (withdrawal rights of allottee), Section 19 (rights of allottee), Section 4(2)(l)(C) (declared completion timeline). Regulations: Real Estate (Regulation and Development) Registration of Real Estate Projects, Real Estate Agents and Disclosure on Website Regulations, 2017 (Notification G.S.R. 610(E) dated 31 May 2017).

Turnaround

7–14 Working Days

₹

Starts from

₹61,499

Money-back accuracy

Guaranteed

Total starting from

₹61,499

Professional + estimated government fee

Professional fee₹11,499 starts with

Government fee (est.)₹50,000 - ₹200,000

Turnaround7–14 Working Days

Money-back accuracy. CA/CS specialist. Tracked client portal.

CONFIRMEDverified 25 Aug 2026

Dedicated specialist

CA-led, named point of contact

Tracked client portal

Real-time status, end-to-end

Money-back accuracy

Refile-free if our error

Flat-fee pricing

No hidden charges, ever

About this service

Rera Registration For Promoters is a key regulatory filing administered by Real Estate Regulatory Authority (RERA) of the State where the real-estate project is situated. Central coordinating portal: https://rera.gov.in.. Filing is executed via **Form A — Application for Registration of Real Estate Project** (Regulation 3 of Registration Regulations 2017). Annexures to Form A: (i) Title certificate (Annexure A-1), (ii) Sanctioned plan (A-2), (iii) Approval letters (A-3), (iv) Project cost statement (A-4), (v) Declaration under Section 4(2)(l) (A-5), (vi) Encumbrance details (A-6), (vii) Draft Agreement for Sale (A-7), (viii) Photographs (A-8). For extension of registration: **Form E** (Regulation 7). For revocation by Authority: **Form D**. For amendment of registration: **Form B** (Regulation 5). under Real Estate (Regulation and Development) Act, 2016 (Act 16 of 2016) — Section 2(zk) (definition of "promoter"), Section 3 (mandatory registration), Section 4 (application procedure, escrow, project disclosures), Section 5 (grant or rejection of registration), Section 6 (extension of registration), Section 7 (revocation of registration), Section 8 (consequences of lapse / revocation — Authority's right to engage a competent authority for completion), Section 11 (general disclosures), Section 12 (verbal and visual particulars on website), Section 13 (advance not to exceed 10% without agreement), Section 14 (structural defect liability for 5 years), Section 17 (transfer of title), Section 18 (withdrawal rights of allottee), Section 19 (rights of allottee), Section 4(2)(l)(C) (declared completion timeline). Regulations: Real Estate (Regulation and Development) Registration of Real Estate Projects, Real Estate Agents and Disclosure on Website Regulations, 2017 (Notification G.S.R. 610(E) dated 31 May 2017); Real Estate (Regulation and Development) Agreement for Sale Regulations, 2016 (Notification G.S.R. 1091(E) dated 19 December 2016) prescribing model Agreement for Sale.. Our specialist-led team ensures full compliance with statutory documentation, eligibility verification, and expedited government approval.

Eligibility & thresholds

Minimum

Valid identity & address proof of applicant
Active PAN & registered business premises
Authorized representative authorization

Maximum

Compliant under applicable regulatory laws
No pending statutory disqualifications
Valid across authorized operational jurisdictions

Statutory floor

Pre-filing statutory documentation verification
Official statutory fee schedule as per authority
Mandatory periodic compliance filings post-approval

What's included

Everything in one transparent fee — no add-ons, no surprises.

Investor-Centric AOA Drafting

If you plan to raise institutional funding, standard Articles of Association (AOA) will not suffice. Venture capitalists demand specific clauses regarding right of first refusal (ROFR), tag-along/drag-along rights, and anti-dilution provisions. Our elite corporate lawyers draft sophisticated AOAs that anticipate future funding rounds, preventing costly and time-consuming structural overhauls when you secure term sheets.

Complex Multi-Founder Structuring

Co-founder disputes are the leading cause of early-stage startup failure. We don't just register your company; we advise on optimal equity splits, director roles, and authorized capital distribution. We provide templates for Co-Founder Agreements and vesting schedules, ensuring that the foundational relationship between partners is legally documented and aligned for long-term stability.

Rapid SPICe+ Processing Engine

Time is of the essence for startups. We utilize an advanced compliance engine that preemptively validates all data entered into the SPICe+ (INC-32) form. By cross-referencing PAN databases, checking DIN eligibility, and formatting registered office proofs perfectly, we eliminate typographical errors that typically cause frustrating ROC resubmission delays, ensuring first-pass approval.

Strategic Authorized Capital Advisory

Determining your initial Authorized Share Capital is a delicate balance. Set it too low, and you'll immediately face high fees to increase it during your first seed round. Set it too high, and you pay unnecessary upfront government stamp duty. We analyze your 12-to-18-month funding roadmap to recommend the exact optimal capital structure that minimizes immediate costs while accommodating your immediate growth.

ESOP Implementation Framework

Attracting top-tier talent in the startup ecosystem often requires offering Employee Stock Ownership Plans. A Private Limited Company is the only structure that efficiently supports this. As part of our premium advisory, we structure your initial cap table to accommodate a future ESOP pool seamlessly, ensuring you are ready to incentivize your founding team.

Comprehensive Post-Incorporation Toolkit

Receiving the Certificate of Incorporation is just the starting line. Within the first 30 to 180 days, you must open a bank account, appoint a statutory auditor (ADT-1), and file the Commencement of Business (INC-20A). We provide a complete post-incorporation execution service, handling these mandatory compliance milestones so you can focus entirely on product development and sales.

Government Fee Breakdown

Government charges only — separate from I-Pro's professional fee. All figures verified as of 25 August 2026.

Fee Component	Amount (₹)	Basis / Authority
Rera Registration For Promoters Statutory Fee	₹50,000 - ₹200,000	Official government fee schedule (separate from professional fee)Statutory Authority
Total Government Fee	₹50,000 - ₹200,000	(for default assumptions stated below)

Government charges only — separate from I-Pro's professional fee. Verified 25 August 2026.

Required documents

Each list identifies exactly what to provide — and what you do not need to submit. Use the accordions to expand.

›**PAN** of the promoter entity; **Aadhaar** of authorised signatory (where the promoter is an indivi — **PAN** of the promoter entity; **Aadhaar** of authorised signatory (where the promoter is an individual).
›**Audited financial statements** of the promoter for the immediately preceding 3 financial years (An — **Audited financial statements** of the promoter for the immediately preceding 3 financial years (Annexure A-4).
›**Income-Tax Returns** acknowledgements (last 3 years). — **Income-Tax Returns** acknowledgements (last 3 years).
›**Sanctioned building plan, layout plan** and approval letter from the local authority (Annexure A-2 — **Sanctioned building plan, layout plan** and approval letter from the local authority (Annexure A-2, A-3).
›**Title certificate** — clear and marketable title — from an Advocate with at least 10 years' standi — **Title certificate** — clear and marketable title — from an Advocate with at least 10 years' standing (Annexure A-1).
›**Encumbrance certificate** for the last 12 years from the Sub-Registrar. — **Encumbrance certificate** for the last 12 years from the Sub-Registrar.
›**Declaration under Section 4(2) — **Declaration under Section 4(2)
›** supported by affidavit — promoter shall comply with all statutory requirements; shall not mortgag — ** supported by affidavit — promoter shall comply with all statutory requirements; shall not mortgage the project without allottees' consent (Annexure A-5).
›**Project cost statement** including land cost (Annexure A-4). — **Project cost statement** including land cost (Annexure A-4).
›**Draft Agreement for Sale and Sale Deed** — per Agreement for Sale Regulations 2016 (Annexure A-7). — **Draft Agreement for Sale and Sale Deed** — per Agreement for Sale Regulations 2016 (Annexure A-7).
›**Freehold / leasehold status** of land — Sale Deed / Lease Deed + lessor's NOC for development (if — **Freehold / leasehold status** of land — Sale Deed / Lease Deed + lessor's NOC for development (if leasehold).
›**Approved commencement certificate** (CC) where the local authority issues CC stage-wise. — **Approved commencement certificate** (CC) where the local authority issues CC stage-wise.
›**Photographs** of the project site and the promoter's authorised signatory (Annexure A-8). — **Photographs** of the project site and the promoter's authorised signatory (Annexure A-8).
›**Litigation details** — pending civil / criminal litigation against the promoter or on the project — **Litigation details** — pending civil / criminal litigation against the promoter or on the project land.
›**Details of the promoter's directors / partners** — DIN, PAN, address. — **Details of the promoter's directors / partners** — DIN, PAN, address.
›If the project is to be developed by an **Associate / Joint Venture** — JV agreement + authorisation — If the project is to be developed by an **Associate / Joint Venture** — JV agreement + authorisation by landowner for the promoter to register the project.

How it works

Each step is labelled with who performs it — Customer, I-Pro, or the Regulator. Form names are linked to the official portal.

1
Customer⏱ 1 - 3 Days
Step 1: **Customer / I-Pro**
**Customer / I-Pro**: Identify the State RERA portal where the project is located; confirm promoter's eligibility (Section 3 thresholds).
2
I-Pro⏱ 1 - 3 Days
Step 2: **I-Pro**
**I-Pro**: Engage an Advocate of 10+ years' standing to issue a Title Certificate — covering clear and marketable title and the chain of title for the last 12 years (minimum).
3
I-Pro⏱ 1 - 3 Days
Step 3: **I-Pro**
**I-Pro**: Obtain Encumbrance Certificate from the Sub-Registrar for the last 12 years.
4
I-Pro⏱ 1 - 3 Days
Step 4: **I-Pro**
**I-Pro**: Engage an Architect / Engineer to finalise the sanctioned building plan and obtain all approvals (DCR / zoning / DPC / IOD / Commencement Certificate) from the local authority.
5
I-Pro⏱ 1 - 3 Days
Step 5: **I-Pro / Customer**
**I-Pro / Customer**: Open a **separate bank account** in a scheduled bank for the project — to receive 70% of allottees' money (Section 4(2)(l)(D)).
6
I-Pro⏱ 1 - 3 Days
Step 6: **I-Pro**
**I-Pro**: Create promoter login on the State RERA portal — generate OTP-based login.
7
I-Pro⏱ 1 - 3 Days
Step 7: **I-Pro**
**I-Pro**: Fill **Form A** — promoter details, project details, land particulars, approvals, project timeline, proposed amenities, draft Agreement for Sale.
8
I-Pro⏱ 1 - 3 Days
Step 8: **I-Pro**
**I-Pro**: Upload Annexures A-1 to A-8 + Form A-5 declaration on ₹500 stamp paper.
9
I-Pro⏱ 1 - 3 Days
Step 9: **I-Pro / Customer**
**I-Pro / Customer**: Pay registration fee — fee depends on the project area (see fee structure).
10
I-Pro⏱ 1 - 3 Days
Step 10: **System**
**System**: RERA scrutinises — within 30 days, either issues Registration Certificate (valid for the declared completion timeline) or rejects with reasons (Section 4(2) proviso — deemed registration if no decision within 30 days).
11
Regulator⏱ 1 - 3 Days
Step 11: **I-Pro**
**I-Pro**: On grant, obtain the **Registration Number** (format e.g., P51700001234 for MahaRERA) — quote on all advertisements, brochures, allotment letters, and Agreement for Sale.

Post-registration compliance

What to file next. I-Pro handles these as part of the annual compliance package.

Filing	Form	Deadline
Commencement of Business (Form INC-20A) Penalty: ₹50,000 for company + ₹1,000/day for directors (max ₹1 Lakh)	`One-time mandatory`	Within 180 days of incorporation after bank capital deposit
First Auditor Appointment (Form ADT-1) Penalty: Statutory non-compliance; prosecution of defaulting officers	`5-year tenure`	Within 30 days of incorporation by Board of Directors
Annual Financial Statements (Form AOC-4) Penalty: ₹100 per day of delay per form with no statutory ceiling	`Annual`	Within 30 days of AGM (by 29 October annually)
Annual Return (Form MGT-7) Penalty: ₹100 per day of delay per form with no statutory ceiling	`Annual`	Within 60 days of AGM (by 29 November annually)
Director KYC Verification (DIR-3 KYC) Penalty: ₹5,000 statutory fee per DIN + deactivation	`Annual`	Every designated partner / director holding active DIN by 30 September

Penalties for non-compliance

Statutory penalties under governing regulatory provisions. Avoid non-compliance delays.

Non-compliance	Provision	Penalty
Commencement of Business (Form INC-20A)	One-time mandatory	₹50,000 for company + ₹1,000/day for directors (max ₹1 Lakh)
First Auditor Appointment (Form ADT-1)	5-year tenure	Statutory non-compliance; prosecution of defaulting officers
Annual Financial Statements (Form AOC-4)	Annual	₹100 per day of delay per form with no statutory ceiling
Annual Return (Form MGT-7)	Annual	₹100 per day of delay per form with no statutory ceiling
Director KYC Verification (DIR-3 KYC)	Annual	₹5,000 statutory fee per DIN + deactivation

Common mistakes to avoid

Avoidable filing errors that cause delays or rejection. Each can be resolved before submission.

1
Mismatched applicant legal name or identity details across KYC proofs
Why: Government verification APIs cross-check with UIDAI and MCA databases and automatically flag discrepancies in spelling or dates.
Fix: Our specialists pre-validate your documents against official government databases before portal filing.
2
Submitting outdated utility bills or non-notarized commercial leases
Why: Premises proofs older than 60 days or defective landlord NOCs trigger statutory scrutiny queries and multi-week processing delays.
Fix: We verify recent billing dates and provide pre-formatted, legally vetted landlord NOC and lease formats.
3
Selecting incorrect classification, turnover slab, or statutory activity code
Why: Applications filed under inappropriate classifications attract show-cause notices and potential rejection without statutory fee refund.
Fix: We conduct a statutory scope assessment to align your application with the exact regulatory requirements.

Frequently asked questions

Everything you need to know about this service.

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