Short answer: The final checks before taking possession are the OC naming your tower, a carpet area that matches the agreement, a written snag list, a final demand that matches your payment plan, and a possession letter that states the handover date. That date starts your five-year RERA defect window, so it must be in writing.
- OC first: a possession letter isn't an occupancy certificate.
- Measure, then sign: check carpet area against the agreement before you accept the flat.
- Snags in writing: list them, date them, and don't sign a letter that says you accept the flat's condition.
- Your clock: RERA gives you five years from handover to report defects, and the builder 30 days to fix them.
- Our SNAG check: statutory papers, nuts and bolts, accounts, get it in writing.
Handover day feels like the end. Legally, it starts two clocks: your defect window, and your share of maintenance and taxes. Here's what to check in the week before you take the keys in Bengaluru.
S: Are the statutory papers in hand?
- The OC for your tower. Check the issuer, the date and that your block is named. See our OC and CC guide.
- The completion certificate, where the local authority issues one.
- RERA status. The project page should show completion filings. Our RERA lookup guide shows where.
- Possession letter with the handover date written in.
- Sale deed registered, or a date fixed. Use our registration checklist.
- Khata plan. Ask when the unit-wise e-Khata will be ready, then plan the mutation.
- Plans, including common areas. Section 19(5) of the RERA Act entitles you to them after physical possession (RERA Act).
N: Do the nuts and bolts work?
- Carpet area measured against the agreement. Carpet area under s.2(k) is the net usable floor area inside your external walls; our carpet area explainer has the details.
- Walls and ceilings: cracks, damp patches, uneven paint.
- Floors: tap tiles for hollow sounds; check the level.
- Doors and windows: open, close and lock each one; check the seals.
- Bathrooms and balconies: pour water and watch it drain away from the room.
- Plumbing: run every tap and flush; look under sinks.
- Electricals: test every switch and socket; check the board is labelled.
- Fittings counted against the specification list in your agreement.
- Common areas: lifts, fire equipment, your allotted parking slot in writing.
A: Do the accounts add up?
- Final demand matches the payment plan in your agreement, line by line.
- Receipts for every payment, in the names on the agreement.
- Maintenance advance and corpus, with the rate, period and holder written down.
- Utility meters and deposits: who paid, and when they move into your name. See our BESCOM and BWSSB page.
- TDS on the final instalment, if the total price is ₹50 lakh or more. Ask your CA.
G: Have you got it in writing?
- Snag list given to the builder, dated and signed, with fix dates.
- Possession letter wording. Don't sign a line saying you accept the condition of the flat while snags are open.
- Warranty cards for lifts, pumps, geysers and fittings.
- Association and common areas. RERA requires allottees to take part in forming an association (s.19(9)) and the promoter to convey common areas to it (s.17).
Worked examples
Worked example 1: a carpet area shortfall
Illustrative figures. Your agreement says 1,000 sq ft carpet at ₹9,000 per sq ft of carpet, so ₹90,00,000. Your measurements come to 975 sq ft.
| Item | Figure |
|---|---|
| Agreement carpet area | 1,000 sq ft |
| Your measurement | 975 sq ft |
| Gap | 25 sq ft (2.5%) |
| Value of gap at ₹9,000 | ₹2,25,000 |
Your tape isn't an official survey, so a few square feet means little. A 2.5% gap is worth raising. Ask for the builder's measurement sheet, and check what your agreement says about variations before you sign. Your lawyer can advise on the clause.
Worked example 2: the dates and money on handover day
Illustrative figures. The OC is issued on 15 Jan 2027, and you take possession on 1 Mar 2027.
| Item | Working | Result |
|---|---|---|
| Possession deadline, s.19(10) | 2 months from OC | 15 Mar 2027 |
| Defect window, s.14(3) | 5 years from handover | to about 1 Mar 2032 |
| Builder's fix time | per defect notice | 30 days |
| Final instalment | 5% of ₹90,00,000 | ₹4,50,000 |
| TDS on it | 1% | ₹4,500 |
| Maintenance advance | ₹4/sq ft × 1,350 sq ft × 12 months (assumed rate) | ₹64,800 |
Ask for your project's actual maintenance rate; ₹4 is an assumption. The defect window runs from the handover date on your letter, which is why that date matters (RERA Act). If the builder was late, our delayed possession guide covers your options.
The SNAG check (our framework)
| Letter | What it covers | Checks |
|---|---|---|
| S: Statutory papers | OC, CC, RERA status, deed, khata, plans | 1 to 7 |
| N: Nuts and bolts | Area, finishes, plumbing, electricals, common areas | 8 to 16 |
| A: Accounts | Final demand, receipts, deposits, TDS | 17 to 21 |
| G: Get it in writing | Snag list, letter wording, warranties, association | 22 to 25 |
If any S item is missing, pause. N items go on the snag list. A items need receipts. G items need signatures and dates.
What to carry on inspection day
- [ ] Agreement for sale, floor plan and specification list
- [ ] Measuring tape and a torch
- [ ] Phone charger to test sockets
- [ ] A bottle of water for slope tests
- [ ] A notepad, or a phone for numbered photos
- [ ] Your payment receipts
After the keys
Move the khata and utilities into your name, keep your snag list until every item is closed, and set a reminder before your defect window ends. Our first 90 days guide covers the order.
Lawyer note
The possession letter, carpet area clauses and defect claims turn on your agreement. Have a property lawyer read the letter before you sign it. Ask a CA about TDS.
Frequently asked questions
The OC naming your tower, carpet area against the agreement, a written snag list, a final demand that matches your plan, and a possession letter with the handover date.
No. The possession letter is the builder's handover document. The OC is the authority's permission to occupy the building. Ask to see the OC.
Section 19(10) of the RERA Act says allottees shall take physical possession within two months of the OC. Check your agreement for charges after that.
Five years from handover under s.14(3) of the RERA Act. The builder must fix them free within 30 days, or you can claim compensation.
Not a version that says you accept the flat's condition. Ask for the open snags and fix dates to be recorded on the letter or a signed annexure.
The OC, possession letter, sale deed or registration date, plans including common areas, warranty cards, parking allotment and receipts for every payment.
Ask for the builder's measurement sheet and check your agreement's variation clause. A large gap is worth raising in writing before you sign. Ask your lawyer.
Usually from the date in your agreement or possession letter. Section 19(6) makes you liable for maintenance and other charges as the agreement says.
Sources
Checked 19 Oct 2026.
- Real Estate (Regulation and Development) Act 2016, ss.2(k), 14(3), 17, 19(5), 19(6), 19(9), 19(10), K-RERA copy: https://rera.karnataka.gov.in/resources/staticpage/Real_Estate_Act.pdf
- MoHUA, RERA FAQ: https://www.mohua.gov.in/static/uploads/2025/12/542144159b61c980253a694f478d3a5d.pdf
- K-RERA project search: https://rera.karnataka.gov.in/viewAllProjects?language=en
- Income Tax Department, Section 393: https://www.incometaxindia.gov.in/w/section-393-6
