Short answer: The questions to ask before buying a flat cover ten areas: RERA registration, title, approvals, khata, the full price, the payment plan, the loan, water and drainage, the building itself, and possession. Ask each one in writing, match the answer to a document, and keep the reply. A spoken yes isn't proof.
- 100 questions in 10 stages, ordered from the first site visit to the day you get the keys.
- Every answer needs a document. Our 3R rule: Request it, Reconcile it with an official record, Record the reply.
- The price isn't the cost. Add GST, about 7.6% stamp duty and registration, and the extras before you compare flats.
- Ten questions are deal-breakers. If the answer is no or "later", stop and get advice.
- Use the official portals (K-RERA, Kaveri, the khata portal) rather than the brochure.
- How should you use this list?
- Stage 1: Which questions confirm the project is registered?
- Stage 2: Which questions test the title and land?
- Stage 3: Which questions check approvals and the khata?
- Stage 4: Which questions reveal the real price?
- Worked example 1: what a ₹90 lakh quote really costs
- Worked example 2: comparing two flats by carpet area
- Stage 5: Which questions protect your payment plan?
- Stage 6: Which questions should you ask your lender?
- Stage 7: Which questions cover water, drainage and power?
- Stage 8: Which questions test the building and the flat?
- Stage 9: Which questions should you ask yourself?
- Stage 10: Which questions matter at possession?
- Which ten questions are deal-breakers?
- What mistakes do buyers make with a question list?
- What should you do if...
- Method notes and limits
- Frequently asked questions
- Talk it through with acre&key
- Sources
Buying a flat in Bengaluru involves a long list of checks, and most buyers lose money because of a question they didn't ask, not one they got wrong. This page puts the questions in the order you'll meet them. Ask them of the builder or seller, your lender, your lawyer and yourself. Where a question needs a deeper check, we link to the guide that covers it.
How should you use this list?
Don't fire all 100 questions at a sales executive in one meeting. Work through them by stage. Ask the stage 1 and 2 questions before you pay any token. Ask the money questions before you sign anything. Keep the possession questions for the handover.
For each question, apply the 3R rule, our framework for turning answers into evidence:
| Step | What you do | Example |
|---|---|---|
| Request | Ask in writing, by email or WhatsApp, and ask for the document | "Please share the RERA registration certificate." |
| Reconcile | Match the answer against an official record | Check the number, promoter name and dates on the K-RERA portal |
| Record | Save the reply and the document in one folder | A dated PDF in a folder named after the project |
If you can't reconcile an answer, treat it as unanswered.
Stage 1: Which questions confirm the project is registered?
- What is the K-RERA registration number, and can I see the certificate?
- Does the promoter name on K-RERA match the company I'm paying?
- What completion date is filed on K-RERA, and has it been extended?
- Are the quarterly progress updates filed and current?
- Are there complaints or orders against this project on the portal?
- Does the phase, tower and unit count on K-RERA match what I'm shown?
- Does every advert and brochure carry the RERA number, as s.11(2) requires?
- If the project says it's exempt, is the land 500 sq m or less, or eight flats or fewer?
- Which bank holds the project's designated account for the 70% collections?
- Is the broker, if any, registered with K-RERA?
The RERA Act requires promoters to keep 70% of buyers' money in a separate account (s.4(2)(l)(D)). Our step-by-step RERA check shows where each item sits on the portal.
Stage 2: Which questions test the title and land?
- Who owns the land, and is the project on a joint development agreement?
- If it's a JDA, is my flat in the builder's share or the landowner's?
- Can my lawyer see the title chain for at least 30 years?
- Is there an encumbrance certificate from Kaveri covering the same period?
- Is the land converted for residential use, with the conversion order?
- Is the land, or the project, mortgaged to a lender, and will I get a release (NOC)?
- Is there any court case over the land or the project?
- Do the survey numbers on the documents match the site?
- Is any part of the land in a lake buffer or near a storm-water drain?
- Is any part of the land notified for a road widening or acquisition?
Our legal checks guide explains what a lawyer reads in each document. For lake and drain buffers, see our flood risk checks.
Stage 3: Which questions check approvals and the khata?
- Which authority sanctioned the plan: a GBA corporation, BDA, BMRDA or a panchayat?
- Can I see the sanctioned building plan and the commencement certificate?
- Does the number of floors being built match the sanctioned plan?
- Has the builder applied for, or received, plan changes, and did buyers consent where s.14(2) requires it?
- Are the fire, airport height (if relevant), and environmental clearances in place?
- For a ready flat, is there an occupancy certificate for my tower?
- What khata will the flat get: A-Khata or B-Khata?
- Is the e-khata final or still a draft?
- Are property taxes paid up to date on the land or building?
- Will the khata be transferred to my name after registration, and who does it?
The khata question matters for loans and resale; see our A-Khata vs B-Khata vs e-Khata guide.
Stage 4: Which questions reveal the real price?
- What is the RERA carpet area of the flat, in writing?
- What is the super built-up area, and what loading does that imply?
- Is the price quoted per sq ft of carpet or super built-up area?
- Is car parking included, and is it a covered or open slot?
- What are the charges for clubhouse, power backup, and utility connections?
- How much advance maintenance and corpus fund will I pay?
- Is GST included in the quote, and at 5% or 1%?
- What is the guidance value for this property on Kaveri?
- What will stamp duty and registration cost?
- Are floor-rise, facing or corner charges added?
Worked example 1: what a ₹90 lakh quote really costs
An under-construction flat quoted at ₹90 lakh. Illustrative figures.
| Item | Rate | Amount |
|---|---|---|
| Agreement value | ₹90,00,000 | |
| GST (not affordable housing) | 5% | ₹4,50,000 |
| Stamp duty and registration (assuming value at or above guidance value) | 7.6% | ₹6,84,000 |
| Parking, clubhouse, connections (example quote) | ₹3,00,000 | |
| Advance maintenance and corpus (example quote) | ₹1,50,000 | |
| Total cash cost | ₹1,05,84,000 |
That's about 17.6% more than the quote. TDS of 1% (₹90,000) isn't extra; you deduct it from what you pay the builder and deposit it with the tax department. Our full cost guide breaks down each charge. Check GST and TDS with your CA.
Worked example 2: comparing two flats by carpet area
| Flat A | Flat B | |
|---|---|---|
| Super built-up area | 1,500 sq ft | 1,400 sq ft |
| RERA carpet area | 1,050 sq ft | 1,064 sq ft |
| Loading | 42.9% | 31.6% |
| Price | ₹1,20,00,000 | ₹1,15,50,000 |
| Price per super built-up sq ft | ₹8,000 | ₹8,250 |
| Price per carpet sq ft | ₹11,429 | ₹10,855 |
Flat A looks cheaper per sq ft on the brochure. Flat B gives you more usable space for less money. Always compare on carpet area. (Loading here is super built-up divided by carpet, minus one.)
Stage 5: Which questions protect your payment plan?
- Is the payment plan linked to construction stages, or to dates?
- How much do I pay before the agreement for sale is registered? (RERA s.13 caps it at 10%.)
- What happens to my booking amount if I cancel, and how much is forfeited?
- Does the agreement follow the Karnataka RERA model form?
- What is the possession date in the agreement, and is there a grace period?
- What interest will I get for each month of delay?
- What interest do I pay if I'm late with an instalment?
- Can the builder raise the price or add charges later?
- Is any "offer" (free parking, waived charges, subvention) written into the agreement?
- Who pays the pre-EMI interest if construction stalls?
Get the answers to 41 to 49 in the agreement itself, not in a cover letter.
Stage 6: Which questions should you ask your lender?
- How much will you lend against this flat? (RBI caps loan-to-value at 90%, 80% or 75% by loan size.)
- Is this project on your approved list, and what did you check?
- Will you disburse by construction stage?
- Is the rate fixed or floating, and which benchmark does it follow?
- What processing, legal and valuation fees apply?
- Can I prepay without a charge?
- What EMI will I pay, and for how long?
- Will you fund stamp duty and registration? (RBI doesn't let banks count these in the cost for loans above ₹10 lakh.)
- Do you need a mortgage NOC from the project's own lender?
- What insurance are you asking me to buy, and is it optional?
At an illustrative 8.5%, the EMI on a 20-year loan is about ₹867.82 per lakh. A ₹70 lakh loan works out to about ₹60,747 a month. Your rate will differ. More questions in our home loan guide.
Stage 7: Which questions cover water, drainage and power?
- Does the building get BWSSB Cauvery water, or is that only planned?
- How many borewells are there, and how deep do they go?
- What did the residents of the builder's older projects spend on tankers last summer?
- Is there a working sewage treatment plant, and who runs it?
- Is there rainwater harvesting, and is it maintained?
- Has the area flooded in recent years? Ask neighbours and shopkeepers.
- Is the plot lower than the road?
- Is there a separate meter for each flat for water?
- What is the BESCOM connected load per flat?
- What does power backup cover, and how is it billed?
See our water questions guide for how to read the answers.
Stage 8: Which questions test the building and the flat?
- How many flats share each lift, and how many lifts are there?
- What is the density: flats per acre, and how much open space?
- Which way does the flat face, and how much daylight does it get?
- What are the exact specifications for flooring, fittings and wiring, in writing?
- Is the show flat the same layout and specification as my flat?
- How far is the nearest tower, and what does my window look onto?
- Where are the STP, DG sets and garbage area relative to my flat?
- Are visitor parking and EV charging planned?
- When will the amenities be handed over, and will they be finished by possession?
- What is the builder's track record on its last few projects' delivery dates?
Take our site visit checklist on every visit.
Stage 9: Which questions should you ask yourself?
- Can I pay the EMI if my income drops for six months?
- What is my real commute at 9 am and 6 pm?
- Are schools, hospitals and daily shops within reach?
- Will this flat suit me in five years, with family changes?
- Am I buying to live in, or to rent out, and does the maths work for that?
- Is the metro or road I'm counting on approved and funded, or only announced?
- What will maintenance cost each month after handover?
- Have I compared at least two other flats on the same basis?
- Can I wait if the right flat isn't available now?
- Have I checked the deal with a lawyer, and tax points with a CA?
Stage 10: Which questions matter at possession?
- Is there an occupancy certificate for my tower?
- Does the flat match the carpet area in my agreement?
- Have I inspected and listed every defect in writing?
- Will defects be fixed within 30 days of notice, as s.14(3) allows for, during the five-year liability period?
- Have I received the paid-up receipts and a no-dues letter?
- Has the builder handed over the original documents, plans and warranties?
- When will the association be formed, as s.11(4)(e) requires?
- When will the builder transfer the common areas to the association?
- Is the sale deed registered in my name, and is the khata transferred?
- Am I signing anything at possession that waives delay compensation?
Our 25 final checks before possession covers the handover in detail.
Which ten questions are deal-breakers?
If any of these answers is "no", "not yet" or "trust us", stop and get advice before paying more:
- [ ] Q1: Is the project registered on K-RERA (unless genuinely exempt)?
- [ ] Q2: Is the seller the registered promoter?
- [ ] Q13: Will you show the 30-year title chain?
- [ ] Q14: Is there a clean encumbrance certificate?
- [ ] Q15: Is the land converted for residential use?
- [ ] Q16: Will the project's lender issue an NOC for my flat?
- [ ] Q22: Is there a sanctioned plan and commencement certificate?
- [ ] Q31: Is the carpet area in writing?
- [ ] Q42: Is the advance within the 10% cap before registration?
- [ ] Q91: For a ready flat, is there an occupancy certificate?
What mistakes do buyers make with a question list?
- Accepting spoken answers. A sales promise isn't in your agreement.
- Asking only the builder. Ask the portal, the lender, residents and your lawyer too.
- Paying the token first. Ask stages 1 to 3 before any money moves.
- Comparing super built-up prices. Compare on carpet area.
- Skipping the questions for yourself. Stage 9 is where affordability problems show up.
- Not keeping records. If there's a dispute, your folder is your evidence.
What should you do if...
...the builder won't share a document? Treat the question as unanswered. Most of these documents should be on K-RERA anyway.
...the answer differs from the portal? Trust the portal and ask the builder to explain the gap in writing.
...you've already paid a token? Ask the stage 1 to 3 questions now, and ask in writing what happens to the token if you walk away.
...it's a resale flat? Skip the construction questions and focus on title, khata, occupancy certificate, society dues and the seller's loan. Our first-time buyer guide covers both routes.
...the project is exempt from RERA? Your title and approval checks matter more, because you lose the RERA protections.
...you're buying from abroad? Add questions on FEMA, power of attorney and TDS. Ask your CA.
Method notes and limits
- Legal references are from the RERA Act text (ss.3(2), 4(2)(l), 11, 13, 14) and RBI's Master Circular on housing finance.
- Charges are from our full cost guide, checked against official sources on 18 Oct 2026. Guidance values are the 2023 rates still in force; check yours on Kaveri.
- Worked examples use illustrative prices and an illustrative 8.5% loan rate.
- This list isn't legal or tax advice. Lawyer note: have a lawyer read the title and agreement. CA note: check GST, TDS and tax points with a CA.
Frequently asked questions
Ask about RERA registration, title, approvals, khata, the full price, the payment plan, the loan, water and drainage, the building and possession. This page lists 100, in order of when you'll need them.
Start with the RERA number, the landowner and JDA position, the sanctioned plan, the carpet area, the all-in price, the payment plan and the possession date. Get every answer in writing.
The RERA certificate, title chain, encumbrance certificate, conversion order, sanctioned plan, commencement certificate, khata, and for a ready flat the occupancy certificate. A lawyer should read them.
Expect GST of 5% on most under-construction flats, about 7.6% for stamp duty and registration, plus parking, connections, maintenance and corpus. In our example, a ₹90 lakh quote came to about ₹1.06 crore.
Search the project on the Karnataka RERA portal. Check the promoter name, completion date, extensions, quarterly updates and complaints.
No. Only what's in the agreement for sale and official records counts. Ask for every promise in writing and check it appears in the agreement.
Check the occupancy certificate, the carpet area, defects, no-dues and receipts, original documents, the association's formation and the sale deed and khata. Don't sign waivers without advice.
Not yet. For now, copy the ten deal-breaker questions and the stage that applies to you into your notes before each meeting.
Sources
- Real Estate (Regulation and Development) Act, 2016 (India Code): https://www.indiacode.nic.in/handle/123456789/2158
- RBI Master Circular, Housing Finance: https://www.rbi.org.in/Scripts/BS_ViewMasCirculardetails.aspx?id=12824
- Karnataka RERA portal: https://rera.karnataka.gov.in
- Kaveri 2.0 (IGR Karnataka): https://kaveri.karnataka.gov.in
- IGR Karnataka, Table of Registration Fees: https://igr.karnataka.gov.in/storage/pdf-files/RegistrationFee.pdf
