How do you use the property risk assessment?
- Go down the six checks and mark each one OK, Issue or Not yet. Mark OK only when you have seen the document or done the visit yourself.
- Open “Add the price, loan and your income” to add an EMI check against your take-home pay.
- Read the risk level and the list of checks still open. Work through those before you pay a token or sign an agreement.
What do the six checks cover?
- RERA registration: for a project that must register, look it up on the RERA Karnataka website and match the promoter, project name and dates with the agreement.
- Title: a property lawyer reads the chain of title documents and confirms the seller can sell.
- Encumbrance certificate: shows registered transactions on the property, such as mortgages, from the sub-registrar’s records.
- Khata and tax records: confirm the property is recorded in the seller’s name and that property tax is paid.
- Plan approval and OC/CC: the building plan is approved, and the commencement or occupancy certificate is in place as the stage of the project requires.
- Site visit: you have seen the flat, the building and the approach roads yourself.
Which documents apply depends on the property and its history. Have a property lawyer confirm the list for your purchase.
How the risk level is set
Any check marked Issue, or EMIs above your limitNo issues, but at least one check is Not yetAll six OK and the EMI check passesWeights of checks marked OK or Issue ÷ total weight (title 3, visit 1, others 2)The tool does not average a problem away. One title issue is enough to make the risk high, however many other checks are clear.
Worked example: four checks done, two open
RERA, title, encumbrance certificate and site visit are OK; khata and approvals are not yet checked. Checks done by weight is 67% (8 of 12). On a ₹ 1 Cr flat with 25% down and ₹ 2 L take-home, the EMI of ₹ 65,087 is 32.5% of pay, within a 40% limit. The level is “Open checks” until khata and approvals are done.
Worked example: everything done, one issue
All six checks are done and the EMI passes, but the encumbrance certificate shows an issue, such as a mortgage that is not closed. The level is “High risk” and checks done is 83%. Pause until a lawyer confirms how the issue will be cleared before registration.
What does this tool leave out?
- It does not verify anything for you; it records what you have checked.
- Construction quality, builder record and price. See the builder trust score and apartment quality score.
- Total cost and cash. See the should I buy this property check.
Frequently asked questions
Related answers and guides
- Real Estate Consultancy Firm vs Property Lawyer on Title
- Does RERA Require Title Insurance?
- Property Legal Verification Bangalore: 8 Checks, Title to OC
- BDA Approved Plots Checklist: Bengaluru Layout Checks 2026
Sources
- RERA project search: RERA Karnataka website.
- RBI loan-to-value limits: RBI Master Circular on housing finance.
- EMI: standard reducing-balance formula. Checks and limits: your inputs.
This is a checklist, not a legal opinion. It records what you have checked and does not verify documents. Please consult a property lawyer before acting. For property tax questions, indicative only. Please verify with your Chartered Accountant before acting.
Want a second pair of eyes on a Bengaluru property? Talk to an acre&key advisor.