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The Uttar Pradesh Real Estate Regulatory Authority (UP RERA) came into effect on October 27, 2016, and plays a crucial role in keeping the real estate sector fair and transparent in the state. It was established under the Real Estate (Regulation and Development) Act, 2016 (RERA Act) passed by the Indian Parliament and aims to protect the rights of homebuyers, streamline project registration, and promote investments in real estate across Uttar Pradesh.

Let’s break down everything you need to know about UP RERA in simple terms from registration to complaints and agent certification.

What is UP RERA and Why Was it Formed?

UP RERA works as a watchdog to ensure that developers, agents, and property transactions follow set rules. It covers both residential and commercial properties. The primary aim is to eliminate delays, false promises, and fraud in the real estate market. This ensures that homebuyers get what they are promised and on time.

If a developer violates rules, UP RERA has the authority to penalize them. The penalty may include a fine or even up to 3 years of jail.

Benefits of UP RERA for Buyers and Developers

UP RERA benefits buyers, agents, and developers alike. Some of the major advantages include:

• Buyers can now verify details about the builder and project on the official UP RERA website.

• Transparency is maintained through regular updates from promoters on project status, inventory, and approvals.

• Buyers are protected in case of project delays. Developers are required to pay EMIs on behalf of buyers if possession is delayed.

• If a buyer faces issues, they can file a complaint online or offline.

• The authority ensures all promotional content includes the RERA registration number, avoiding misleading claims.

• It also ensures quick dispute resolution and maintains fairness.

Who Must Register Under UP RERA?

Any real estate project in Uttar Pradesh that is larger than 500 sq. meters or has more than 8 apartments must register with UP RERA. Additionally, every real estate agent and property promoter working in the state is required to register.

Failure to register can lead to legal action. Both new and ongoing projects must comply.

How to Verify a RERA Registered Project?

To avoid falling into legal or financial trouble, buyers are advised to verify the registration status of a project or agent:

1. Visit the official website – www.up-rera.in

2. Scroll down to the ‘Important Links’ section.

3. Click on ‘Registered Projects’.

4. Type the name of the project or promoter to check their details.

5. To see more information, click on the eye icon under the ‘Details’ column.

The site also allows you to check registered promoters and agents under similar steps.

Deregistered Projects: Stay Alert!

UP RERA publishes a list of deregistered or defaulter projects on their site. This helps buyers avoid projects that have failed to meet legal obligations.

Steps to check:

• Visit the UP RERA site.

• Go to the ‘Search’ section under Important Links.

• Click on ‘Deregistered Projects’ to view the list with names, registration numbers, and promoter photos.

How to Register as a Promoter or Developer?

To register a project as a promoter:

1. Visit www.up-rera.in.

2. Click on Registrations > Promoter.

3. Enter your mobile number and verify with OTP.

4. Fill out the form with details such as name, contact, PAN, Aadhaar, etc.

5. After registering as a promoter, go back and register the project under the Project section.

You'll need to upload documents like:

• PAN card

• Project plan

• Parking details

• Title deed

• Encumbrance certificate

• Balance sheet

• ITRs (last three years)

• Agreement documents

UP RERA Registration Charges

Here’s a breakdown of the registration charges:

For Agents:

For Promoters:

Other Charges:

• Complaint or appeal: ₹1,000

• Withdrawal of application: ₹50,000 or 10% of fee (whichever is higher)

Real Estate Agent Certification is Now Mandatory

From August 2024, UP RERA has made it compulsory for all real estate agents to undergo a three-day training program and pass an exam to become certified. This move promotes ethical conduct and better client handling.

Training covers:

• RERA Act basics

• Ethical practices

• Market and technical knowledge

• Client relationships

After passing, agents receive a certification signed by UP RERA.

Complaint Filing Process: Online and Offline

Online Process:

1. Go to www.up-rera.in

2. Click on ‘Complaints’ > ‘Register Complaint’

3. Log in using your email ID.

4. Choose “Register New Complaint (Form M)” and fill out the form.

5. Upload documents such as sale agreement, payment receipts, and allotment letter.

6. Pay ₹1,000 as a complaint fee.

7. Submit and download the complaint copy for reference.

8. Send a self-attested hard copy to the Lucknow or Noida office.

Offline Process:

• Visit the nearest RERA office.

• Collect or download and fill the complaint form.

• Submit required documents and fee.

• Collect the receipt and acknowledgment.

Complaints for Non-RERA Projects

If your project is not registered under RERA, check if it meets the eligibility. If yes, the builder must register it. If not, you can:

• File a complaint with a consumer court.

• Hire a property lawyer to send a legal notice.

• Consider filing under Insolvency and Bankruptcy Code (IBC) for serious issues.

Make sure to collect all documents: builder-buyer agreement, receipts, bank statements, etc.

New Guidelines for Completion and Occupancy Certificates

In May 2024, UP RERA directed planning authorities to ensure that names on Part-CC and Part-OC match registration details. Temporary certificates are no longer allowed to prevent confusion during possession or registration.

Contact Details for UP RERA

Head Office (Lucknow):
Naveen Bhavan, Kala Kankar House, Old Hyderabad, Lucknow – 226007
+91 9151602229 / +91 9151642229
jointsecretary@up-rera.in

Regional Office (Greater Noida):
H - 169, Gamma II, Estate Sector, Greater Noida, Uttar Pradesh – 201308
+91 9151672229 / +91 9151682229
deputysecretary@up-rera.in

For general queries: contactuprera@up-rera.in

Final Thoughts - UP RERA

UP RERA is an important tool to keep the real estate sector in Uttar Pradesh safe and regulated. Whether you're a buyer, promoter, or agent, it’s crucial to follow RERA rules to ensure transparency and legal protection. The online portal simplifies everything from project registration to complaint filing. Before making any real estate decision in Uttar Pradesh, it’s always wise to visit the UP RERA website and double-check every detail.