First-Time Home Buyer's Checklist: 10 Things to Verify Before You Sign

Last month, a buyer came to us in a panic. He'd put down ₹8 lakh as a booking amount on a flat in Electronic City, only to discover — two weeks later — that the project's RERA registration had lapsed. The builder kept stalling. The money was stuck. It took a lawyer and three months to get the refund.

I tell this story not to scare you, but because it was entirely preventable. Ten minutes of checking would have saved him months of stress. If you're buying your first home, this is the checklist I wish someone had handed me years ago.

1. RERA registration — the non-negotiable

Every residential project must be registered with the Real Estate Regulatory Authority. Go to your state's RERA website (for Karnataka, it's rera.karnataka.gov.in) and search for the project. If it's not there, walk away. I don't care how good the price is. No registration, no purchase.

2. Title deed — go back 30 years

Get a property lawyer to trace the title deed back at least 30 years. Yes, 30. You're looking for encumbrances, liens, litigation, and any break in the chain of ownership. This costs ₹5,000-15,000 depending on the city. It's the best money you'll spend.

3. Approved building plan

Verify the plan is approved by the local planning authority — BBMP if you're in Bangalore, BMC in Mumbai. I've personally seen cases where builders add floors or modify layouts without approval. The worst-case outcome? A demolition notice after you've already moved in.

4. Occupancy certificate (for ready properties)

If you're buying a completed flat, insist on seeing the Occupancy Certificate. Without an OC, your water and electricity connections may not be legally valid. Some buyers skip this because "the building is already occupied." That doesn't mean it's legal.

5. Builder track record

This one takes effort but it matters. Visit the developer's past projects. Not the model flat — the actual delivered buildings. Talk to residents. Ask about delivery timelines, quality of construction, and how the builder handles complaints. A pattern of 2-3 year delays should tell you everything.

6. Carpet area vs built-up area

You live in carpet area. That's the usable space inside the walls. Built-up area includes walls, balconies, and common areas — it inflates the number. RERA mandates pricing based on carpet area, but some builders still try to sell on built-up. Know the difference, and do the math yourself.

7. Home loan pre-approval

Get your loan sanctioned before you start looking. Two reasons: it gives you a hard number for your budget (no more "I can probably stretch to..."), and it gives you leverage with the builder. A pre-approved buyer is a serious buyer.

8. Location homework

Infrastructure plans matter more than what's there today. Check for upcoming metro lines, road widening projects, commercial development. These drive appreciation over 5-10 years. Also — and people forget this — check flood history. Ask neighbors about waterlogging during monsoon. Pull up the area on Google Maps at street level and look at drainage.

9. Legal documentation checklist

Before you sign, make sure you have or will receive: Sale Agreement, Sale Deed, Encumbrance Certificate, up-to-date Tax Receipts, NOC from the Housing Society (for resale flats), and Possession Certificate. If the seller hesitates on any of these, that's your signal.

10. Hidden costs — budget for the real number

The sticker price is never the final price. Add these up before you commit:

• Registration and stamp duty: 6-8% of property value
• GST: 5% for under-construction (1% for affordable housing)
• Maintenance deposit: usually 2 years upfront
• Parking charges: ₹3-8 lakh in Bangalore
• Club house and amenity fees
• Legal fees: ₹15,000-50,000

I've seen buyers budget ₹70 lakh for a flat and then scramble to find another ₹8-10 lakh for these costs. Don't be that person.

Have questions about a specific property? Reach out to our team — we're happy to take a look.