Questions to Ask Your Builder Before Booking an Under-Construction Flat

Questions to Ask Your Builder Before Booking an Under-Construction Flat

Buying under-construction is risky. Builders have more information than you, and sales teams are trained to close deals. Arm yourself with these questions.

About the Project

1. "What is the RERA registration number?"

Why it matters:

• RERA registration is mandatory for projects above certain thresholds
• Allows you to verify project details independently
• Provides legal recourse if builder defaults

Verify yourself: Check on your state RERA website. Don't take their word.

Red flag: "Registration is in process" or reluctance to share number.

2. "Can I see the approved building plan and site layout?"

Why it matters:

• Approved plan shows what can legally be built
• Site layout shows open spaces, parking, amenities location
• Compare with marketing materials—they often exaggerate

What to check:

• Number of floors approved
• Open space percentage
• Parking allocation
• Height of adjacent buildings

Red flag: "We'll show you during registration" or only showing 3D renders.

3. "What approvals are still pending?"

Why it matters:

• Environmental clearance delays can stop projects
• Airport authority NOC issues have stalled many projects
• Utility connection approvals affect possession

Ask for copies of:

• Commencement certificate
• Environmental clearance (for large projects)
• Fire NOC status

Red flag: Vague answers like "all approvals are in place" without specifics.

4. "What percentage of the project is sold?"

Why it matters:

• Low sales (< 30%) = builder may face cash flow issues
• Very high sales (> 90%) = limited choice but proven demand
• Moderate sales (50-70%) = healthy project, good negotiation possible

Verify: Ask for OC forms of sold units, check RERA updates.

Red flag: "Project is selling out fast, only 5 units left" (classic pressure tactic).

About the Timeline

5. "What is the RERA-registered completion date?"

Why it matters:

• RERA completion date is binding
• Builder pays penalty for delays beyond this date
• Marketing timelines are often optimistic

Ask: "What happens if you miss this date?"

Red flag: Completion date on RERA differs significantly from sales pitch.

6. "What is the construction progress right now?"

Why it matters:

• Verify what they tell you vs. what you see
• Construction stage indicates actual completion timeline
• Funds should be linked to construction progress

Visit site and verify:

• Foundation complete: 6-12 months more minimum
• Structure up: 12-18 months for finishing
• Plastering done: 6-9 months for completion

Red flag: Claiming "4 months to possession" when only foundation is done.

7. "Can I see the construction schedule?"

Why it matters:

• Professional builders have detailed schedules
• Shows they have planned the project properly
• Helps you track progress over time

What to look for: Month-wise milestone plan.

Red flag: "We don't share that information."

About Money

8. "What is the all-inclusive price? List every cost."

Why it matters:

• Builders often quote "base price" excluding many costs
• Hidden charges can add 10-20% to advertised price
• You need to know total outflow for loan planning

Get written breakdown of:

• Base price (per sq ft × super built-up area)
• GST (5% for ongoing, nil if near completion with OC)
• Floor rise charges
• Preferential location charges (corner, view, etc.)
• Club membership
• Infrastructure development charges
• Parking (covered vs. open)
• Legal charges
• Registration and stamp duty estimate

Red flag: "These are minor charges, we'll discuss later."

9. "What is the payment plan?"

Why it matters:

• Construction-linked plan: Safest, pays as work progresses
• Time-linked plan: Risky, builder gets money regardless of progress
• Possession-linked: Good for buyer but rare and expensive

Ideal: 10-20% at booking, rest linked to construction milestones.

Red flag: Heavy upfront payment (40%+) before construction starts.

10. "Is the project funded by any bank? Can I get a home loan?"

Why it matters:

• Bank-funded projects have passed bank's due diligence
• Easier home loan approval for customers
• Bank monitors construction progress

Ask for: List of banks providing home loans for this project.

Red flag: "No banks are funding, but you can get personal loan."

11. "Are there any additional charges at possession?"

Why it matters:

• Maintenance advance (1-2 years)
• Corpus fund
• Utility connection charges
• Interest on delayed payments

Get in writing: Complete list of possession-time payments.

Red flag: "We'll let you know at possession time."

About Specifications

12. "Can I see the specifications document?"

Why it matters:

• Shows exactly what's included: flooring, fittings, fixtures
• Brand names or "equivalent" quality specified
• What you see in sample flat vs. what you get may differ

Key items to check:

• Flooring (marble, vitrified, which brand)
• Sanitary ware (Kohler, Jaquar, or local?)
• Electrical (brand, number of points)
• Kitchen platform (granite, which type)
• Doors and windows (material, brand)
• CP fittings (Grohe or Chinese?)

Red flag: "Same as sample flat" without written specs.

13. "Is the model flat using actual project specifications?"

Why it matters:

• Model flats often have upgrades
• False ceiling, fancy lighting may not be included
• Modular kitchen shown but not provided

Ask: "What in this model flat is NOT included in base price?"

Red flag: Model flat much more elaborate than specs document.

14. "What are the structural specifications?"

Why it matters:

• Earthquake resistance (RCC frame is better than load-bearing)
• Wall thickness and type
• Slab thickness
• Foundation type

For safety-conscious buyers: Ask about seismic zone compliance.

About Common Areas and Amenities

15. "When will amenities be ready? Are they included in price?"

Why it matters:

• Amenities shown in brochure may be Phase 2 (years away)
• Some amenities may have separate membership fees
• Incomplete amenities reduce your property value

Get clear on:

• Which amenities are in Phase 1 vs. later
• What's the separate cost, if any
• Timeline for each amenity

Red flag: "Club house will be ready soon" (2 years later: still not ready).

16. "What is the maintenance charge structure?"

Why it matters:

• Ongoing monthly cost affects affordability
• Builder-run maintenance often costs more
• Society formation timeline matters

Ask:

• Per sq ft maintenance charge
• What's included (security, housekeeping, etc.)
• When will society be formed
• Track record of existing projects

Red flag: "We'll decide maintenance later" or unusually high estimates.

About the Builder

17. "What are your completed projects? Can I visit one?"

Why it matters:

• Past delivery tells you future performance
• Talk to existing customers
• See actual quality vs. promises

When visiting:

• Ask residents about experience
• Check common area maintenance
• Ask about possession delays
• Check quality of construction

Red flag: "This is our first project" or unwillingness to share references.

18. "Any ongoing legal disputes or cases against you?"

Why it matters:

• RERA complaints indicate delivery issues
• Consumer court cases show pattern of problems
• Legal troubles can delay your project

Verify: Check RERA portal for complaints, search builder name online.

Red flag: Multiple RERA complaints, negative reviews everywhere.

19. "Who are the actual promoters behind this company?"

Why it matters:

• Many builders operate through multiple entities
• Past failures hidden through new company names
• Promoter track record matters more than company name

Verify: Check MCA (Ministry of Corporate Affairs) for director details.

Red flag: Reluctance to disclose or recently formed company.

About Your Rights

20. "What happens if I want to cancel? What's the refund policy?"

Why it matters:

• Life circumstances change
• Builder defaults shouldn't cost you everything
• RERA mandates certain refund rights

RERA standard:

• Buyer cancellation: Refund minus reasonable (defined) cancellation charges
• Builder default: Full refund plus interest

Red flag: "No refund under any circumstances."

21. "What if there are changes to the approved plan?"

Why it matters:

• Builders sometimes change layouts, reduce amenities
• Your flat specifications might be altered
• You should have exit option if changes are significant

RERA requirement: Builder cannot make major changes without buyer consent.

Red flag: Clause allowing builder to make "any changes deemed fit."

22. "Can I see the draft agreement before booking?"

Why it matters:

• Agreement has binding legal implications
• Many clauses heavily favor builder
• Better to negotiate before booking than after

What to look for:

• Penalty clauses (both sides should be equal)
• Possession date and delay compensation
• Specification change clauses
• Cancellation terms

Red flag: "Agreement is standard, you'll see at registration."

Document Checklist

Before booking, get copies of:

• RERA registration certificate
• Approved building plan
• Commencement certificate
• Land ownership/title documents
• Encumbrance certificate
• All-inclusive cost breakdown
• Payment schedule
• Specification document
• Draft sale agreement
• Brochure/layout plan (for future reference)

Final Advice

Never book same-day. Take time to:

1. Verify RERA details independently
2. Research builder online
3. Visit at least one completed project
4. Compare with other projects
5. Review all documents with a lawyer
6. Get home loan pre-approval

Sales pressure is their tactic, not your problem. If a builder can't answer these questions satisfactorily, they don't deserve your hard-earned money.