I. The "Legal Shield" (Must-Verify Documents)

1. MahaRERA/RERA Registration: Check the RERA website for your state. Ensure the "Project End Date" and "Approved Plan" on the portal match what the salesperson told you.

2. The Title Deed (30-Year History): Confirm the seller has a clear right to sell. A lawyer should verify the "Mother Deed" to trace ownership back at least 30 years.

3. Encumbrance Certificate (EC): This proves the property is free from any existing loans or legal disputes. Ask for a "Nil Encumbrance Certificate" for the last 13–30 years.

4. Occupancy Certificate (OC): For ready-to-move flats, an OC is mandatory. Without it, your building is "illegal" in the eyes of the municipal corporation, and you may face water or electricity cuts.

5. Commencement Certificate (CC): For under-construction projects, the CC is the builder's legal "green light" to start building. No CC means the construction hasn't been sanctioned yet.
   
   

II. The Financial "Deep Dive"

1. GST & Stamp Duty Accuracy: In 2026, GST is 0% for OC-received flats. For under-construction homes, it is usually 5% (1% for affordable housing).
2. APF Number (Bank Approval): Ask for the "Approved Project Finance" number. If top banks like SBI or HDFC have approved the project, it means they have already done a preliminary legal check.
3. Maintenance & Corpus Fund: Understand the "Sinking Fund." This is a one-time payment for future major repairs. Clarify if the monthly maintenance includes property tax or if that is separate.
4. No Hidden "PLC" (Preferential Location Charges): Builders often charge extra for "Garden View" or "Higher Floors." Negotiate these early to avoid a 10% surprise in your final bill.
   
   

III. The Physical & Lifestyle Check

1. RERA Carpet Area: Ignore "Super Built-up" talk. Verify the Carpet Area (the actual area where you can lay a carpet).
2. Construction Quality: Look for "Efflorescence" (white salty deposits on walls) which indicates poor brick quality or water seepage.
3. The "Peak Hour" Commute: Don't visit the site only on Sundays. Visit on a Tuesday morning at 9:00 AM to see the real traffic situation.
4. Parking Allocation: Ensure your parking slot is "numbered" and mentioned in your registered agreement. "Open parking" is often a gray area—aim for "Covered Parking."
5. Water & Electricity Sources: Does the society rely on water tankers? If so, your maintenance costs will double in 3 years. Check for a dedicated transformer to avoid voltage fluctuations.
6. The Five-Year Warranty: Under RERA, the builder is responsible for fixing any structural defects for 5 years after handover at no extra cost to you. Get this in writing.
   
   

Summary Reference Table

Humble Advice for 2026 Buyers

Real estate is about patience. If a builder pressures you to "book today" or offers a massive discount "only for 24 hours," it is often a sign of a struggling project. Take your time, verify these 15 points, and always consult a local property lawyer for a "Title Opinion."