Lesson 2 of 3 · 7 min
The paperwork that does the protecting
Carpet versus super built-up, what the free RERA portal shows, what the encumbrance certificate misses, and why the occupancy certificate is the finish line.
| Term | What it counts | Why it matters |
|---|---|---|
| Carpet area | The floor you can actually walk on, inside the walls | RERA requires builders to quote and sell on this |
| Built-up area | Carpet, plus the walls and balcony | Typically 10–20% above carpet |
| Super built-up | Built-up, plus your 'share' of the lobby, lifts and amenities | The 'loading' is commonly 25–40% — how 1,200 sq ft on a brochure becomes 780 sq ft of carpet |
RERA — the Real Estate (Regulation and Development) Act, 2016 — changed the default. A project above 500 square metres or eight flats must register with the state RERA authority before it can be marketed, and property agents register too.
At least 70% of buyer money has to sit in a separate escrow account for that project, so it cannot quietly fund the builder's other sites. The state RERA portal shows a project's approvals, promised dates and complaint history — and reading it costs nothing.
Put these in order
Put the checks in the order they usually run, from first look to final payment.
- Confirm the occupancy certificate exists before possession and the last payment
- Match the sanctioned building plan against what is actually built
- Pull the encumbrance certificate from the sub-registrar's office
- Have a lawyer run a title search on the land's ownership chain
- Look the project up on the state RERA portal — registration, timelines, complaints
Quick check
A builder says the flat is 'ready to move' but the occupancy certificate is 'being arranged'. What does that actually mean?
Match them up
Five words the brochure hopes you skip
Pick a term, then pick what it actually means.
Pick a term on the left.
Check yourself
1 / 3
Kabir asks
A brochure advertises 1,200 sq ft super built-up. In this lesson's example, what is the carpet area?
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