A Legal Expert's Guide to RERA Project Registration in Punjab for Builders & Developers
Author: Pankaj Goyal, Advocate
*Partner, Dhunikay Associates LLP
(Expertise in Real Estate Law & RERA Compliance)
Navigating the regulatory landscape for real estate projects in Punjab can be a complex and daunting task for promoters.
The Punjab Real Estate (Regulation and Development) Act (RERA) mandates the registration of all qualifying real estate projects — a process that demands meticulous preparation and strict adherence to guidelines.
At Dhunikay Law Associates, we specialize in guiding developers, companies, societies, and partnership firms through the intricacies of RERA project registration.
Based on the official guidelines, this article provides a structured overview of the key requirements for registering a project in Punjab, specifically for entities other than individuals.
Understanding the Two-Pronged Registration Process
The registration process fundamentally involves two core profiles that must be meticulously completed:
1. The Promoter Profile:
This is your entity's master data on the RERA portal. It is primarily required when registering your first project and establishes your credibility and track record.
2. The Project Profile:
This is specific to each project you intend to register and contains exhaustive details about the project's land, approvals, construction, and finances
Part 1: The Promoter Profile – Establishing Your Credibility
Your company's or firm's profile is the foundation. The authority will scrutinize your organizational strength and past performance.
Key requirements include:
- Organizational Details: Name, type, main object, and registered address.
- Authorized Signatory: Details of the individual legally empowered to sign Form B and other applications.
- Track Record:
A detailed history of all ongoing and completed projects in the last five years, including project names, types, status, areas constructed, and any litigation or pending land payments.
- Financial & Legal Documents: You must upload:
- Audited financial statements (P&L, Balance Sheet, Cash Flow) for the last three years.
- Annual Report, Director's Report, and Auditor's Report.
- Company Registration Certificate, MOA & AOA, or Partnership Deed.
- Organization PAN Card / Aadhaar Card of promoters
Part 2: The Project Profile – Detailing Your Venture
This is where you define the project for which you are seeking registration. Accuracy here is non-negotiable.
Project Basics
- Name, type (Residential / Commercial / Industrial)
- Comprehensive note on all proposed amenities
Land Details
- Total Area & Breakdown:
Component-wise area (residential plotted, group housing, commercial, EWS, common amenities) as per the sanctioned layout plan.
- Ownership Status:
Clear declaration of land owned by the promoter and land not owned (requiring consent).
- Khasra Details:
Village-wise khasra numbers and areas.
Approvals & NOCs
You must declare the status and upload all necessary approvals, including:
- License to Develop Colony / CLU / Regularization Certificate
- Sanctioned Building Plan & Layout Plan
- NOCs from Fire, Aviation, Environment, Pollution Control, NHAI, Drainage / Mining, and other relevant authorities
Construction & Inventory Details
For building/tower projects, provide:
- Tower/Block names and the number of floors
- Detailed inventory of apartments/shops/plots, including carpet area, exclusive areas, and the number of units already sold
Financial Arrangements
- Special Bank Account:
A separate account for the project must be opened in a scheduled bank. Provide details, including a copy of a cancelled cheque.
Project Team
- Details of key professionals (Architect, Structural Engineer, Chartered Accountant) along with their RERA IDs or registration numbers.
The Critical Document Checklist – Don’t Miss Anything
Beyond the promoter's financials, the project-specific documents are vital.
Key ones include:
1. Land Title Documents:
Land Title Search Report from an advocate with at least 10 years’ experience
- Latest Jamabandi
- Legal Title Deeds (Sale Deed, etc.)
2. Non-Encumbrance Certificate:
A recent certificate confirming no pending legal charges on the land.
3. Form B:
A duly filled and notarized Form B with the exact proposed completion date.
4. Proforma of Agreements:
Drafts of the Agreement for Sale, Conveyance Deed, and Allotment Letter conforming to the latest RERA-prescribed formats.
5. CA Certificate (Form 3):
A certificate from a Chartered Accountant certifying the project cost, along with the mandatory UDIN.
6. Collaboration Agreement:
If the land is not owned by you, include a copy of the Joint Development Agreement or Collaboration Agreement along with the landowner's consent.
Why Legal Expertise is Crucial for RERA Registration
The RERA registration process is not merely a form-filling exercise — it is a legal proceeding where the information submitted becomes legally binding.
Common pitfalls we help our clients avoid include:
- Incorrect Land Ownership Declaration – misstatement can lead to serious consequences
- Non-Compliant Agreement Formats – using old formats not aligned with 2022 rules
- Inconsistent Data – mismatched layout, sanctioned plan, and application details
- Incomplete Disclosure of Litigation – non-disclosure can cause penalties and loss of credibility
Conclusion
A successful RERA registration is the first step toward building trust with homebuyers and ensuring the smooth execution of your project.
While the process is detailed, with expert legal guidance, it can be navigated efficiently and correctly.
Disclaimer
This article is for informational purposes only and does not constitute legal advice.
For detailed guidance tailored to your specific situation, please consult with a qualified legal professional.
About the Author
Pankaj Goyal is a Partner at Dhunikay Associates LLP, with a focused practice on Real Estate Law, RERA Advisory, and Project Registration in Punjab.
The firm has a proven track record of assisting prominent developers in successfully registering their projects with the Punjab RERA authority.
Call to Action
Navigating Punjab RERA registration requires precision and expertise.
Let us handle the legal complexities for you.
At Dhunikay Associates LLP, we provide end-to-end legal assistance for RERA project registration, ensuring your application is accurate, compliant, and robust
đź“ž Contact: dhunikayassociates.com | 7837249249
