UP RERA: Registration, Project Search, Complaints, & Updates

Purchasing real estate in Uttar Pradesh now is far more secure after the coming of UP RERA. The Uttar Pradesh Real Estate Regulatory Authority has made a fence between the homebuyers and the developers, ensuring that every transaction is transparent and accountable. Whether you are going to buy property in Noida or looking for projects in Lucknow, know how the UP RERA is going to prevent you from fraud and delays.

So, from registering with UP RERA to filing complaints with the regulator and checking the status of your project, this detailed guide has everything you need to know. Let's check how this regulatory organisation has changed the playing field and is going to revolutionize real estate in India's most populous state.

What is UP RERA and Why Was It Established?

UP RERA, or the Uttar Pradesh Real Estate Regulatory Authority, is a body constituted under the Real Estate (Regulation and Development) Act, 2016. The central RERA Act was enacted by the Indian Parliament on 25th March 2016 and came into force on the 1st of May 2016. But UP RERA came into force on October 27, 2016, before the registration of the rules of RERA, thereby making Uttar Pradesh one of the earliest states to notify this important legislation.

The Authority has its headquarters in Lucknow with one regional office at Greater Noida for better service to the NCR region. Presently chaired by Sanjay R. Bhoosreddy, UP RERA has transformed the entire state of real estate deals.

What Are the Primary Functions of UP RERA?

UP RERA caters to the needs of various participants of real estate in the state of Uttar Pradesh. Here are its functions:

• It registers and keeps track of all the qualified real estate projects.
• Has a certified promoters and firms database.
• RERA provides a clear platform for buyers to cross-check all the details of the project.
• Complaints and disputes concerning these products are dealt with by that system.
• Make sure that builders have separate bank accounts for each project.
• Imposes heavy fines for non-compliance and breach.

It deals in so many sectors, both residential and commercial, that it does good business if you are searching for property for sale in Ghaziabad or looking for land or commercial space around UP city, or even warehouses.

Why Does UP RERA Matter for Homebuyers?

Before RERA, homebuyers in Uttar Pradesh were striving against many odds. Project delays were the norm, builders repeatedly changed plans without consent, and getting refunds was impossible. UP RERA, trajectory altered markedly.

Today, if you are looking for a property under 50 lakhs in Greater Noida, you can cross-check every statement made by the builder. The UP RERA platform allows for full details of the project, which includes sanctioned layouts, timeline commitments and the track record of the builder.

Key Benefits at a Glance

• Transparency: All information relating to every registered project is available on the website to the public. You can look up approvals, land titles, completion dates, and even quarterly progress reports.
• Legal protection: Your complaints are not left to bureaucratic inertia under the 90-day grievance redressal system. Buyers can raise complaints against builders and get justice in a timely manner.
• Financial Security: 70% of the money builders collect from buyers must be deposited in a separate escrow account. This prevents the drain of funds and guarantees that your funds alone are going towards your work.
• Standardisation: The definition of "carpet area" is well-established, now removing ambiguity over super built-up area and usable area.
• Compensation for Delay: If a builder fails to deliver on time, they are liable to pay interest to homebuyers at the same rate that homebuyers are being charged for delayed payments.

Who Needs to Register with UP RERA?

Not all of those working in the real estate industry need to be registered, but there are the following must-have categories:

Which Projects Require Registration?

Register with UP RERA for any real estate project in a land measuring more than 500 square feet or containing more than 8 apartments prior to advertising or selling. This applies to:

• Residential apartments and plotted layouts
• Shopping malls and retail outlets
• Mixed-use projects
• Industrial real estate

Every stage of development is considered an individual project; hence, even though pre-RERA phases were sold, new phases require registration.

Is Registration Mandatory for Promoters and Agents?

• Promoters/Developers: Developers who are selling projects will need to be registered themselves and then the project will need to be registered. Its sale, or even advertisement for sale, without registration, is unlawful.
• Real Estate Agents: UP RERA has made it mandatory for the agents to undergo a three-day training program and appear for the exam from 1 August 2024. This guarantees buyers and sellers that the agents representing them have been educated in RERA compliance, ethical conduct and how to properly handle clients.

If you are dealing with real estate agents in Prayagraj or any other city in UP, always check their registration on RERA before you deal with them.

How to Register with UP RERA - Step-by-Step Process?

How Do Promoters Register with UP RERA?

Promoter registration is a prior requirement before a project can be listed. Here is how it works:

1. Go to the official UP RERA Website at up-rera.in
2. Go to the tab 'Registrations' and in the dropdown menu, click on 'Promoter'.
3. Type in your mobile number and you will receive an OTP to verify.
4. Provide full details such as name, PAN, Aadhaar and business details
5. Upload the necessary documentation (we will get into these later)
6. Submit and get your promoter registration number.

As a registered promoter, you can now register your projects individually.

How to Register Your Project with UP RERA?

Application for registration requires further information:

1. Log in with your Promoter ID and password.
2. From the dashboard, click on 'Project Registration'.
3. Fill in all the relevant details of your project, like land size, number of units & project class.
4. Submit architectural drawings, approvals and land title records.
5. Set a quarterly goal for how many projects you want to complete.
6. Bank account for the obligatory escrow account
7. Please pay the registration fee applicable to the size and type of your project.
8. Get your project registration number.

How Can Real Estate Agents Register with UP RERA?

Real estate agents have to go through a different process:

1. Go to the UP RERA portal and click on 'Agent Registration.'
2. Enter personal details as well as Aadhaar and PAN details
3. Submit identity proofs and a recent photograph
4. Submit your business registration documents (for firms and companies)
5. The necessary training must be completed
6. Get certified, learn more about certification
7. Submit the current registration fee, if any.
8. Get your agent registration number, which is valid for 10 years.

What Are the UP RERA Registration Fees?

Real estate agents need to understand the fees so that they can budget effectively. Awareness of the fees when registering and renewing, whether as an individual or a business, allows one to plan financially. Let's have a look at this table:

For Real Estate Agents

Agent Type	Registration Fee	Renewal Fee
Individual Agent	₹25,000	₹5,000
Partnership/Company	₹2,50,000	₹50,000

For Projects

Residential Projects:

• Up to 1,000 sq.m.: ₹10 per square meter
• Above 1,000 sq.m.: ₹500 per 100 square meters

Commercial Projects:

• Up to 1,000 sq.m.: ₹20 per square meter
• Above 1,000 sq.m.: ₹1,000 per 100 square meters

Other Charges

• Filing a complaint: ₹1,000
• Appeal under Section 44: ₹1,000
• Withdrawal of registration application: ₹50,000 or 10% of registration fee (whichever is higher)

How to Search for UP RERA Registered Projects?

Before investing in any real estate, it is necessary to perform a UP RERA project search. This verification procedure requires only a few minutes, but it can keep you away from several years of hassles.

What is the Step-by-Step Process for Project Search?

1. Go to the UP RERA website
2. Now, under the Important Links section, click on the Registered Projects
3. Apply the filters such as District, Promoter Name, or Project Name to narrow down the results
4. Type the security code Captcha
5. Press "Search and View Details"
6. Go through the full details of the project, like registration number, date of completion and promoter details

You can also verify projects if you are searching for projects in Agra or in any other region of Uttar Pradesh.

What Information Can You Find About a Project?

When you open a detailed page of a project, you will know about:

• Registration No. and Validity Period of the RERA Registration.
• Declared date of completion of the project.
• Total land area and total number of units.
• Approved layout plans and/or floor plans.
• Status of different clearances.
• Contact details and track record of the promoter.
• Reports on progress made on a quarterly basis.
• Any pending complaints or litigations

From July 2024 onwards, all registered projects are also required to carry QR codes in their advertising materials. This QR code scan directly leads you to the authentic UP RERA project details, making verification so much easier.

How to File Complaints Through UP RERA?

Though it is rare, disputes may occur even with regulations. UP RERA has a strong provision that can resolve grievances speedily as well as impartially.

What Are the Common Reasons for Filing Complaints?

• Holding possession longer than was agreed upon in the contract
• Alteration to the specification of the project without the consent of the buyer
• Inferior building workmanship or structural defects
• Facilities that were promised but were not delivered
• The project is cancelled, but the money won't be refunded
• Deceptive advertising and false advertising are closely related
• Breach of the registered project scheme

How to File a Complaint Online with UP RERA?

The process of filing a complaint is simple:

1. Visit the UP RERA website and under the focus area tab, click on 'Complaints.'
2. From the drop-down menu, select "Register Complaint".
3. Select your mode of login (email or OTP).
4. If you are a new user, click on 'Register' to Sign Up.
5. After you log in, you can "Register New Complaint (Form M)".
6. Provide complete details of the project, the builder and your complaint.
7. Upload documents like:

• Sale agreement or booking form
• Payment receipts
• Communication with the builder
• Any other relevant evidence

8. The complaint fee of ₹1,000 must be paid online.
9. Submit and keep your complaint number for tracking
10. The authority has a target to complete the disposal of complaints within 90 days of filing, but it may take longer in difficult matters.

How to Track Your UP RERA Complaint Status?

You can track the status of your complaint in real-time after submitting it:

1. Visit the UP RERA website
2. Under 'Complaints', and select 'Complaint Status.'
3. Input your complaint number and captcha
4. Hit 'Submit' for current status check

The status page shows:

• Date on which the complaint was registered
• Bench allocated (Lucknow or Gautam Buddh Nagar for NCR projects)
• Date of next hearing
• Present phase of proceedings
• If any interim order has been passed
• First order (once decided)

You will also receive email and SMS notifications at every stage of the process, so you are informed on the go without the need to log in.

How Do UP RERA Case Proceedings Work?

What is the Hearing Process?

After you have filed your complaint, here is what usually happens:

1. The complaint is assigned to the proper bench according to the location of the project
2. Both parties are informed about the date of the hearing (see UP RERA cause list)
3. A case is generally heard three to four times before it is disposed of
4. The bench considers the evidence, hears arguments and may require production of further documents
5. A final order is passed and uploaded to the portal
6. The order is emailed to both parties.

What Happens If Orders Aren't Complied With?

At times, builders can get away with non-compliance even after getting a favorable order. UP RERA has a provision to deal with such circumstances in the following way:

Recovery Certificate (RC) Procedure: When the builder doesn't comply with the order, he is given a date and a warning by UP RERA, on expiration of which a Recovery Certificate is issued. The sum payable is then treated as arrears of land revenue and the District Collector recovers it as per the revenue rules of the state. This might involve:

• Sale and attachment of the builder's movable and immovable property
• Freezing bank accounts
• Sealing construction sites

After due verification, the amount realized is credited directly to the home buyer's bank account.

What Has Been UP RERA's Recent Performance and Impact?

The figures tell the whole story of how effective UP RERA has been:

2025 Achievement Highlights

• 308 projects registered with an investment of ₹68,328 crore (19% increase from 2024)
• 84,976 units sanctioned for the entire state (of which 13,805 were urban) (the growth rate was 22.5%)
• Total complaints received are 57,626, and resolved complaints are 50,025. (Resolution rate is 86.8%)
• Rs 1,360 cr released to the homebuyers through the recovery process
• Rs 128 crore breaches recovered in 2025 alone from defaulting developers

Which Are the Top Performing Districts?

• Noida leads with 69 projects and 37,199 units, amounting to an investment of ₹37,161 crore. This is the highest number for a city in UP and is an indication of the growing number of residential and commercial property buyers in the city.
• Lucknow comes at the second jumb with 67 projects and 13,668 units with an investment of Rs 9,398 crore, which highlights that the capital city's real estate market is growing.
• Ghaziabad is third with 29 projects and investments of ₹12,750 crore, due to its closeness to Delhi.

What Documents Are Required for UP RERA Registration?

For Promoter/Project Registration

• PAN Card of the promoter or firm/company
• Aadhaar Card
• Audited Balance Sheet of the previous year
• Income Tax Returns of the Last 3 Years
• Deed of the land
• Encumbrance Certificate to establish a Clear Title
• Approved building plan with layout
• NOCs from the concerned authorities (fire, environment, etc.)
• Partnership deed or the Memorandum of Association (if any)
• Information about architects, engineers and contractors
• Bank details for the escrow account

For Agent Registration

• PAN Card along with Aadhaar Card
• Recent photograph (passport size)
• Proof of address (electricity bill, water bill, etc.)
• Company or Firm Registration Documents (in case of firms and companies)
• Bank Details
• Certificate of completion of training
• Certificate of passing the Exam

What Are the Penalties Under UP RERA?

The Act contains the following severe punishments to compliance its:

• Failure to register: Maximum of 10% of the project cost, 3 years jail term or both
• Providing false information: 5% of the estimated cost of construction
• Advertising without registration: Heavy fines and other legal ramifications
• Misappropriation of funds: Jail for up to 3 years and a heavy fine
• Failure to comply with such orders: Forfeit daily until the orders have been complied with.

What Are the Recent Updates and Guidelines from UP RERA?

QR Code Requirement (July 2024)

All the promotional materials now have to carry a QR code that takes the user to the UP RERA page of the project. This includes brochures, website, hoardings and even advertisements on social media.

Completion Certificate Protocols

UP RERA has also instructed the housing authorities to ensure that the name that appears on the completion certificate is that of the individual whose name is registered. It avoids confusion at the time of execution of the conveyance deed and possession delivered.

Training Reservations for Agents

The RERA Act three-day compulsory training addresses the Act, ethical behaviour, market understanding, client management and technical skills. It has made a substantial difference in agent professionalism statewide.

Conclusion

Uttar Pradesh RERA has indeed brought a positive transformation in real estate transactions in the state of UP. So whether you are buying a home in Varanasi or investing in Noida, this authority provides essential protection and straightforward regulations. Before anything else, verify if the project is registered on UP RERA's website. After reading about the builder's previous projects as well as the quarterly ones, they're all free and they're all recent. In addition, the 53% jump in investment to ₹68,328 crore in 2025 is further evidence that buyers now feel secure. And this confidence is not unfounded, as they are UP RERA protecting their money and rights. In other words, the crisp property buyer remains untarnished. RERA is your friend. Use these permits and approvals and inspectors to your advantage to get a smooth run on your property path in UP. You can also search verified real estate projects and real estate agents on RealEstateIndia to make the right decisions conveniently.

Frequently Asked Questions About UP RERA

1. How to check RERA Registration in UP?

Proceed to the up-rera.in and then choose 'Registered Projects' on the homepage and enter the name of the project or the registration number. You can also use the verification tool by choosing the type of certificate and entering the number.

1. How to check UP RERA registration number?

The registration number is displayed on all official project marketing materials. Enter the details, and they will come up with the rental listing on which the registration number is printed.

1. How to complain in UP RERA?

Log in to the UP RERA portal, go to Complaints, choose "Register New Complaint", complete Form M with your information, attach proofs, pay ₹1,000, and submit.

1. What is the UP RERA cause list?

A "cause list" is a schedule for hearing a case in court. It will enable the parties to know the day of the hearing for their cases.

1. Can I appeal against a UP RERA order?

You can appeal under UP RERA against it to the UP RERA Appellate Tribunal (UPREAT) within 60 days. You should pay 30% of the penalty amount at the time of filing the appeal.

1. How long does UP RERA take to resolve complaints?

Even if the complaints are on the complex side, they should be resolved within three months.