10 Questions to Ask a Builder Before Buying a Property in India

Visiting a builder's sales office can feel like a job interview in reverse — they're selling hard, and you don't know what you don't know. These 10 questions flip the power dynamic. Ask them all. The answers will tell you everything.

1. What is the RERA Registration Number?

Every legitimate project must be RERA registered. Ask for the number immediately and verify it yourself on the state RERA portal. If the builder hesitates or the project isn't registered — walk away.

2. What is the Exact Possession Date — and What is the Delay Penalty?

Builders often give an optimistic possession date verbally. Ask for the possession date registered with RERA (which is legally binding) and the penalty rate for delays. Under RERA, you're entitled to interest on all payments made for every month of delay.

3. What is the All-In Price Per Sq Ft?

Builders advertise 'starting at ₹X per sq ft' — but the actual cost includes floor rise charges, preferential location charges (PLC), parking, club membership, legal charges, and GST. Ask for the complete cost sheet for your specific unit before negotiating.

4. What Payment Plan Options Are Available?

• ✓Construction Linked Plan (CLP): You pay as construction milestones are reached — lowest risk.
• ✓Down Payment Plan: Pay 80–90% upfront — often comes with a 5–8% discount.
• ✓Subvention Scheme: Builder pays EMI until possession — reduces interim burden but check the fine print.

5. What Are the Exact Specifications?

Ask for the specifications list (vitrified tile grade, kitchen platform brand, sanitary ware brand, electrical brand, door wood type). Builders substitute materials post-booking — having it in the agreement protects you.

6. Has the Building Plan Been Fully Approved?

Ask to see the Building Plan approval (BPA) from the local authority and the Environmental Clearance (if applicable). Unapproved construction can lead to demolition orders or loan rejection — both catastrophic.

7. What is the Maintenance Charge Structure?

Ask: What is the maintenance corpus (one-time deposit)? What is the monthly maintenance fee per sq ft? Who manages the society after possession — an independent RWA or the builder-linked firm? High maintenance can significantly affect the property's resale and rental value.

8. Is There a Bank Loan Tie-Up?

Established builders have pre-approved home loan tie-ups with major banks (SBI, HDFC, ICICI). If the builder has no bank tie-up, it may indicate the project hasn't passed lender due diligence — a serious red flag.

9. What is the Carpet Area vs Super Built-Up Area?

Carpet area is the actual usable floor space. Super built-up area includes common areas (staircase, lobby, walls). In India, loading (the difference) ranges from 20–40%. Under RERA, builders must now quote carpet area — but always verify both numbers.

10. What Are the Builder's Previous Completed Projects?

Ask for 2–3 completed project names and visit them unannounced. Talk to existing residents about possession timeline adherence, build quality, and post-possession service. This one step has saved thousands of Indian buyers from choosing a bad builder.