Under-Construction Project Tips — Buyer Guide

Under-Construction Project — Opportunity Ya Risk?

Bhai, real estate mein ek cheez har broker se koi na koi zaroor poochta hai — “bhai, under-construction lena chahiye ya ready-to-move?”

Aur honest jawab yeh hai — dono mein apna fayda hai, lekin under-construction mein risk bhi zyada hai. Agar tum buyer ko sahi guide nahi karte, toh deal ke baad woh tumhe hi blame karega.

Is guide mein hum UC project ke baare mein sab kuch cover karenge — kya check karo, kya document maango, aur kaise smart decision lo.

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UC Project Kya Hota Hai?

Under-Construction property woh hoti hai jo abhi bani nahi hai — ya toh foundation hai, ya floors chadh rahe hain, ya sirf plan hai. Builder future delivery date deta hai — 2 saal, 3 saal, kabhi kabhi 5 saal.

Advantages jo buyer ko attractive lagte hain:

• Lower price — ready-to-move se 15-30% sasta mil sakta hai
• Pre-launch special rates — early buyer ko best pricing
• Customization — floor plan mein changes, tiles choose karna, etc.
• Payment flexibility — construction-linked plan ya time-linked plan
• Appreciation — deliver hone tak price badh sakti hai

Lekin risks bhi hain:

• Delivery delay — builder ka promise aur actual date ka gap
• Quality issues — jo brochure mein tha woh actually nahi mila
• Builder financial trouble — project ruk sakta hai
• Legal complications — land title clear nahi thi

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Step 1 — RERA Registration Pehle Check Karo

Bhai, yeh non-negotiable hai. Koi bhi UC project bina RERA registration ke mat lena.

RERA pe kya check karo:

• Project registered hai ya nahi — state RERA website pe jao
• RERA number builder se maango — verify karo
• Completion date jo RERA mein registered hai woh dekho
• Builder ka track record — unke previous projects ka status
• Escrow account details — buyer ka paisa protected hai ya nahi

State RERA websites:

• Maharashtra: maharera.mahaonline.gov.in
• Karnataka: rera.karnataka.gov.in
• UP: up-rera.in
• Haryana: haryanarera.gov.in

Agar builder RERA number nahi deta ya “processing mein hai” kehta hai — RUN. Yeh red flag hai.

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Step 2 — Builder Ka Track Record Check Karo

Ek responsible broker ki tarah tumhara kaam hai builder ki credibility verify karna — sirf brochure pe trust mat karo.

Kya check karo:

• Delivered projects — unke purane projects time pe deliver hue ya nahi
• Possession letters — existing residents se baat karo
• Online reviews — 99acres, MagicBricks, Google reviews
• Legal cases — RERA portal pe complaints
• Financial health — listed company hai toh balance sheet dekho

Questions jo builder se poochho:

• “Aapka pichla project — kab deliver hua tha, kab ka promise tha?”
• “Current project ka escrow account kaunsa bank mein hai?”
• “Construction update kaise milega — app hai, portal hai?”

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Step 3 — Documents Carefully Verify Karo

UC project mein documents list thodi alag hoti hai. Yeh sab maango:

Builder Se Maango

• RERA registration certificate — project number ke saath
• Land title documents — developer ke paas clear title honi chahiye
• Commencement Certificate (CC) — authorities ne construction start karne ki permission di
• Approved building plan — local authority approved
• Environmental clearance — applicable projects mein
• Banker’s NOC — agar land pe loan hai

Sale Agreement Mein Check Karo

• Carpet area clearly mentioned hona chahiye — RERA ke hisaab se
• Super built-up area aur loading percentage — 20-25% se zyada normal nahi
• Possession date — specific date, “approx” mat chalega
• Penalty clause — delay pe builder kya dega
• Force majeure clause — kya kya exempt hai
• Payment schedule — construction-linked ya time-based

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Step 4 — Payment Plan Samjho

UC project mein payment plan ek critical factor hai.

Construction-Linked Plan (CLP)

• Payment milestones ke saath linked hai
• Foundation pe X%, slab pe X%, possession pe X%
• Buyer ke liye safer — agar construction ruki toh payment bhi rukti

Time-Linked Plan (TLP)

• Fixed dates pe payment — construction status se independent
• Builder ko pehle paisa milta hai
• Risky for buyer — agar project ruka toh paise gaye

Subvention Scheme

• Builder EMI bharta hai possession tak
• Attractive lagta hai lekin cost hidden hoti hai usually
• Fine print carefully padho

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Step 5 — Home Loan Pre-Approval Check Karo

Agar buyer home loan lega:

• Bank-approved project hona chahiye — major banks (SBI, HDFC, ICICI) ne project approve kiya ho
• Approved nahi hai toh loan milna mushkil hoga
• Builder se approved banks ki list maango

Pro tip: Agar SBI ne project approve kiya hai, toh developer ka due diligence already hua hai — yeh ek trust signal hai.

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Possession Ke Time Kya Check Karo

Jab finally possession milti hai, yeh checklist follow karo:

Physical Inspection:

• Walls — seepage, cracks, uneven plastering
• Flooring — tiles theek hain, grout clean hai
• Plumbing — taps, showers, flush — sab check karo
• Electrical — sockets working, earthing done
• Doors/windows — smooth operation, locks working
• Common areas — lift, parking, lobby — as promised

Documents at Possession:

• Occupancy Certificate (OC) — municipality se
• Completion Certificate (CC) — structural completion
• NOC from fire department
• NOC from electricity board
• Society formation documents agar applicable

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Red Flags — In Chezon Se Bachao Apne Buyers Ko

Project mein mat jayein agar:

• RERA registration nahi hai
• Builder delivery guarantee nahi de raha writing mein
• Price bahut zyada below market hai — “too good to be true”
• Land title mein dispute hai
• No approved building plan
• Builder previous projects deliver nahi kar paya
• “Pre-launch special offer — aaj hi book karo” pressure tactics

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Broker Ka Role — Trusted Advisor Bano

Bhai, UC project mein tumhara role sirf commission lene ka nahi hai. Tum ek trusted advisor ho.

Jo broker sirf sale pe focus karta hai: Client baad mein problems mein phasega, tumhe blame karega, referrals band ho jayenge.

Jo broker sahi guide karta hai: Client lifetime loyal ho jayega, 5 referrals dega, tumhe “trustworthy advisor” bolega apne circle mein.

Thoda zyada mehnat karo due diligence mein — long run mein yeh tumhare business ka best investment hai.

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Summary — UC Project Checklist

• RERA registration verify karo
• Builder track record check karo
• All documents maango aur verify karo
• Payment plan samjho — CLP prefer karo
• Home loan bank approval check karo
• Possession pe physical inspection karo sab kuch
• Red flags pe turant “nahi” bolo

Bhai, ek sahi guide kiya hua client — lifetime asset hai tumhare business ke liye. UC project mein due diligence karo, client protect karo, aur trustworthy advisor ki reputation banao.