1. Verify Your Builder - Main 3 Points to Verify About Your Builder
- Is your builder registered with RERA?
You can verify this by checking the state RERA website using the RERA number provided by your builder. The details and documents submitted by the builder to the authority will be displayed on the website, allowing you to confirm their registration.
- Check the builder’s credibility and reputation in the market.
Research whether the builder is perceived positively or negatively. Are their payment terms transparent and reasonable? Investigate their track record for reliability and professionalism. - Review the builder’s existing projects.Visit completed projects (especially those 5+ years old) and speak to residents to gauge their satisfaction. Are they facing unresolved issues related to the builder? Gather as much information as possible about the builder’s history and performance before purchasing your first home.
2. Chain of Documents – Especially if you are buying a property or a flat from a third party, check the chain of documents. Who first purchased the property? Then who bought it the second time? And who bought it the third time? You need to review this chain of documents properly. Sometimes, certain properties have family disputes. A property might have two partners, but only one partner may try to sell it in a fraudulent manner. In such a situation, you could end up facing legal or financial complications.
3. Map Approved by The Government – The third point is to check whether your completed property map, as approved by the government, matches the actual property. Verify if the setback areas are maintained as per the approved map. For example, if your map shows a side setback area, ensure that the builder has not used it illegally or constructed in that space in an unauthorized manner.
4. Fire department approval – Fire department approval is especially important for your building if it is a high-rise building with up to 25 floors. They often require additional documents, and you always need an NOC (No Objection Certificate) from the fire department. If your builder denies providing it, or if you are genuinely interested in that flat, you can visit the local fire department in that area and inquire there. They will provide you with the necessary information and documents. You can also check whether they have issued an NOC to that particular builder for that specific project or not.
5. Pollution Department Approval – Is your building approved by the Pollution Department? Sometimes, people say it’s a small point and not a big issue. However, in a recent case in Jaipur, a large building by a prominent builder did not have Pollution Department approval. As a result, the department stopped construction work in November 2023. Some people who invested their money during the construction phase are now facing problems, and the construction will remain halted until they obtain approval from the Pollution Department. Therefore, to avoid getting stuck in such a situation, you need to verify this before buying a property.
6 & 7. Completion Certificate – Completion Certificate Verify that your building is completed according to the norms.
Occupancy Certificate – Occupancy Certificate Verify that your building is safe to live in. If your building does not have an Occupancy Certificate and there is unauthorized construction, the authorities can ban the use of that completed building or even order its evacuation. You may also face legal issues in the future. Always ensure that the Occupancy Certificate and Completion Certificate are properly presented to you.
8. Competency Certificate – A chartered engineer, the main engineer who has constructed the building, always signs a competency certificate. According to the chartered engineer, this building is built to be properly safe in an earthquake. The safety requirements that were needed have been ensured.
9. You always need to ensure regarding the loan that if your builder has taken a loan from the bank to expand and construct the completed property, whether that loan is being cleared before you are given the flat. It is always better to have the loan cleared.
Additionally, if you have any doubt or confusion about any of the points I shared with you (like the 9 points), always take a small loan against your property. Let’s assume that you have done proper financial planning to buy this property. For example, if your Property is worth 1 crore and you do not require any loan to buy this property,
still, take a loan of 10 lakhs from the bank. When you get a loan from the bank, the bank becomes a third-party auditor for you. It is now the bank’s job to ensure that they are giving a loan against a property with properly prepared documents. Many times, we make mistakes, or the builder may mislead us. Therefore, the most secure way is to take a loan from the bank against that property. The bank will then ensure that all the documents are properly prepared or not. This is a small point but very important.
10. Amenities – Does your society have a gym, pool, garden, and temple inside or not? If yes, it is an additional benefit for you. If not, then you need to explore a few more options.
11. Does your building have a mini bazaar, servant room, and clubhouse available? A clubhouse will be very useful for kids to play and for wives to socialize. You can even enjoy it on weekends. Plus, if you are a sports enthusiast, it will be very useful on a regular basis.
If there is a servant room available, it can be very helpful in the future. For instance, if you are planning to have a baby, you might need a caretaker. In such a situation, having separate accommodation for the caretaker will be very useful for you at that time.
12. Parking – is a parking lot allotted to you for your flat or not? If you have two cars, are two parking spaces allotted, or do you have to purchase a second parking space? If so, what is the cost? Additionally, is there any maintenance cost that you have to pay apart from the initial cost? Suppose a guest comes to visit you at your house. Is there guest parking available inside the building for them?
13. Is there proper ventilation in your builder’s design for the chimney? The kitchen chimney and vent connection should be properly installed to ensure proper exhaust. Sometimes, smoke is not able to escape properly, and we face air-related issues inside the flat. This can lead to poor air quality, causing a slight presence of smoke, especially if you are using appliances that require a chimney.
14. Is there a provision for AC in your building or your flat? In many buildings, there is no provision for AC. Due to the absence of an AC provision, our balcony often becomes completely wasted, as we are unable to use it properly due to water and mud accumulation. Therefore, having a proper provision for AC in the flat is essential.
15. Is there a proper fire fighting system, including a firehouse, silt pit, and firefighting instruments, available in your building? It is crucial to ensure that the building is equipped with sufficient fire safety measures, such as fire extinguishers, smoke detectors, fire alarms, and water hydrants, to handle emergencies effectively. Additionally, regular maintenance and inspections of these systems should be conducted to ensure they are in working condition at all times. Safety should always be a top priority, and having these provisions in place can make a significant difference during critical situations.
16. What is the electricity load capacity of your building? How often do failures occur in case of an overload? Additionally, if there is a power failure, is backup power available? It is important to check these details to ensure the building can handle the electrical load and has reliable backup systems in place for uninterrupted power supply.
17. The kitchen and bathroom should never share walls. If they do, you may often face issues such as dampness or unpleasant smells. Therefore, ensure this is not the case. Additionally, you must also ensure that the minimum floor-to-ceiling height of the flat you purchase should be 9 feet. If it is less than 9 feet, it should be a strict no for you. If it is more than 9 feet, then it will obviously be fine.
18. You always need a security guard in your building, especially if you are in a situation where one partner works while the other stays at home, or if both partners work and leave the house frequently. In such cases, having a security guard is always an added benefit for you. It is hard to imagine living in a building without a security guard, as they play a crucial role in ensuring safety and peace of mind.