Choosing the Right Builder: 10 Red Flags

Red flags, and how to test each one

1. No RERA number, or an expired one. Search the project on the Karnataka RERA portal yourself; do not accept a screenshot.
2. Reluctance to share the approval set. Sanctioned plan, commencement certificate and, for ready homes, the occupancy certificate should be available on request.
3. Pressure for large cash-adjacent payments or off-record components. It disqualifies the deal, not just the builder.
4. Calendar-linked payment schedules instead of milestone-linked. You end up funding a project, not buying a home.
5. No delivered project you can visit. Ask for two handed-over addresses and speak to residents about snags and warranty response.
6. Poor quarterly progress updates on RERA. The best early indicator of a stall.
7. Vague specification sheet. "Premium vitrified tile" without brand, size and grade means whatever is cheapest that month.
8. Litigation the seller does not mention but the RERA disclosure lists.
9. No named service desk after handover — you will chase a phone number that stops answering.
10. Amenity delivery date not stated separately from home handover.

The three documents that settle most doubts

The 30-year title chain with an encumbrance certificate, the sanctioned plan set, and the last two RERA quarterly updates. Read together, they tell you whether a builder is organised or improvising.

How we make it easy

UrbanEarth publishes the registration number, specification sheet with brands, milestone payment plan and warranty terms on every project — before you ask.