A Homebuyer’s Checklist: From Site Visit to Possession

Stage 1: Before the Site Visit

A good site visit starts at your desk.

• Fix your budget. Add stamp duty, registration, GST, society deposits and interiors to the flat’s price.
• Get a loan pre-approval so you know your real ceiling. Our guide to repaying a home loan faster can help you plan the EMI.
• Shortlist by location. Check the commute, schools, hospitals and daily markets.
• Verify the project on MahaRERA. Search the registration number and note the declared completion date. If you are new to this, read what RERA means for homebuyers.
• Decide between ready-to-move and under-construction. The checks below apply to both, but the risks differ.

Stage 2: At the Site Visit

Look past the sample flat. Carry a notebook, and if possible visit once on a weekday and once in the evening.

• The neighbourhood: road width, traffic at peak hours, water-logging history, distance to the station on foot.
• The building: quality of work in progress, cleanliness and safety on site, number of flats per floor, lifts and staircases.
• The flat: carpet area as per RERA, natural light and cross-ventilation in every room, room proportions, view and privacy from neighbouring buildings.
• Construction quality: tap the tiles, open the windows, check door alignment. Our construction quality checklist covers this in detail.
• Parking: the type of parking, the size of the bay and whether your slot is independent. See why surface parking is valued and what to ask about other formats.
• Amenities: see what exists today, and ask for timelines on what is promised.
• The developer: visit an older project by the same builder and speak to residents. Buildings do not lie.

Stage 3: Before You Book

You like the flat. Before any money changes hands, ask for:

• Title documents and the approved building plan.
• The Commencement Certificate, and the floor up to which it is valid.
• The all-inclusive cost sheet in writing: base price, floor rise, parking, development charges, GST, stamp duty, registration and society deposits.
• The payment schedule, linked to construction milestones.
• The list of banks that have approved the project for home loans.
• The specification sheet with brands for tiles, fittings, lifts and windows.

Stage 4: The Agreement and Registration

The agreement for sale is the document that protects you. Read every page.

• Under RERA, a developer cannot take more than 10% of the cost before a registered agreement for sale is signed.
• Match the agreement with what was promised: carpet area, floor, flat number, parking slot number and location, amenities, possession date and the interest payable on delay.
• In Mumbai, stamp duty is currently 6% of the agreement value (5% for women buyers), including the 1% metro cess. Registration costs 1%, capped at Rs 30,000.
• GST of 5% is applicable to all flats.
• Keep copies of every receipt, the registered agreement and the Index II.

Stage 5: While Your Home Is Being Built

• Pay only against demand letters that match the milestone schedule.
• Track progress through the quarterly updates on the MahaRERA portal and periodic site visits.
• Keep your loan disbursements and TDS payments in step with each instalment.

Stage 6: Possession Day

Do not rush this stage. Take possession only after checking:

• The Occupancy Certificate (OC). It confirms that the building is complete and legal to occupy.
• Measurements. The carpet area should match the agreement.
• A snag list. Test every switch, tap, flush, door and window. Look for dampness on walls and ceilings and check that the floor slopes towards the drains. Give the list to the developer in writing.
• Utilities. Electricity and water meters in place, lifts working, fire-safety systems installed.
• Documents. Possession letter, no-dues certificate, keys, parking allotment and a copy of the OC.

Stage 7: After You Move In

• Collect your share certificate once the society is formed.
• Transfer the electricity meter and property tax to your name.
• Remember that under RERA, the developer is responsible for structural defects reported within five years of possession.

The Bottom Line

A careful buyer is a confident buyer. Follow the checklist stage by stage, get every promise in writing and choose a developer who welcomes your questions. For a broader overview, see our step-by-step guide to the home buying process.

Horizon Promoters India Ltd has been building RERA-registered homes in Mulund West with transparent paperwork and on-time delivery. Bring this checklist to Horizon Atulya, our 2 and 3 BHK project near Mulund station, and put us to the test. Schedule your site visit.

Frequently Asked Questions

What should I check during a site visit before buying a flat?

Check the neighbourhood, construction quality, natural light and ventilation, the RERA carpet area, the parking type, the amenities that exist today and the developer’s older projects.

Which documents should I verify before booking a flat in Mumbai?

The MahaRERA registration, title documents, approved plans, Commencement Certificate, a written all-inclusive cost sheet, the payment schedule and the draft agreement for sale.

What should I check before taking possession of a flat?

The Occupancy Certificate, the carpet area against the agreement, a full snag inspection, working utilities and lifts, and the possession letter with a no-dues certificate.