When a RERA Registration Runs Out or Is Revoked: A Bengaluru Buyer's Guide to Sections 5 to 8

One date on a RERA registration page tells a Bengaluru buyer more than most brochures do: the date by which the promoter itself promised to finish the project. According to the Ministry of Housing and Urban Affairs' FAQ on the RERA Act, that declared date is also the date the project's registration runs to. What happens around it, from extensions to revocation, is set out in Sections 5 to 8 of the Act.

This guide explains those sections in the order a buyer is likely to meet them. It uses only MoHUA's FAQ and does not comment on any project registered in Karnataka.

The short answer. MoHUA's FAQ says the Regulatory Authority must register a compliant project within 30 days of receiving the application, and that the registration is valid for the completion period the promoter declared under Section 4(2)(l)(C). Section 6 allows extension for force majeure, or for reasonable circumstances without the promoter's fault for a maximum of one year. Section 7 allows revocation for specified violations, but only as a last resort and after a hearing. If a project is revoked, Section 8 lets the Authority arrange completion, with the association of allottees holding the first right of refusal. The trade-off: these rules protect buyers from open-ended delay, but an extension or revocation still costs time, and buyers need to watch the registration page to use their options.

How long does a RERA registration last?

Until the completion date the promoter declared. The FAQ says that "as per section 5(3), the validity of the registration granted to a project shall be the period declared by the promoter under section 4(2)(l)(C), at the time of making the application for registration, within which he would complete the project."

That makes the validity date more than an administrative detail. It is the promoter's own completion commitment, filed with the regulator. A Bengaluru buyer comparing two projects can put the two dates side by side, and a buyer already in a project can check how much of that period has passed against the construction progress on the ground.

The FAQ also explains how registration starts. It says the Authority "is required to register the project within 30 days of the application having been received by the Authority, if the same is in compliance with the Act and the Rules and Regulations." PropNewz covered what happens if the Authority does not act in that window in our guide to deemed registration and Section 6 extensions.

When can a promoter advertise and sell?

Only after registration. The FAQ says "the promoter can advertise his project for sale after the project has been registered with the Regulatory Authority as provided in section 3(1)."

Registration is built on disclosure. The FAQ says Section 4 sets out the details, information and undertakings the promoter must give the Authority, with the forms and fees fixed by state rules, and that Sections 4 and 11 together provide "a detailed list of disclosures on the website of the Authority by the promoter for public viewing." After registration, the FAQ says Section 11 requires the promoter to keep that information updated on the Authority's website and to update certain information every quarter "in order to make an informed choice by the buyer."

Finding the page starts with the registration number. As an example of where that number appears, PropNewz's page on Kalyani Living Tree in Bagalur lists the K-RERA number PRM/KA/RERA/1251/309/PR/260924/007084; for any project, the number is what you search on the state RERA website.

For a buyer, that means the registration page is a living record, not a one-time certificate. If quarterly updates stop, or the declared completion date approaches with work far behind, that is a signal worth acting on.

Can the registration period be extended?

Yes, in two situations. The FAQ says "Section 6 envisages two situations within which the registration granted to a project can be extended. Extension of registration can be granted in case of force majeure. In addition, it can also be granted under reasonable circumstances, without the fault of the promoter, which shall not be more than a maximum period of 1 year."

Force majeure has a narrow definition. The FAQ quotes the Explanation to Section 6: "a case of war, flood, drought, fire, cyclone, earthquake or any other calamity caused by nature affecting the regular development of the real estate project." It adds that the terms, conditions, application form and fees for extension are prescribed by the Authority in its regulations.

A simple timeline shows why the cap matters. Suppose a project registered with a declared completion date of 31 March 2027. If the Authority grants a reasonable-circumstances extension, the FAQ's description means it cannot exceed one year, so the new date could be no later than 31 March 2028 on that route. The dates here are hypothetical and only illustrate the one-year limit.

Two points follow for a buyer. First, the reasonable-circumstances route is capped at one year and requires that the delay was not the promoter's fault. Second, the force majeure list is about natural calamities and war. A buyer who sees an extension granted can read the order to understand which route was used and why.

Can RERA revoke a project's registration?

Yes, but carefully. The FAQ says that "as per section 7, the Authority has the powers to revoke registration of a project, for violations specified under the said section. However, revocation of registration of a project is envisaged as a last resort and can only be done after providing a reasonable opportunity of being heard."

In practice, this means revocation does not happen overnight. A promoter gets a hearing first. For buyers, that process is also a window: if revocation proceedings are under way, it is the time to organise as an association, collect documents and take legal advice on your own remedies.

Revocation is a serious step with consequences for everyone in the project, including buyers who have paid most of the price. Our coverage of a state RERA's list of revoked projects shows how one state publishes such orders.

What happens to a project after revocation?

The Authority can arrange for it to be finished, and buyers get first say. The FAQ says that "in case a project is revoked, section 8 provides that Authority in consultation with the appropriate Government may take action to carry out the remaining development works by competent authority or by the association of allottees or in any other manner, as may be determined by the Authority."

It adds: "in such a scenario, the association of allottees shall have the first right of refusal for carrying out the remaining development works."

That right is only useful if an association exists and can act. Taking over a construction project means hiring contractors, managing money and dealing with approvals, which is a heavy load for a group of homeowners. A buyer's association that has kept records, pooled information and taken advice early is in a better position to decide whether to use the right or let the Authority choose another route.

What should a Bengaluru buyer do with this?

Treat the registration page as both a calendar and a file. The checklist below follows the life of a registration as MoHUA's FAQ describes it.

1. Note the RERA registration number, the registration date and the declared completion date before booking.
2. Check that the project was registered before any advertising or booking you were offered.
3. Read the quarterly updates on the RERA website and compare them with progress you can see on site.
4. If an extension is granted, read the order and note whether it cites force majeure or reasonable circumstances.
5. Track any revocation notice or hearing published by the Authority, and keep copies.
6. Join or help form an association of allottees early, so it can act if Section 8 applies.
7. Keep your agreement, receipts and correspondence together, and take legal advice before choosing a remedy.

Frequently asked questions

How long is a RERA project registration valid?

MoHUA's RERA FAQ says that under Section 5(3), registration is valid for the period the promoter declared under Section 4(2)(l)(C) when applying, within which the promoter said it would complete the project. That declared completion date is therefore the date a buyer should note.

Can a builder extend RERA registration?

Yes, in two situations according to MoHUA's FAQ: force majeure, defined as war, flood, drought, fire, cyclone, earthquake or other natural calamity, and reasonable circumstances without the promoter's fault, for a maximum of one year. Terms, form and fees are set in the Authority's regulations.

Can RERA cancel a project's registration?

MoHUA's FAQ says Section 7 lets the Authority revoke registration for specified violations, but revocation is envisaged as a last resort and can only be done after giving the promoter a reasonable opportunity of being heard. Buyers should watch the state RERA website for any such proceedings.

Who completes a project after RERA revokes it?

MoHUA's FAQ says that under Section 8, the Authority, in consultation with the government, may have the remaining work carried out by a competent authority, by the association of allottees or in another manner. The association of allottees has the first right of refusal.

This article explains MoHUA's general FAQ on the RERA Act for information only and is not legal advice. The FAQ notes that it is not a final interpretation of the Act. For a specific project, check the Karnataka RERA website and consult a lawyer.

Last updated 2026-11-11. PropNewz Team.