What the RERA Website Must Show: Using Section 34 Records Before You Book in Bengaluru
A guide for Bengaluru buyers on the public records RERA requires: what section 34 says the regulator's website must show, what promoters must disclose and update under sections 4 and 11, and how to check a project, promoter and agent before booking.
Before booking a flat, a Bengaluru buyer types the project name into the Karnataka RERA portal and finds a page full of tabs, uploads and dates. It is tempting to note the registration number and move on. But the Act behind that portal, the Real Estate (Regulation and Development) Act, 2016, says a good deal about what the regulator's website must hold, and knowing that list turns a quick lookup into a proper check.
The Housing Ministry's FAQs on the Act set out the regulator's record keeping duty under section 34 and the promoter's disclosure duties under sections 4 and 11. This guide explains what those FAQs say should be on the public record, why each item matters to a buyer, and how to use the portal to test a project, its promoter and any agent you deal with.
The short answer. According to the Ministry of Housing and Urban Affairs FAQs on RERA, section 34 makes the regulator responsible for maintaining a website of records for public viewing of all registered projects with their prescribed details, details of promoters with photographs, details of projects whose registration has been revoked or which have been penalised, and details of registered agents, including those whose registration has been revoked. The trade-off: the website shows what has been filed and recorded, so a buyer still needs to compare it with the documents and the site in front of them.
What must the RERA website show under section 34?
The FAQs list four categories. As per section 34, the regulator is responsible for maintaining a website of records for public viewing of all projects registered with it, including details of projects as specified in the Act and the rules and regulations; details of promoters with photographs of promoters; details of projects where registration has been revoked or where a project has been penalised under the Act; and details of agents registered under the Act, including photographs, and of agents whose registration has been revoked.
Each category answers a different buyer question. The project records tell you what the promoter has disclosed. The promoter records tell you who you are dealing with. The revocation and penalty records tell you whether the regulator has already acted against a project. The agent records tell you whether the person selling to you is registered.
The FAQs place this duty among the regulator's immediate responsibilities, alongside registering projects and agents, extending or revoking project registration, and renewing or revoking agent registration. The website is how the outcomes of those decisions reach the public.
We covered the mechanics of looking up a project in our guide to verifying a Karnataka RERA project registration. This article focuses on what the record should contain once you have found it.
What does the promoter have to disclose on the portal?
The project records come from the promoter. The FAQs explain that sections 4 and 11 provide for a detailed list of disclosures on the regulator's website by the promoter for public viewing, and that the detailed list is required to be specified in the rules. Section 4 covers the details and undertakings a promoter provides when applying for registration.
The duty does not end at registration. The FAQs explain that, under section 11, the promoter must update all the project information furnished at the time of application on the regulator's website, and that section 11 also provides for certain information to be updated on a quarterly basis, so that buyers can make an informed choice.
One of the most important disclosures is the completion date. The FAQs explain that, under section 5(3), the validity of registration is the period declared by the promoter under section 4(2)(l)(C) at the time of application, within which the promoter would complete the project. The date on the portal is therefore the promoter's own commitment.
Changes to the plans also reach buyers through disclosure. The FAQs explain that, under section 14, a promoter can make minor additions or alterations to sanctioned plans only after approval from the competent authority and disclosure to allottees, while a major alteration requires the prior consent of two thirds of the allottees. A plan on the portal that differs from the one in your brochure is worth asking about.
For a buyer, these disclosures are the baseline against which the brochure, the agreement for sale and the site visit can be measured. If the portal and the sales material disagree, the gap is the question to raise.
Why do the revocation and penalty records matter?
Because they show what the regulator has already found. The FAQs explain that, under section 7, the regulator can revoke a project's registration for the violations specified in that section, but that revocation is a last resort and can only be done after giving a reasonable opportunity of being heard. A revocation on the record therefore reflects a considered decision.
Revocation is not the end of the story for buyers. The FAQs explain that, under section 8, if a project's registration is revoked, the regulator, in consultation with the appropriate Government, may arrange for the remaining development works to be carried out by the competent authority, the association of allottees or in another manner, and that the association of allottees has the first right of refusal to carry out those works. The record of a revoked project is therefore also the starting point for buyers already in it.
Penalties are recorded too. The FAQs describe a range of penalties under the Act linked to the estimated cost of the project, from up to ten percent for failing to register to up to five percent for other contraventions, and daily penalties for failing to comply with the regulator's orders. A project shown as penalised has been found in default of something.
The table below maps each category of record to the question it helps a buyer answer.
| Record under section 34 | Buyer question it helps answer | What to look for |
|---|---|---|
| Registered project details | What has the promoter disclosed? | Approvals, declared completion date, quarterly updates |
| Promoter details with photographs | Who am I dealing with? | Promoter name matching your documents |
| Revoked or penalised projects | Has the regulator acted against this project? | Any revocation or penalty entry |
| Registered agents with photographs | Is the person selling to me registered? | The agent's registration and photograph |
| Agents whose registration was revoked | Has this agent lost registration? | Any revocation entry for the agent |
How do agent records protect a buyer?
By letting you confirm who is selling. The FAQs explain that, under section 9, a real estate agent engaged in selling a project registered under the Act has to register with the regulator, and that section 10 sets out the agent's functions and duties. They also explain that the definition of real estate agent is broad enough to cover web portals engaged in selling plots or apartments.
The section 34 record of agents, with photographs, gives a buyer a way to check that the person or firm in front of them is the registered agent they claim to be. The record of agents whose registration has been revoked is just as useful, because it shows who should no longer be selling registered projects.
The FAQs add that agents and web based brokerage firms operating in several States must register with the regulator in each State, which grants a single registration for the whole State. An agent selling a Bengaluru project should therefore appear on the Karnataka regulator's record, whatever registrations they hold elsewhere. Our earlier guide on interim orders and the defaulter list covers how regulators act against non-compliant parties.
How should a Bengaluru buyer use the RERA website before booking?
Work through the record in the same order the Act sets it out: project, promoter, enforcement, agent. Whether you are checking a project such as L&T Thanisandra on our project pages or a smaller development, the same steps apply.
- Find the project on the Karnataka RERA portal and note its registration number.
- Match the promoter's name and photograph with the people and company you are dealing with.
- Read the declared completion date and compare it with the date in the sales material.
- Open the latest quarterly update and note the stated progress.
- Check whether the project appears in any revocation or penalty record.
- Look up the agent or portal selling the project and confirm their registration.
- Save copies of the pages you rely on, with the date you viewed them.
Saving the pages matters because the record changes over time. Section 11 requires promoters to update their disclosures, and the regulator's decisions add to the record. A copy of what the portal showed on the day you booked can help if a dispute later turns on what was disclosed.
The website is a starting point, not a substitute for legal checks. Title, approvals on the ground and the terms of the agreement for sale still need independent review.
What do Bengaluru buyers ask about the RERA website?
What information must a RERA authority publish on its website?
The Housing Ministry's FAQs say section 34 requires the regulator to maintain a public website of records covering registered projects and their details, promoters with photographs, projects whose registration was revoked or which were penalised, and registered agents with photographs, including those whose registration was revoked.
Does the builder have to update project details on the RERA portal?
Yes. The Housing Ministry's FAQs explain that section 11 requires the promoter to update all project information furnished at registration on the regulator's website, and that certain information must be updated on a quarterly basis so that buyers can make an informed choice.
Can I see if a project has been penalised under RERA?
The Housing Ministry's FAQs say section 34 requires the regulator's website to show details of projects whose registration has been revoked or which have been penalised under the Act. Check the project's record and any enforcement listings on the portal before booking.
How can I check whether a property agent is RERA registered?
The Housing Ministry's FAQs say section 34 requires the regulator's website to list registered agents with their photographs, and agents whose registration has been revoked. Agents selling registered projects must register under section 9, in each State where they operate.
Last updated 2026-10-19. PropNewz Team.
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