RERA Project Registration for Promoters in Haryana
Before you advertise, book or sell a single plot or flat, Section 3 of the RERA Act requires the project to be registered. In Haryana you apply in Form REP-I, and for Faridabad projects the application goes to HRERA Panchkula.
What it is
RERA project registration is the registration a promoter must obtain for a real estate project before marketing it. Section 3(1) of the Real Estate (Regulation and Development) Act, 2016 says no promoter shall advertise, market, book, sell or offer for sale any plot, apartment or building in a project without registering it with the Real Estate Regulatory Authority.
Registration is not a one-time form. Its duties run for the life of the project: a separate bank account for 70% of buyers’ money, certified withdrawals, a yearly audit and quarterly website updates.
In Haryana, the application is made in Form REP-I under Rule 3 of the Haryana Real Estate (Regulation and Development) Rules, 2017, with a declaration in Form REP-II under Rule 4. Haryana has two authorities, HRERA Gurugram and HRERA Panchkula. Faridabad projects are registered with HRERA Panchkula, under numbers that begin “HRERA-PKL-FBD”.
Who it applies to
Your project crosses the threshold
Registration is needed unless the land does not exceed 500 square metres or the apartments do not exceed eight, counting all phases. Say a Faridabad landowner plans nine builder floors in two phases: counted together, that crosses the limit.
You sell plots, flats or shops
Section 3 covers any plot, apartment or building in a project that crosses the threshold, whether a plotted colony, a housing tower or a commercial building.
Your project may be exempt
Section 3(2) exempts projects with a completion certificate received before the Act began, and renovation or repair that involves no marketing, advertising, selling or new allotment.
Why it matters
Sell lawfully from day one
Without registration, you cannot advertise, book or sell, and registered agents cannot facilitate sales in a project that should be registered but is not.
Let buyers verify you
Registered projects appear on the HRERA portal with their quarterly progress. A buyer can look up your registration number before paying a booking amount.
Stay clear of a 10% penalty
Section 59(1) allows a penalty of up to 10% of the estimated cost of the project for contravening Section 3.
Documents required
About the promoter
- PAN of the promoter
- Financial statements for the last three years
- Details of the project’s consultants
About the land
- Title deeds showing the promoter’s legal title
- Details of encumbrances on the land
About the project
- Approvals from the competent authorities
- Sanctioned layout plan and floor plans
- Parking details
- Declaration in Form REP-II
How it works
Check whether the project needs registration
We test the project against the 500 square metre and eight-apartment limits, counting all phases, and the Section 3(2) exemptions. If you want each project in its own entity, we can first set up a private limited company or an LLP for it.
Open the separate bank account
Section 4(2)(l)(D) requires 70% of the amounts realised from allottees to go into a separate account in a scheduled bank, used only for the cost of construction and land.
Assemble Form REP-I and Form REP-II
We collect the title, approval and financial documents, prepare Form REP-I and the Form REP-II declaration, and check the figures against the sanctioned plans.
File on the HRERA portal and pay the fee
The promoter signs up as a “Project Developer” on the HRERA portal. The registration fee is set by Schedule I of the Haryana Rules.
Answer queries and receive the registration
Section 5(1) requires the Authority to grant or reject the application within 30 days. Once granted, the registration is valid for the completion period you declared.
The 70% account and CA certificates
Most of the ongoing work sits here. Here is the catch: the 70% applies to amounts realised from allottees “from time to time”, so every instalment, not just the booking amount, is split.
- Deposit 70%. Seventy per cent of the amounts realised from allottees, from time to time, goes into the separate account in a scheduled bank.
- Withdraw in proportion. Money comes out only in proportion to the percentage of completion of the project.
- Certify every withdrawal. An engineer, an architect and a chartered accountant in practice must certify that the withdrawal is in proportion to completion.
- Audit every year. The promoter’s accounts must be audited within six months after the end of every financial year by a chartered accountant in practice, who certifies that money collected for the project was used for it.
The engineer’s and architect’s certificates come from your technical team. A chartered accountant in practice signs the CA certificates. We keep project-wise books through our online bookkeeping service, so the figures behind each certificate are ready when needed.
Timelines
Expect a decision in 30 days
Section 5(1) gives the Authority 30 days from receipt of the application to grant or reject registration.
Update within 15 days of each quarter
Rule 14 of the Haryana Rules requires quarterly updates within 15 days of the end of each quarter: units booked, construction status with photographs, approvals received and pending.
Audit within six months of year end
Under Section 4(2)(l)(D), the promoter’s accounts must be audited within six months after the end of every financial year. In practice, the same project books feed the audit, the quarterly update and each CA certificate.
What happens if you skip registration
Pay up to 10% of project cost
Section 59(1) allows a penalty of up to 10% of the estimated cost of the project, as determined by the Authority, for contravening Section 3.
Risk jail for continued default
Under Section 59(2), if the promoter does not comply with orders under Section 59(1) or keeps contravening Section 3, the punishment can be imprisonment of up to three years, or a further fine of up to 10% of the estimated cost, or both.
Pay up to 5% for other breaches
Section 60 covers false information and breaches of Section 4, and Section 61 covers other breaches of the Act or rules, each with a penalty of up to 5% of the estimated cost of the project.
Frequently asked questions
Which projects need RERA project registration?
Every real estate project where the land exceeds 500 square metres or the number of apartments exceeds eight, counting all phases. Section 3(2)(a) sets these limits, and the state government can lower them. Projects with a completion certificate received before the Act began, and pure renovation without fresh selling, are exempt. We check the numbers for your project before anything is filed.
Where do Faridabad promoters apply?
To HRERA Panchkula. Haryana has two authorities, and Faridabad projects are registered with HRERA Panchkula under numbers beginning “HRERA-PKL-FBD”, while Gurugram projects sit with HRERA Gurugram. The promoter signs up on the HRERA portal as a “Project Developer” and files Form REP-I online. We set up the login and prepare the full application for you.
What is the 70% rule?
Section 4(2)(l)(D) requires 70% of the amounts realised from allottees to be deposited in a separate account in a scheduled bank. It can be used only for the cost of construction and land, and withdrawn only in proportion to completion, on certificates from an engineer, an architect and a chartered accountant in practice. We help you set up the account and the books from day one.
What certificates does a chartered accountant give for a RERA project?
Two kinds. First, a certificate for each withdrawal from the separate account, confirming it is in proportion to the percentage of completion. Second, after the annual audit due within six months of the year end, a signed statement of accounts confirming that money collected for the project was used for it. A chartered accountant in practice signs both, and we keep the books that back them.
What are quarterly updates?
Section 11(1) requires the promoter to update the project’s webpage on the Authority’s website every quarter. Rule 14 of the Haryana Rules gives 15 days after the quarter ends and lists what to include, such as units booked, construction status with photographs and approvals received or pending. We prepare the update each quarter so it goes in on time.
How long does HRERA take to register a project?
Section 5(1) requires the Authority to grant or reject the application within 30 days of receiving it. A complete file with clean title papers and approvals keeps queries down. Once granted, the registration is valid for the period the promoter declares for completing the project. We answer queries quickly to keep the file moving.
Can the registration be extended if the project is delayed?
Yes. Rule 6 of the Haryana Rules provides for an application for extension of registration in Form REP-V. The fee for extension is half the registration fee prescribed under Rule 3(2). Say a Faridabad plotted colony is held up by a pending approval: the extension keeps the registration alive. We prepare the extension request well before the registration runs out, so sales are not interrupted.
What is the penalty for selling without registration?
Section 59(1) allows a penalty of up to 10% of the estimated cost of the project, as the Authority determines. If the default continues or orders are ignored, Section 59(2) allows imprisonment of up to three years, or a further fine of up to 10%, or both. Registering before the first advertisement avoids all of this.
Is there a registration fee?
Yes. Rule 3(2) of the Haryana Rules ties the registration fee to Schedule I, and Rule 6 sets the extension fee at half of the registration fee. It is paid through the HRERA portal. We confirm the exact amount for your project before you pay, along with our own fee.
What it costs
Our fee plus the government fee that applies to your case, quoted before you commit. Tell us the situation and we will price it exactly.
The government registration fee is set by Schedule I of the Haryana Real Estate (Regulation and Development) Rules, 2017. An extension in Form REP-V costs half the registration fee.
Ready to begin?
Send us the land papers, approvals and layout plan. We will prepare Form REP-I for HRERA Panchkula and set up the books your 70% account will need.