Most buyers spend weeks comparing floors and minutes on the agreement. Then they sign twenty pages they never read. That’s the moment problems start.
A builder buyer agreement sets the rules for your purchase. It decides what you get, when you get it, and what happens if something goes wrong. Read it like it matters, because it does.
Here’s what to check, clause by clause.
Start With the Basics
Check the names, the plot number, and the floor you’re buying. Confirm the sector, the project name, and the RERA registration number printed in the document. Match that number against the HRERA portal yourself.
A small typo in a name or a plot number can turn into a big headache at registration. Fix it now, not later.
Carpet Area, Not Just a Big Number
The agreement should state your carpet area clearly. Under RERA, developers sell on carpet area, so the number must appear in writing. If the document only talks about “super area,” ask the developer to add the carpet figure.
This protects you from paying for space you can’t actually use.
The Price and What It Covers
Look at the total price and every charge on top of it. Parking, clubhouse access, power backup, and maintenance deposits sometimes sit outside the headline price. List each one and ask what it covers.
If a charge shows up in the agreement that nobody mentioned during the sales talk, pause. Ask why before you sign.
The Payment Plan
Check how much you pay and when. Your payments should match the construction stages, not arbitrary dates. RERA also bars developers from taking more than 10% of the cost as an advance before they sign a registered agreement for sale.
If a developer asks for a large sum before any written agreement exists, that’s a red flag.
The Possession Date
Find the possession date and read it twice. Vague phrases like “approximately” or “subject to circumstances” give the developer room to slip. Look for a clear date, and look for the exceptions listed beside it.
A good agreement names a date and explains exactly which events can extend it.
Delay Penalties and Refunds
This clause shows how fair the agreement really is. If the developer misses the possession date, RERA gives you two options. You can leave and get your money back with interest. Or you can stay and receive interest for every month of delay.
Check that the agreement matches these rights. If it offers you less than the law does, the law still wins. But a one-sided clause tells you something about the developer.
Changes to the Plan
Developers sometimes change layouts after you book. RERA limits this. A promoter can’t make major changes to the sanctioned plan without consent from at least two-thirds of the buyers.
Look for a clause that covers plan changes. It should promise you written notice and fair treatment if your floor’s size changes.
Defects After Possession
RERA gives you protection after you move in. If you find structural defects within five years of possession, the developer must fix them within 30 days at no cost to you.
Check that the agreement includes this promise. Also ask what the developer covers beyond structure, like seepage or fittings.
Cancellation and Termination Terms
Read what happens if you cancel, and what happens if the developer cancels. Some agreements deduct heavy amounts from your refund while offering you nothing in return when the developer breaks the deal.
Both sides should face fair consequences. If only you carry the risk, push back.
Get Someone Qualified to Read It
You don’t need to catch everything alone. Share the draft with a property lawyer before you sign. A few thousand rupees on legal review can save you lakhs later.
Ask for the draft a few days ahead. A developer who respects you won’t rush you through it.
Final Thought
An agreement isn’t a formality. It’s the only promise you can hold in your hand. Check the area, the price, the dates, and the penalties. Match every clause against your RERA rights, and ask a lawyer to review the rest. A few quiet hours with the paperwork now will protect you for years after you move in.
This article shares general information and isn’t legal advice. Consult a qualified property lawyer for your specific agreement.
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