How To Check Any Builder’s Real Estate Track Record In 2025 – Beyond Rera (works In Thane, Mumbai, Pune & Every City)

By Author: General
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Thane Real Estate is booming. New towers keep coming up. Prices keep climbing. Everyone wants in. But the stories you hear later are ugly – five-year delays, leaking roofs, builders who vanish with your money. RERA was supposed to fix this. It didn’t. Not completely.

RERA gives you a carpet area guarantee, a project account, and a deadline written on paper. That’s all. It doesn’t stop a builder from starting 20 projects at once and finishing none. It doesn’t stop him from using cheap cement or fighting 200 court cases. Paper compliance is easy. Real delivery is hard.

So you have to do the work yourself. Here’s exactly how.

1. Visit old projects. Not showrooms. Real buildings that are 5–10 years old.
Stand in the lobby. Look at the plaster. Is it cracking already? Check the parking basement – water seepage shows up there first. Ring a few doorbells on a Sunday morning. People will talk if you ask nicely.

Ask three questions only:

When did you get possession?
Was it delayed? By how much?
Any major repair you paid for yourself in the last 3 years?
If three ...
... residents give you the same answer, believe them. If they complain about the same thing (lift always broken, water pressure low, society fighting builder for 5 years), run.

2. Count ongoing projects vs completed ones
Open the builder’s website. Count how many projects are “launched” in the last 5 years. Now count how many actually got occupancy certificate in that time.

If the ratio is worse than 1:3 (one completed for every three launched), he is over-stretched. He is borrowing from your project to finish someone else’s. That’s how delays start.

3. Check litigation in one afternoon
Go to the local consumer forum website or district court website. Search the builder’s name + “consumer case” or “138” or “specific performance”.

If you see more than 50–60 cases for the same company, that’s normal for a big builder. If you see 300+ cases and most are about delay or refund, that’s a red flag. These are people who paid money and are still fighting after 7–8 years. You will be next.

4. Look at the land title yourself
RERA shows project registration. It doesn’t show if the land is mortgaged to three banks. Ask the builder for the title search report and latest encumbrance certificate (not older than 3 months). If he refuses or gives excuses, walk away.

A builder who has mortgaged the same land to multiple banks will delay your project because banks freeze construction the moment he defaults on any loan.

5. Check the subcontractors he uses
Big builders don’t do the work themselves. They give contracts to smaller firms. If the plumbing contractor or waterproofing contractor is the same guy who left the last three projects half-done, you already know how your bathrooms will leak.

Just ask the sales guy: “Who is doing the waterproofing?” Then google that company name + “complaint”. Takes 30 seconds.

6. See how he treats his oldest buyers
Every big project has Phase 1 buyers who booked 7–10 years ago at half the price. Go meet them. They are the ones who suffered the maximum delays and cost escalations.

If the builder gave them free parking, waived some charges, or finished their tower first, he still has some shame. If he treated them like dirt and kept pushing deadlines while selling newer phases at double price, he will do the same to you.

7. Read the agreement before paying token
Most people sign the agreement after paying 10–20%. Wrong. Read it before paying even one lakh.

Look for these clauses:

If delay beyond 12 months grace period, what is the penalty? (Should be minimum 9–10% interest on your money)
Can he change layout or reduce amenities without your vote?
Who pays for society formation charges, legal fees, external development charges?
If the agreement is one-sided, no amount of RERA will save you later.

8. Check the bank that approved the project
Banks do their own due-diligence before approving home loans for a project. If HDFC, ICICI, SBI are giving loans easily, the project is relatively safe. If only some unknown co-operative bank or NBFC is funding, smell something wrong.

9. Never trust launch prices or “limited period offer”
The cheapest phase is always the riskiest. Builders give huge discounts in pre-launch to collect money quickly when they have no bank funding. Once they collect enough, they slow down construction and wait for prices to rise. You end up waiting 7–8 years for a flat that is suddenly cheaper in the secondary market.

10. The nuclear option – check if the builder has paid income tax
Just type the builder company name + “income tax raid” or “IT search”. If nothing comes up in the last 10 years, good. If multiple raids and attachments show up, understand that the government is already after his cash. Your project money will be used to settle those issues first.

Do these checks. It takes two weekends maximum.

I have seen people lose 50 lakh because they trusted a brochure. I have also seen people buy in the exact same city, same budget, and move in on time because they did these simple checks.

RERA is the floor. Not the ceiling. The difference between a peaceful home and a lifetime of litigation is the work you do before paying the booking amount.

source - https://www.realestateindia.com/thane-property/