The New Buyer Checklist: What to Look for Before Booking a Flat in 2026

Buying a home is still one of the biggest financial decisions for most Indian families. Prices have climbed, regulations have tightened, and marketing has become far more aggressive. In this environment, a clear flat buying checklist is essential.

As we move into 2026, buyers can’t afford to rely only on glossy brochures or friendly sales pitches. You need to verify the documents to check before buying property, understand your legal protections under RERA, and follow a practical home inspection checklist before committing your life savings.

This guide will walk you through a simple, structured checklist across five pillars: legal, financial, construction quality, amenities & builder reputation, and location & connectivity, so you can book a flat with confidence, not anxiety.

Legal Checks – RERA, Approvals, Land Titles

Legal checks are the backbone of any RERA checklist in India. If this part is weak, everything else is at risk, even if the project looks great on the surface.

1. Confirm RERA registration

Under the Real Estate (Regulation and Development) Act, 2016, almost all new residential projects above a small threshold must be registered with the state RERA authority. RERA was created to protect buyers, standardise carpet area, regulate funds, and curb malpractices.

Important points to check:

• The project has a valid RERA registration number on the state portal.
• Details on the RERA website (approved plans, timelines, promoter details) match what the builder is claiming.
• Avoid “pre-launch” or unregistered projects, state RERAs have explicitly warned buyers against such schemes.

2. Verify approvals and sanctioned plans

Your documents to check before buying property should always include:

• Approved building plan and layout plan
• Commencement certificate (where applicable)
• Environmental clearance for large townships
• Commencement/registration letter from local development authority or corporation

Ask for copies and cross-check them with RERA or local municipal portals wherever possible.

3. Title, encumbrance, and land ownership

A beautiful building on disputed land is a ticking time bomb. Make sure:

• Title deed clearly shows who owns the land and that the builder has the right to develop.
• Encumbrance certificate (EC) is clean, no unresolved loans, disputes, or claims on the land.
• In case of joint development, the development agreement between landowner and builder is registered.

This is one area where paying a real estate lawyer to vet documents is well worth the cost.

4. Possession-related documents

Before you take possession, be sure about:

• Occupancy Certificate (OC) – confirms the building is fit for occupation.
• Completion Certificate (CC) – in some states, especially for larger projects.

Ready-to-move flats with valid OC are exempt from GST, which also affects your overall cost. 

Financial Checks – Home Loan Eligibility, Hidden Charges

Even if the legal side looks clean, money stress can ruin the experience if you miscalculate your total cost.

1. Understand how much loan you can realistically get

Banks and HFCs follow Loan-to-Value (LTV) norms guided by RBI and NHB. For example, loans up to ₹20 lakh can go up to 90% of property value, while loans between ₹20–75 lakh are typically capped at 80%. Reserve Bank of India+1

That means you must plan for:

• Down payment of 10% to 25% depending on ticket size and your profile
• Plus all government charges and interior costs, which are usually not covered by the loan

Run scenarios on multiple bank calculators before you commit to a unit.

2. Budget for GST, stamp duty, and registration

For under-construction flats, current GST rates are:

• 1% for affordable housing
• 5% for non-affordable residential units 
  https://www.bajajfinserv.in/understanding-gst-on-construction-of-residential-house?utm 

On top of this, you’ll pay:

• Stamp duty (typically 5% to 7% depending on state)
• Registration charges (often ~1%)

These two alone can add 6% to 8% to your flat cost. Many buyers forget this in their initial budget.

3. Identify all “hidden” or less-visible costs

Your practical flat buying checklist India should force you to ask for a cost break-up that clearly mentions:

• Floor rise costs
• Preferential location charges (PLC)
• Clubhouse / amenities charges
• Car parking charges
• Corpus / advance maintenance deposit
• Society formation and legal fees

If the sales team is vague about these items, treat that as a red flag. You don’t want surprises at the agreement or possession stage.

4. EMI impact and safety margin

Use EMIs that keep your total monthly debt obligations within a safe range (commonly 35% to 40% of net monthly income). Leave room for rate hikes, lifestyle expenses, and emergencies.

Construction Quality Inspection

A strong legal file and neat payment plan mean little if the construction itself is poor. This is where a home inspection checklist becomes crucial.

1. Why home inspection matters in India

Home inspection services are still relatively new in India but are growing fast because many “ready” flats hide issues like damp walls, uneven floors, plumbing leaks, and electrical defects. 

Skipping inspection can mean:

• Spending lakhs on repairs within the first few years
• Safety risks (loose wiring, poor waterproofing, structural cracks)
• Endless arguments with the builder after full payment

2. Basic home inspection checklist

Whether you do it yourself or hire a professional, check: 

• Structure & walls: Cracks, seepage, uneven plastering, hollow-sounding tiles
• Flooring: Levelness, chipped tiles, gaps in grout
• Doors & windows: Alignment, smooth operation, lock quality, gaps causing noise/dust
• Plumbing: Water pressure, leakage under sinks, bathroom drainage slope, fixture quality
• Electrical: Proper earthing, MCBs, switchboard safety, outlet placement, test a few points
• Bathrooms & kitchens: Waterproofing, tile joints, counter finishes, sealant around sinks
• Common areas: Lobby finishing, staircase safety, lift quality, fire exits and extinguishers

3. Check warranties and after-sales support

Ask the builder for the following:

• Structural defect liability period (RERA typically mandates five years for structural defects)
• Manufacturer warranties for lifts, generators, pumps, and other key systems
• Clear process for raising and tracking post-possession complaints

Amenities, Maintenance, and Builder Reputation

A modern flat is more than four walls. Amenities and how they’re maintained significantly affect your quality of life and future resale value.

1. Evaluate amenities you will actually use

Instead of being dazzled by long lists, ask yourself these questions:

• Which amenities will my family genuinely use, gym, pool, kids’ play area, jogging track, co-working zone, pet park?
• Are they realistically sized, or just token spaces?
• How many flats share the same facilities?

Remember: every extra amenity adds to ongoing maintenance charges, even if you don’t use it.

2. Understand maintenance costs and structure

Your checklist should include questions like:

• Who maintains the property initially, builder, facility management company, or RWA?
• What is the per sq ft monthly maintenance rate?
• Is there a corpus fund collected upfront?
• Are there separate charges for club membership, parking, or power backup beyond a certain limit?

High-maintenance projects can become difficult to hold long term if income or usage patterns change.

3. Research builder track record

Builder reputation is one of the most underrated items in most flat buying checklists India buyers use.

• History of on-time delivery vs delayed projects (RERA sites often show this, and some authorities are tightening rules on extensions).
• Quality of handover in older projects, talk to existing residents if possible.
• Any major litigations or news about violations.
• Digital reviews and complaints (with a pinch of salt, but look for patterns).

A transparent builder with multiple completed projects and clean RERA records is always safer than an unknown name offering unrealistic “pre-launch” discounts.

Location and Connectivity Assessment

Even the perfect apartment on paper can be a daily headache if the location doesn’t work for your life.

1. Daily-life connectivity

Go beyond “prime location” marketing language and physically check:

• Distance and time (at peak traffic) to your workplace or key business areas
• Access to schools, colleges, hospitals, supermarkets, and banks
• Public transport options – metro, bus routes, autos, upcoming lines

With RERA beginning to crack down on misleading distance claims in ads, it’s clear that authorities acknowledge the importance of accurate connectivity information.

2. Neighbourhood liveability

During different times of the day, observe:

• Noise levels from traffic, bars, factories, or railway lines
• Air quality (proximity to industrial areas or major roads)
• Safety: street lighting, footpaths, general crowd profile
• Water supply reliability and flooding history during monsoon

3. Future infrastructure and growth prospects

For investment-minded buyers, make it part of your RERA checklist India to check:

• Planned metro lines, flyovers, or ring roads
• Proposed IT parks, commercial hubs, or special economic zones
• Any large civic projects (lakes being revived, parks, arterial roads)

Areas with clear infrastructure pipelines usually see better long-term appreciation.

Conclusion

In 2026, buying a flat in India is no longer just about “liking the sample flat”. It’s about ticking through a rigorous flat buying checklist India style that covers:

• Legal safety: RERA registration, clean title, correct approvals
• Financial clarity: realistic loan eligibility, all statutory charges, no hidden costs
• Physical assurance: thorough home inspection checklist and quality checks
• Lifestyle fit: sensible amenities, manageable maintenance, trusted builder
• Location logic: present-day convenience plus future growth

The more detailed your checklist, the fewer surprises you’ll face after booking, and the more your new home will feel like a well-planned milestone, not a risky gamble.

FAQs

1. What are the most common mistakes buyers make before booking a flat?

Many buyers make the following mistakes:

• Not verifying RERA registration and approvals,
• Underestimating stamp duty, registration, and GST,
• Skipping a proper home inspection before possession, and
• Ignoring builder track record and maintenance costs.

2. What are the essential documents to check before buying property?

At minimum, ask for the following details:

• RERA registration details,
• Approved building and layout plans,
• Title deed and encumbrance certificate,
• Commencement certificate and, at possession, OC/CC,
• Draft sale agreement and allotment letter.

3. How can I verify that a project is really RERA registered?

Go to your state RERA website and search by:

• Project name,
• Promoter name, or
• RERA registration number shown in ads or brochures.

4. What should a home inspection checklist include in India?

A solid home inspection checklist includes:

• Structural and wall checks,
• Flooring, doors, and windows,
• Plumbing and drainage tests,
• Electrical systems and safety,
• Bathroom and kitchen waterproofing,
• Common areas and fire safety.

5. How should I split my budget between down payment, interiors, and emergency buffer?

A practical thumb rule for many urban buyers is:

• 60 to 70% for down payment and statutory charges,
• 15 to 25% for basic interiors and essential furniture,

10 to 15% as a buffer for emergencies or cost overruns.