UP RERA (Uttar Pradesh RERA): Project Search, Builder Verification & Complaint Guide (2026)

UP RERA — the Uttar Pradesh Real Estate Regulatory Authority — is the statutory body established under the Real Estate (Regulation and Development) Act, 2016, to regulate real estate projects and protect homebuyers across Uttar Pradesh. With one of India’s largest real estate markets — spanning Noida, Greater Noida, Lucknow, Agra, Varanasi, and hundreds of smaller cities — UP was among the first states to operationalise RERA, becoming effective on May 1, 2017. The official UP RERA portal at up-rera.in provides project search, promoter verification, complaint filing, and registration services. In 2026, UP RERA introduced significant amendments including the right to file complaints against unregistered projects. This guide covers everything homebuyers need to know.

What is UP RERA?

UP RERA stands for Uttar Pradesh Real Estate Regulatory Authority. It was established under the RERA Act, 2016, and became operational on May 1, 2017, with its headquarters at Naveen Bhavan, Kala Kankar House, Old Hyderabad, Lucknow — 226007.

A regional office in Greater Noida handles NCR-region real estate matters.

Official portal: up-rera.in

Objectives of UP RERA

• Register and regulate all eligible real estate projects before launch
• Protect homebuyers from delays, fraud, and fund diversion
• Mandate 70% of buyers’ funds in a designated escrow account for construction only
• Ensure transparent project disclosures — approvals, layout, timelines
• Provide a structured, time-bound complaint resolution mechanism
• Penalise non-compliant developers and builders

2026 Amendment — File Complaints Against Unregistered Projects

A major update effective March 25, 2026 under the 10th Amendment to RERA rules:

Buyers can now file complaints against builders of unregistered projects. Earlier, there was limited clarity in such cases. UP RERA will now assess whether the project required registration in the first place. If found necessary, action is taken against the developer and the complaint is addressed.

This gives relief to buyers stuck in projects that were launched or sold without proper RERA registration.

Benefits of UP RERA for Homebuyers

• No launch without registration: Builders cannot advertise or sell a single unit before RERA registration
• Transparent disclosures: Approvals, layout plans, timelines, and unit details are publicly visible on up-rera.in
• Escrow protection: 70% of collected funds must stay in the designated escrow account
• Delivery accountability: Builder legally bound to the registered possession date
• Defect liability: Builder responsible for structural defects for 5 years post-possession
• Interest on delay: Buyers entitled to compensation interest for every day of delay
• Refund rights: Full refund with interest available in cases of significant project failure
• QPR tracking: Builders submit Quarterly Progress Reports (QPR) — buyers can track construction progress on the portal

How to Search Registered Projects on UP RERA

1. Visit up-rera.in
2. Click “Registered Projects” from the navigation menu.
3. Enter one of:
   • Project name
   • RERA Registration Number
   • Promoter name or registration details
4. Enter the captcha.
5. Click “View Details” against the relevant project.
6. View complete details — registration certificate, approved layout, registered completion date, units available, and QPR status.
7. Download the project summary if needed.

Never pay a booking amount without verifying the RERA registration number on up-rera.in. A project not listed on the portal carries no RERA protection.

How to Verify Builder Registration on UP RERA

1. Visit up-rera.in
2. Click “Promoters” in the navigation.
3. Search by promoter name or registration number.
4. Verify:
   • Active registration status
   • All projects registered under this promoter
   • Complaint history and hearing bench details

And How to File a Complaint on UP RERA

UP RERA provides an e-Courts module for online complaint filing.

Process:

1. Visit up-rera.in
2. Navigate to the e-Courts or Complaint Registration section.
3. Fill in complaint details — project name, RERA number, nature of grievance, amount involved.
4. Upload supporting documents.
5. Pay the complaint filing fee (₹1,000 as per RERA Act provisions).
6. Submit — your complaint number format will be: UPRERAPRJ/COMP/xxxx/yyyy. Save this number.
7. Track hearing bench, date, and place through the portal.

For complaints against unregistered projects (2026 amendment):
Submit the unregistered promoter’s and project’s details while filing. UP RERA scrutinises and takes action if registration was required.

Conciliation option:
UP RERA has established conciliation forums at Lucknow and Greater Noida. Buyers can request conciliation through the portal under the “Conciliation Forum” section before escalating to a formal complaint.

Documents Required to File a UP RERA Complaint

• Builder-buyer agreement or allotment letter
• All payment receipts for amounts paid to the builder
• Demand letters and correspondence with the builder
• Identity proof — Aadhaar or PAN
• Project’s RERA registration number (if registered)

Important Services on the UP RERA Portal

The up-rera.in portal provides:

• Registered project search and detail download
• Promoter search and verification
• Registered agent search
• e-Courts complaint filing and tracking
• Conciliation forum request
• QPR (Quarterly Progress Reports) for all registered projects
• Notices, circulars, and press releases from the Authority
• WhatsApp updates — UP RERA has a WhatsApp channel for latest notifications

Why Buyers Must Verify RERA Before Buying in UP

UP’s large real estate markets — particularly in Noida’s group housing sectors, Lucknow’s expanding residential zones, and Agra’s growing localities — carry risks of builder delays and fund diversion. UP RERA returned ₹1,232 crore to 5,124 homebuyers who had not received possession — a clear indicator of historical market risks.

Before paying any booking amount:

• Verify project registration on up-rera.in
• Check the registered delivery date
• Confirm the approved layout matches what the builder is marketing
• Review QPR reports for actual construction progress
• Verify EC and Khatauni for the underlying land

For property record verification in UP, refer to the Encumbrance Certificate Uttar Pradesh guide and UP Bhulekh at upbhulekh.gov.in.

Frequently Asked Questions — UP RERA

What is UP RERA?
UP RERA is the Uttar Pradesh Real Estate Regulatory Authority — established under the RERA Act, 2016, operational from May 1, 2017. It regulates real estate projects and protects homebuyers across UP.

What is the official UP RERA website?
up-rera.in — for project search, promoter verification, complaint filing, and all registration services.

How can I search a project on UP RERA?
Visit up-rera.in → “Registered Projects” → enter project name or RERA number → view details and download project summary.

How do I verify a builder on UP RERA?
Click “Promoters” on up-rera.in, search by name or registration number, and check active status and complaint history.

How do I file a complaint on UP RERA?
Visit up-rera.in → e-Courts → Complaint Registration → fill details, upload documents, pay ₹1,000 fee, submit. Save your complaint number.

Can I file complaints against unregistered projects in UP?
Yes — as of March 25, 2026 (10th Amendment), UP RERA accepts complaints against builders of unregistered projects and assesses whether registration was required.

Is RERA mandatory for every project in UP?
Projects with land area above 500 sq metres or more than 8 apartments must mandatorily register with UP RERA before launch or advertisement.

What is the RERA registration number?
A unique identifier assigned by UP RERA to every registered project — verify this on up-rera.in before signing any agreement.