How to check a builder's delivery track record

4.1.1 How do I check a builder’s delivery track record in Bangalore?

Check a builder’s delivery track record one project at a time, for the exact company that signs your agreement. Start on the Karnataka RERA (K-RERA) portal, rera.karnataka.gov.in. Under Services, then Project Status, you can search by project name or by “Promoter / Company / Firm Name”. For each past project of that company, write down four facts. The first is the original proposed completion date filed at registration. The second is every extension of that date, with its order. The third is the current project status. The fourth is proof of completion, such as the occupancy certificate (OC). Then visit one completed project and talk to the residents. A large brand, a long list of launches or a salesperson’s claim does not prove delivery. A good past record also does not guarantee your project, because each phase has its own approvals, money and schedule. Use the record to find questions, and ask the builder to answer them in writing.

Evidence	Where to find it	What it tells you
Legal promoter	Promoter Details tab on the K-RERA page	Which company is responsible for your flat
Past projects	Promoter Details tab: the K-RERA list and the promoter’s own list	How many projects the same company registered, and what it declared about delays
Original completion date	First row of the Registration/Extensions table, on the oldest registration if the project was transferred	The date the builder first promised
Extensions	Later rows of that table and the Project Extension Details tab	How far the date moved, and the stated reason
Proof of completion	Occupancy certificate from the builder or the residents’ association	Whether “delivered” means legally complete
Resident experience	A visit to a completed project	Handover, defects and maintenance in practice

4.1.2 Which company is the real promoter of my project?

The real promoter is the legal entity named on the K-RERA project page. It can be a different company from the brand on the brochure. Open the Promoter Details tab and note the promoter name, the type of firm and the registration number. For example, on 9 October 2026 the K-RERA page for Assetz KVN Niwa & Neo named the promoter as Elite Projects, a partnership firm. The same page showed “No Previous Projects for this Promoter.” It also answered “NO” to the question “Is there any Projects Launched In The Past 5 Years in Karnataka ?”. So the K-RERA record of this entity is empty, whatever the brand has built before. This alone does not make the project weak. It means that the brand’s history is not, on paper, the history of the company you contract with. Ask the builder in writing how the promoter is related to the brand, and which company carries the obligations to you.

Then check that the same name appears everywhere:

1. Compare the promoter name on the K-RERA page with the name on the agreement for sale and the demand letters.
2. Read the land owner or co-promoter rows on the same tab. If the land owner is a different party, ask a lawyer to read the development agreement.
3. Know that a promoter cannot freely transfer the project. Under Section 15(1) of the RERA Act, a transfer of the majority rights and liabilities needs prior written consent. Two-thirds of the allottees, other than the promoter, must give it. It also needs prior written approval from K-RERA. The proviso to Section 15(2) says such a transfer does not extend the time to complete the project.

4.1.3 Where does K-RERA show a builder’s past projects?

K-RERA project pages show past projects in the Promoter Details tab, because the law asks for this detail. All four pages Sachi sampled had this section. Section 4(2)(b) of the RERA Act makes the promoter file “a brief detail of the projects launched by him, in the past five years”. The detail must include the current status of those projects, “any delay in its completion” and the cases pending. Rule 15(1)(A)(ii) of the Karnataka RERA Rules, 2017 publishes this on the K-RERA website as the “Track record of the promoter”. Newer pages show two lists. The first, “List of Projects Registered in Karnataka RERA ( As per K-RERA Records )”, comes from the portal. The second, “List of Projects Launched in Past 5 Years ( As per Promoter )”, is what the builder declared when it filed. Older pages show one section, “Previous Project Details (Last 5 years only)”. Compare the two lists, because they can differ a lot.

List on the page	Who supplies it	How to use it
Projects Registered in Karnataka RERA	K-RERA records	Count of registrations under the same company, with approval dates
Projects Launched in Past 5 Years	The promoter, at filing	Declared status, expected completion date, pending cases
Previous Project Details (older pages)	The promoter, at filing	Same purpose as the promoter’s list

For example, on 9 October 2026 the Casagrand Meridian page named Casa Grande Garden City Builders Pvt Ltd as the promoter. Its K-RERA list showed 18 registrations for that company. Nine of them had an approval date before 1 December 2022, the start date of Casagrand Meridian. The promoter’s own list showed one project, Casagrand Orlena, as “Ongoing” with an expected completion date of 21-08-2024. That entry is a snapshot from the filing, not today’s status. So we opened the Orlena registration, PRM/KA/RERA/1251/446/PR/210928/004324. On 9 October 2026 it showed an extension from 21-08-2024 to 21-08-2025. Orlena also appeared on the K-RERA Lapsed Projects list that day. Do this check for each past project before you draw a conclusion.

Rule 15(1)(C) also lists the promoter’s audited accounts for the three preceding financial years. Look for these files in the uploaded documents.

4.1.4 How do I compare the promised and actual completion dates?

Under Section 4(2)(l)(C) of the RERA Act, the builder declares the time period within which it will complete the project. Under Section 5(3), the registration is valid for that period. On the K-RERA page, open the Project Details tab and find the Registration/Extensions table. Its first row, “At the time of Registration”, shows the start date and the proposed completion date of that registration. Every later row shows one extension, with the old date, the new date and a link to the order. A row can be a Covid Extension, a Section 6 Extension or a Further Extension. Count every row in the total delay. Do not rely only on the field called Proposed Completion Date, because it can show an extended date. Also search the project name under Project Status. If the project moved to a new promoter, the search shows an older registration with the status TRANSFERED. The first row of the new registration can carry a date that already includes extensions. So use the first row of the oldest registration as the original promise.

On 9 October 2026, a search for ARKA IRIS GRAND returned two registrations. The first, PRM/KA/RERA/1251/308/PR/190219/002429, named S Gajendra Char as the promoter, with the status TRANSFERED. The second, TOR/PRM/KA/RERA/1251/308/PR/230429/002429, named Bhaarath Builders, with the status APPROVED. Their tables read as follows.

Registration	Row	Start date	Proposed completion date
First (S Gajendra Char)	At the time of Registration	10-02-2019	09-02-2022
First (S Gajendra Char)	Covid Extension	09-02-2022	09-11-2022
First (S Gajendra Char)	Section 6 Extension	09-11-2022	09-11-2023
Transfer (Bhaarath Builders)	At the time of Registration	10-02-2019	09-11-2022
Transfer (Bhaarath Builders)	Section 6 Extension	09-11-2022	09-11-2023
Transfer (Bhaarath Builders)	Further Extension	09-11-2023	31-12-2026

So the original promise was 09-02-2022, and the latest date, 31-12-2026, is about four years and ten months later. The transfer page alone starts at 09-11-2022, which hides the nine-month Covid Extension. The project also changed its legal promoter, so check the record of both companies. The proviso to Section 15(2) says a transfer does not extend the time to complete the project. Section 6 lets K-RERA extend a registration for force majeure, which the Act defines as war, flood, drought, fire, cyclone, earthquake or another natural calamity. A proviso lets K-RERA extend it in “reasonable circumstances, without default on the part of the promoter”. It says such an extension “shall, in aggregate, not exceed a period of one year”. The page does not state the legal basis of a Further Extension. Open the order and read the reason. The Project Extension Details tab also shows the stated reason, and whether buyers got any compensation.

4.1.5 How do I check that an older project was really completed?

A builder can call a project “delivered” in an advertisement, but the legal proof of completion is the occupancy certificate (OC) or the completion certificate. Section 11(4)(b) of the RERA Act makes the promoter responsible for getting the completion certificate, the OC, or both. The promoter must also make it available to the allottees or to their association. So for each past project, ask the builder for a copy of the OC and note its date. Then compare that date with the original completion date on the K-RERA page. That comparison gives you the actual delay, not the claimed one. Two more dates in the Act help you test the claim. Section 19(10) says each allottee must take possession within two months of the OC. Section 17(1) says that, if no local law applies, the conveyance deed must be done within three months of the OC. If the residents got possession without an OC, write that down as a risk.

1. Original proposed completion date, from the first row of the K-RERA table.
2. Date of the OC, from the copy the builder or the association gives you.
3. Date the residents got possession, from the residents themselves.

Also check the K-RERA Default Project List. On 9 October 2026 it showed 4 Default Projects and 3,013 Lapsed Projects. The list carries this line: “THE PROPOSED PROJECT COMPLETION DATE FOR THIS PROJECT IS EXPIRED, THE BUYERS MAY TAKE AN INFORMED DECISION ACCORDINGLY.” Search it for the promoter’s past projects. If one appears, ask the builder for the OC or the extension order of that project.

4.1.6 What should I ask residents of the builder’s older project?

Residents can tell you what the filings cannot: how the handover went, and how the builder dealt with problems after it. Choose a project completed by the same legal promoter, and visit at a time you choose. Talk to more than one resident and, if possible, to the residents’ association. Treat each answer as one person’s experience, not as a statistic. Use the RERA Act to frame the questions. Section 14(3) covers a structural defect, or a defect in workmanship, quality or services. If an allottee reports it within five years of possession, the promoter must fix it free of charge within thirty days. Section 11(4)(d) makes the promoter provide and maintain essential services until the association takes over maintenance. Section 17(2) makes the promoter hand over the documents and plans of the common areas to the association. Ask whether each of these happened, and how long it took. Then compare the answers with the documents for your own project.

1. When did you get possession, and what date did your agreement promise?
2. Was the OC ready at handover, and was your sale deed registered?
3. Did the builder fix reported defects within thirty days?
4. Has the association taken over maintenance and the common-area documents?
5. Which promised amenities are still not complete?

4.1.7 What are my rights if the builder delivers late?

Your rights start with the date in your own agreement for sale. Section 13(2) of the RERA Act says the agreement must state the possession date. It must also state the interest rates that each side pays on default. Read that clause before you sign, and compare it with the date on the K-RERA page. If the builder does not complete or give possession by that date, Section 18(1) gives you two choices. You can withdraw from the project and get your money back with interest and compensation. Or you can stay and get interest for every month of delay until the builder hands over possession. Rule 16 of the Karnataka RERA Rules, 2017 sets the rate. It is the State Bank of India highest marginal cost of lending rate plus 2 percent. The same rate applies when a buyer pays late. Rule 17 says the promoter must pay a refund within sixty days of the date it becomes due. Sachi checked the 2017 text of the Rules, not later amendments.

1. Ask the builder for the new date in writing, with the reason.
2. Check whether K-RERA has issued an extension order for that date.
3. Get legal advice before you sign a letter that gives up interest.

A builder can ask you to accept a new date, or to sign a letter that gives up interest. Get legal advice before you sign any such letter. A general reason such as “market conditions” is not the same as an extension order from K-RERA. The chapter on RERA complaints explains how to file a complaint if the builder does not pay.

If you want the promoter, the past projects and the extension history for one builder in one place, Ask Sachi.