Under-construction flat site visit checklist

6.6.1 What should I check on K-RERA before a site visit?

Before a site visit, open the project’s page on rera.karnataka.gov.in and download three things: the approved plan, the project specification and the latest quarterly update. Go to Services, then Project Status, and search with the registration number from the brochure. Section 11(1) of the RERA Act makes the builder keep a quarterly up-to-date status of the project on this page. Open the Quarterly Updates tab and read the newest panel first. Sachi checked two pages on 10 October 2026. On both, each panel shows the overall percentage of completion and a work percent for each floor. It also shows the status of amenities and common areas. Each panel has slots for 10 photographs, and certificates from the architect (Form-5) and the structural engineer (Form-6). Print or save the floor table for your tower. At the site, you will compare it with what you see. Also note the proposed completion date on the page.

What to download	Where it is on the K-RERA page	What you do with it at the site
Approved building plan and layout plan	Uploaded Documents (some pages mark the layout plan “Not applicable”, so use the building plan)	Find your tower, the access road and the open spaces
Project specification	Uploaded Documents	Compare it with the model apartment
Latest quarterly update	Quarterly Updates	Compare the floor percentages and the amenity status with the site
Location details and boundaries	Project Details	Confirm that you are on the registered land
Proposed completion date and any Section 6 extensions	Project Details, Registration/Extensions table	Ask how the remaining work fits before that date

6.6.2 How do I confirm that I am at the right project and phase?

To confirm that you are at the right project, compare the land you see with the location details that the builder filed on K-RERA. Section 4(2)(f) of the RERA Act makes the builder file the location of the project, with a clear demarcation of the land and its boundaries. It also requires the latitude and longitude of the end points of the project. On the older page layout, Sachi saw four coordinates, marked North, East, West and South. On the newer layout, Sachi saw one latitude and longitude, plus a North, South, East and West Schedule. For example, the Casagrand Meridian page lists its East Schedule as “12.20 Mts BBMP road”. Open the coordinates in a map app at the gate. Then check each named boundary on the ground. Phases matter too. The Explanation to Section 3(2) says each phase is a stand-alone project with its own registration. So confirm that the tower you see belongs to the phase you plan to book.

1. Open the coordinates from the K-RERA page in a map app at the site gate.
2. Walk or look along each boundary named in the schedule.
3. Ask the site team which phase and registration number covers your tower.
4. If any answer differs from the K-RERA page, ask the builder to explain in writing.

6.6.3 What must the builder show me at the site?

The builder must make the sanctioned plans, the layout plans and the specifications available to you at the time of booking. Section 11(3)(a) of the RERA Act names the method: “by display at the site or such other place as may be specified by the regulations”. Section 11(3)(b) adds the stage-wise time schedule of completion. That schedule includes the provisions for civic infrastructure like water, sanitation and electricity. Section 19(1) gives you the right to obtain information on the sanctioned plans, layout plans and specifications. Section 19(2) gives you the right to know the stage-wise schedule of completion. Sachi did not check whether K-RERA regulations name another place for the display. So at the site office, ask to see the displayed plans. Check that they carry the approving authority’s details and match the files on the K-RERA page. If the plans are not available, write down the date and ask the builder by email where you can see them.

Ask to see	RERA Act section	What to compare it with
Sanctioned plan and layout plan	11(3)(a), 19(1)	The approved plan on the K-RERA page
Specifications	11(3)(a), 19(1)	The project specification on the K-RERA page and the model apartment
Stage-wise schedule of completion, including water, sanitation and electricity	11(3)(b), 19(2)	The proposed completion date and the latest quarterly update

6.6.4 How do I compare the work on site with the latest quarterly update?

Compare the floors you can see in your tower with the floor-wise work percent in the latest quarterly update. These are the builder’s own figures. For example, the Casagrand Meridian page shows a Quarter Q1 (2026-27) panel, submitted on 10 July 2026. In that panel, Tower 1 shows floors 0 to 9 at 100 percent and floor 10 at 90 percent. Floors 11 to 14 show 80 percent. It shows the club house, swimming pool and gym each at 90 percent. The page gives the proposed completion date as 2 November 2026. The Registration/Extensions table shows a Section 6 extension from 2 November 2025. Painting is filed at 70 percent, so a floor at 100 percent does not mean finished painting. A buyer visiting in October 2026 can check if the pool and the club house look close to complete. A difference does not prove a false filing, because work can move after a quarter ends. It is a reason to ask the builder for the revised schedule in writing.

1. Count the floors with a finished slab in your tower.
2. Compare the item-wise tables in the same panel (Super Structure, and Finishing or Interior) with the work you see. The K-RERA pages Sachi checked do not say what a floor percent covers.
3. Find each amenity on the layout plan and look at its state.
4. Take dated photographs from public areas, and compare them with the K-RERA photographs.
5. Note the date of the latest quarterly panel and the quarter it covers.

6.6.5 What does the model apartment show, and what does it not show?

A model apartment shows a sample of the finished flat, but it can differ from the flat you book. Section 12 of the RERA Act covers this case. Say you pay an advance “on the basis of any model apartment”, and you lose money because of a false statement. Then the builder must compensate you. If you then withdraw, the builder must return your entire investment with interest and compensation. So compare the model apartment with the written documents, and keep a record. Check its floor plan against the plan for your unit type. Under Section 4(2)(h), the builder files the carpet area of each apartment type on K-RERA. Section 2(k) defines carpet area as the net usable floor area, excluding the external walls, service shafts, exclusive balcony and exclusive open terrace. Ask which fittings in the model apartment are standard and which are upgrades. Then check that the standard items appear in the project specification and the agreement for sale.

In the model apartment	Check it against
Room sizes and layout	The floor plan for your unit type and the carpet area on K-RERA
Flooring, fittings and fixtures	The project specification on K-RERA and the agreement for sale
Balcony and terrace	The exclusive balcony and open terrace areas filed on K-RERA
Furniture and decor	Treat these as display items unless the agreement lists them

6.6.6 Can a site visit tell me if the construction quality is good?

A site visit cannot confirm construction quality, because a buyer’s visual check cannot test the structure, the materials or the hidden services. What you can see is limited to visible work, for example cracks in finished plaster, water stains or exposed steel. On the two K-RERA pages Sachi checked, each quarterly update had a Form-6 certificate from the structural engineer. Section 4(2)(k) makes the builder disclose the names and addresses of the architect, the structural engineer and the contractors. If you see something that worries you, hire an independent civil or structural engineer to inspect it. Ask the builder in writing what quality tests it does, and ask for the test reports. Section 14(3) of the RERA Act protects you after possession. You can report a structural defect, or a defect in workmanship, quality or services, within five years of possession. The builder must then fix it free within 30 days. If the builder fails, you are entitled to compensation.

6.6.7 Which site conditions and safety rules should I note?

Note the conditions that will affect daily life, and follow the site’s safety rules while you look. Visit only with the builder’s site team. Wear the protective equipment that the team gives you. Do not enter active work areas, climb unfinished stairs or stand near machinery. Look at the approach road from the nearest main road, and note its width and condition. Compare it with any road named in the boundary schedule on K-RERA. Look at where rainwater flows and where it collects near the gate and the access road. If possible, visit once on a weekday at peak hours, and once after rain. Note the neighbouring uses, for example an industrial unit, a quarry, a high-tension line or open land. Record the date and time of each visit. This chapter does not give any legal buffer or setback distance, because Sachi did not check the rules for those in this chapter.

Condition	What to record
Approach road	Width, surface and traffic at the time of the visit
Rainwater	Where water collects near the gate and the road
Neighbouring uses	Any industry, quarry, power line or open land next to the site
Noise and dust	Sources and the time you noticed them
Visit details	Date, time, weather and who showed you the site

6.6.8 What should I do after the site visit?

After the visit, compare your notes with the K-RERA page, the approved plan and the draft agreement for sale. Then email the builder every open question. Ask for written answers, because a verbal promise at the site is hard to enforce. Section 14(2) of the RERA Act limits changes after the builder shows you the plans. The builder cannot change the plans, specifications or fittings of your flat without your previous consent. The exceptions are minor changes that you ask for, and minor changes that an authorised architect or engineer recommends for architectural or structural reasons. The builder must then declare and tell you about them. A structural change never counts as minor. Changes to the building or common areas need the written consent of at least two-thirds of the allottees. If a material gap stays open, get a lawyer or an engineer to review it before you book or pay. Sachi reads K-RERA quarterly updates for Bangalore projects. To compare a project’s filed progress across quarters, Ask Sachi.

1. List every gap between the site and the K-RERA filing.
2. Email the builder one list of questions and ask for written answers.
3. Check that each promise appears in the agreement for sale or its annexures.
4. Visit again before each large payment, after the next quarterly update.