The Real Estate (Regulation and Development) Act (RERA), which was passed in Parliament in May 2016, came into full effect from May 1, 2017. States were then mandated to set up their own Real Estate Regulatory Authorities (RERAs) based on the central act and formulate own rules within 6 months of the Act’s commencement.
This was a time (before 2017) when buying a home had become more of a risk than an excitement. Project delays, incomplete information, false promises, and no solid legal recourse for buyers were very common. For years, people paid for homes, but possession dates were repeatedly postponed. To address this chaos and restore buyer confidence, the central government introduced RERA.
Today, 8 years later, its impact is clearly visible across the sector, according to experts. This law not only brought discipline to developers’ practices but also gave homebuyers clear rights and protections for the first time.
What is RERA and how does it work?
RERA is enforced by separate real estate regulatory authorities established in each state. Their work includes – mandatory registration of every project and agent; project timelines, maps, approvals, and financial disclosures; resolving buyer complaints; and taking action on misinformation or breach of promise.
This ensures buyers know that the legal and financial records of the project they are investing in are available on the RERA portal.
Changes before and after RERA
Before RERA: Project delays were common; buyers lacked realistic information; agreements were unclear. There was no effective platform for grievance redressal.
After RERA: Increased accountability for project timelines and fund usage; transparency was enhanced; filing complaints became easier; and trust between buyers and developers began to return.
Sakshee Katiyal, Chairperson of Home & Soul, says about this change: “RERA has indeed empowered the modern homebuyer by bridging the trust gap that once defined real estate transactions. With the introduction of project registration, disclosure, and standardised agreements, buyers today have a reliable reference for every detail they are promised.”
“A subtle shift of the pendulum from speculative sales pitches to data-backed commitments is visible. More importantly, RERA brought in a sense of discipline amongst the developers, wherein one had to be committed to timelines and finances. Ultimately, it empowered homebuyers and made the market more predictable, transparent, and consumer-centric.”
Increased transparency and accountability
Developers are now required to ensure every promotional material, advertisement, and promise matches the details listed on the RERA portal. Direct action is required for incorrect or misleading information. This change has strengthened the developer-buyer relationship with buyers.
Yukti Nagpal, Director of Gulshan Group, says: “In real estate, trust and precision go hand in hand. Buyers today are far more informed, and RERA has matched that awareness with structure. By ensuring every promotional detail mirrors the information registered on the RERA portal, the Act has eliminated ambiguity and brought integrity to how luxury projects are communicated.”
That kind of transparency, according to Nagpal, has actually strengthened relationships with our customers. “They know exactly what they’re getting, and we, as developers, are accountable for every detail. The result is a healthier, more credible luxury market where confidence replaces speculation, and trust becomes the real differentiator.”
Improvements in grievance redressal, but challenges remain
RERA provided a formal grievance redressal system, which was previously absent. Many states now have online complaint portals and speedy hearings. However, backlogs of cases remain a challenge in some states.
Abhishek Raj, Founder and CEO of Jenika Ventures, explains: “Some regulatory authorities have instituted efficient online mechanisms for grievance redress and fast adjudication, but others still grapple with enormous backlogs and resource constraints,” Raj said.
No doubt, RERA gave a facelift to home buying in India, with the consumer at the heart of real estate governance, he adds. “For the first time, buyers are armed with a legal framework that protects their investment and ensures accountability from developers. Mandatory registration, financial transparency, and fixed timelines for projects have given more assurance to homebuyers, with lesser uncertainty dominating property transactions.”
While strong in intent, he said, RERA’s on-ground implementation varies significantly across states.
Despite all the flaws mentioned, the psychological impact that RERA has brought about is really deep, the expert said adding that it has revived confidence amongst homebuyers and pushed developers to shift toward more fair and compliant manners of conducting business.
“For giving full effectiveness to RERA, what is required is sustained enforcement and strong digital monitoring, besides continuous review at the state level. The Act is thus a progressive step forward, one that has set a precedent in how consumer protection and industry professionalism can coexist in India’s evolving real estate sector.”
The impact of RERA in states – Some fast, some slow
The efficiency and pace of RERA vary across states. Some states have accelerated digital monitoring, compliance checks, and fast-track complaint resolution, while procedural laxity persists in others.
Viren Mehta, Founder & Director of ElitePro Infra, says: “The grievance redressal mechanism under RERA has provided a platform for homebuyers… though some states are still marred with administrative delays.”
Mehta believes that RERA has brought in a structured ecosystem where transparency, accountability, and buyer protection have become measurable standards. Pre-RERA, homebuyers often faced project delays, unclear builder commitments, and a lack of legal recourse, he said adding that the Act changed this narrative by making the registration of projects, financial disclosure, and the timely completion of projects compulsory.
“The grievance redressal mechanism under RERA has given a platform for homebuyers to air their complaints and seek justice. There are still states that are marred with administrative delays, though; the process has been made more seamless of late, first with the introduction of digital grievance portals and second, by compliance checks. Also, buyer confidence has increased significantly because now developers work with much better scrutiny to ensure fair play and timely completion.”
“However, long-term success for RERA depends on continuous enforcement uniformity in states and the minimisation of procedural loopholes. With steady improvement, RERA has clearly become a cornerstone for reform that has made India’s property market much more reliable and consumer-oriented than ever.”
Monitoring developers and protection for buyers
RERA has mandated developers to keep project funds in a designated account, not make false promises, complete construction on time, and provide buyers with accurate information.
This has enhanced professional conduct in the sector and restored buyer confidence. Experts believe that developers are now more accountable and scrutinized than ever before.
Are there still loopholes left?
RERA has brought about significant reforms, but developers still exploit some minor loopholes — such as incorrectly announcing phases, attempting to extend deadlines, or exploiting procedural delays.
Experts believe that continuous monitoring, digital tracking, and strengthened state-level enforcement are needed to eliminate these loopholes.
Conclusion: Homebuyers are much safer today
Overall, RERA has proven to be a game-changer for the Indian real estate sector. Transparency has increased and accountability has been established. Also, grievance redressal has become easier and most importantly, buyer confidence has been restored.
Some challenges remain, but RERA has given Indian real estate a structured, reliable, and consumer-centric direction. And this change will hopefully only going to strengthen further.