State-wise RERA Differences in India: MahaRERA, K-RERA, GujRERA, TG-RERA, and NCR

Quick answer: The central RERA Act is common across India, but every state has its own rules, portal, forms, and quirks. Maharashtra's MahaRERA is the most mature and buyer-vocal. Karnataka's K-RERA is stricter on ongoing projects. Gujarat's GujRERA emphasises quarterly discipline. Telangana's TG-RERA is still evolving. NCR splits across UP-RERA and HR-RERA with different agent-registration rules. This post walks through the state-level differences a builder actually feels, and how to keep one CRM record that satisfies all of them.

The Real Estate (Regulation and Development) Act, 2016 is central legislation, but its rules were left to each state to notify. That is why builders and channel partners working across two or three states quickly discover that their compliance calendar, their registration number formats, their disclosure forms, and even the agent registration rules are different. This is a practical, state by state look at where those differences matter, framed for a builder or a channel partner running operations across India.

Where RERA is common across India

Every state RERA is built on the same central Act, so a few things do not change:

• Every project of the size covered by RERA must be registered with the state authority before it is advertised or sold.
• The registration number must appear on every advertisement and every piece of marketing collateral.
• The 70 percent buyer-collections rule applies uniformly. Seventy percent of amounts collected from buyers must be deposited in a separate project account, used only for construction and land cost, and withdrawn only against certified progress.
• A buyer can approach the state RERA authority for complaints, and the adjudicating officer can order refunds or interest.
• Real estate agents must be registered separately with the state authority; unregistered agents cannot legally facilitate sales of registered projects.

Our RERA compliance checklist for builders in India covers the common obligations in depth. This post focuses on where the states diverge.

Maharashtra: MahaRERA

MahaRERA is the most mature RERA in the country and, unsurprisingly, the most buyer-active. Complaint volumes are the highest, orders are frequent, and buyer awareness is the highest of any state. That means the paperwork bar is high, and the audit expectation is higher still.

• Registration numbers begin with the P51 or P52 series (varies by region). Every ad, hoarding, brochure, and website listing must display the number.
• MahaRERA has an active quarterly filing regime. Non-filing draws suspension warnings.
• Agents must register separately and display their MahaRERA registration on their own marketing.
• The MahaRERA portal publishes project-wise disclosures and complaints. A builder's public record is easily searchable.
• MahaRERA has been proactive in circulars, including on model form language and marketing claims, that go beyond the base Act.

For Mumbai and Pune builders in particular, MahaRERA readiness is not optional. Our demand letter automation guide covers how to keep the milestone-to-demand link in shape for MahaRERA audits.

Karnataka: K-RERA

K-RERA (Karnataka Real Estate Regulatory Authority) has been steadily formalising. Bengaluru's tech-heavy buyer base is well informed and quick to file complaints, and K-RERA has been strict about registering ongoing projects even after the initial cut-off.

• Bengaluru's inventory is heavily plotted plus vertical mixed, so the registration paperwork often has to cover both formats.
• The K-RERA portal maintains searchable project and agent registers.
• Agent registration is enforced; brokers operating without K-RERA registration have been penalised.
• Quarterly and annual disclosures are audited and inconsistencies between the portal record and actual bookings are flagged.

Gujarat: GujRERA

GujRERA (Gujarat Real Estate Regulatory Authority) emphasises quarterly discipline. The portal is functional and disclosures are actively tracked. Builders in Ahmedabad, Surat, Vadodara, and Rajkot deal with GujRERA on similar terms.

• Registration numbers use a state-specific format that must appear on all marketing.
• Quarterly reporting is expected on time; delays draw notices.
• GujRERA has published guidance on agreement formats and marketing claims.
• Agent registration is enforced and the register is public.

Telangana: TG-RERA

TG-RERA was slower to launch than MahaRERA or GujRERA, and portal maturity has been catching up. That does not reduce the obligation; it means builders sometimes have to work harder to keep parallel records for their own audit trail.

• Hyderabad has a mix of vertical and plotted supply; the registration and disclosure formats reflect both.
• Coordination with HMDA and GHMC approvals is part of the practical compliance workflow.
• Agent registration is required to legally facilitate sales.

NCR: UP-RERA and HR-RERA

NCR is not one RERA. Noida and Greater Noida projects fall under UP-RERA. Gurgaon and Faridabad fall under HR-RERA (Haryana). Delhi has its own arrangement.

• UP-RERA has been active on stalled projects and buyer complaints, and its portal keeps a public project register.
• HR-RERA has been building enforcement capacity and has been visible on agent registration and marketing standards.
• A single developer with projects in both Gurgaon and Noida must maintain separate registrations, separate agent lists, and separate quarterly filings for each authority.
• The agreement templates that satisfy one may need re-drafting for the other.

This split is why NCR-focused builders and channel partners feel the pain of multi-state RERA more than most. We cover the specific playbook in our channel partner management playbook for Indian builders.

How agent registration actually works in each state

Real estate agents (channel partners and brokers) must register with each state RERA authority where they operate. The mechanics are similar but not identical.

• Apply through the state authority's portal. Documents typically required: PAN, address proof, GST registration (if applicable), photograph, and the applicable fees.
• For companies and partnership firms, additional documents about the entity (incorporation certificate, partnership deed, KYC of authorised signatory).
• Registration is time-bound and needs renewal on the state's schedule (commonly five years, but always confirm).
• The registration number, once issued, must be shown on the CP's own marketing and quoted on every buyer document.

For a CP working across multiple states, the CRM should hold one CP record with multiple agent registration numbers tagged to state, so the correct number is picked up on state-specific documents. See our channel partner management playbook.

A note on Kerala, Tamil Nadu, and West Bengal

Kerala has its own K-RERA (distinct from Karnataka's). Tamil Nadu has TN-RERA. West Bengal's HIRA was struck down by the Supreme Court, and the state now operates under the central RERA framework. Developers entering these markets should confirm the current authority, its portal, its registration formats, and its filing calendar before launching, and update the CRM's project templates accordingly.

Where builders trip: fields the CRM must store per project

The mistake most builders make is storing a single RERA number as free text somewhere and expecting it to flow into documents. A real estate CRM should treat these as first-class fields per project so every document, letter, and ad is generated with the right values by default:

• State RERA authority name and portal URL.
• Registration number, in the correct state-specific format.
• Registration date and expiry.
• Approved carpet area definition per unit (which differs from super built up).
• Certified milestones as defined in the state's format.
• Agent registration numbers for every channel partner working on the project.

Once these live on the project record, every quote, cost sheet, demand letter, and offer letter picks up the right values automatically. That is how Makanify's project management and documents and compliance modules are structured.

A quick reference table of state authorities

State / region	Authority	Portal
Maharashtra	MahaRERA	maharera.maharashtra.gov.in
Karnataka	K-RERA	rera.karnataka.gov.in
Gujarat	GujRERA	gujrera.gujarat.gov.in
Telangana	TG-RERA	rera.telangana.gov.in
Uttar Pradesh	UP-RERA	up-rera.in
Haryana	HR-RERA	haryanarera.gov.in
Rajasthan	RJ-RERA	rera.rajasthan.gov.in

Always confirm the current portal URL and forms on the official state site; portals have migrated more than once. Sources listed at the end of this post point to the current URLs.

Multi-state operations: the practical setup

A builder or a channel partner operating across states should design the CRM setup so the state difference is a configuration, not a code change. That means:

• One project template per state so registration number format, disclosure fields, and quarterly cadence are correct by default.
• One channel partner record that can carry multiple state agent registration numbers.
• Document templates that pull the correct authority name and disclaimer language based on the project's state.
• A single reports and dashboards view that can filter by state authority, so quarterly and annual filings do not slip through the cracks.

See how Makanify's reports and dashboards and roles and permissions support multi-state operations without duplicating the CRM per state.

Rajasthan and other emerging state authorities

Rajasthan's RJ-RERA has been steadily building capacity and its Jaipur project register is public. Emerging markets like Jaipur, Kota, Jodhpur, and Udaipur have their own dynamics. Developers should not treat the state as a lighter touch just because complaint volumes are lower than Mumbai. The audit expectation is the same, and the RERA record is public. Similar caution applies to Kerala's K-RERA (distinct from Karnataka's K-RERA), Tamil Nadu's TN-RERA, and Madhya Pradesh's RERA.

Cross-state pitfalls that catch experienced developers

• Using a MahaRERA number format on a UP-RERA project's collateral. Every ad, brochure, and letter must be reformatted for the correct authority.
• Assuming quarterly filing dates are aligned across states. They are not. Each authority sets its own calendar; a developer with Maharashtra and Karnataka projects effectively has two filing calendars to track.
• Assuming a channel partner registered in one state can automatically operate in another. They cannot. A CP working across states needs separate agent registrations, each renewed on the state's own schedule.
• Using a MOFA-based agreement template in a state that expects a state-specific template. The disclosures and disclaimers differ.
• Applying one PLC or floor rise structure across projects in different states without checking local disclosure requirements.
• Forgetting to update marketing collateral when a state RERA revises its portal or number format (which has happened more than once).

What CP-related fields change by state

A channel partner working across states is one CP record but many agent registrations. The CRM should let the CP hold:

• State-wise agent registration numbers, each with its own expiry date.
• State-wise agreement copies and KYC where the state requires state-specific documents.
• State-wise leads and bookings, so payouts can be reconciled per state and per RERA record.
• A single unified WhatsApp and phone number so buyers see one CP identity.

See our broker commission and co-broking guide for how CP payouts are structured across states.

Penalty patterns to be aware of

Every state authority can penalise for non-compliance, and while the exact orders vary, the pattern is worth internalising. Advertising an unregistered project can attract penalty of up to 10 percent of the estimated project cost under the central Act, with heavier consequences for repeat or continued non-compliance. Delayed quarterly filings draw notices and, if repeated, suspension. Complaints from buyers that reach adjudication can result in refund and interest orders. The public nature of the RERA record means a builder's history is discoverable by prospective buyers and by media, which makes the reputational cost larger than the direct penalty.

What to do if you are new to a state

If your organisation is entering a new state for the first time, the checklist is short but important:

• Register the project with the correct state RERA authority before any marketing.
• Register every channel partner working on the project as an agent with that state's authority.
• Localise the agreement for sale and marketing collateral to the state's format and language expectations.
• Set up the quarterly filing calendar on the CRM so nothing is missed.
• Confirm the state's stamp duty, registration, and GST specifics with a qualified professional before launch.

To see how a real estate CRM can carry your multi-state RERA setup without becoming a mess of custom fields, book a free Makanify demo. A specialist will map your active states on to a working project template.

What the sales and finance teams should each read

State-wise RERA is not one team's problem. Sales needs to know the disclosures required on marketing collateral; finance needs to know the quarterly and annual filing rhythm; legal needs to know the agreement formats and CP agreement templates that hold up in each state. A shared CRM with state-specific project templates keeps the cross-team confusion low. If your team is currently maintaining a shared Google Doc titled 'state RERA cheat sheet', that is the workflow to move into the CRM's project templates.

This article is a general explainer, not legal advice. RERA rules are notified per state and are updated periodically. Always confirm current requirements with the relevant state RERA authority and a qualified professional.