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Every item on this list comes from a real builder’s filing — the drawings and papers filed with RERA to get the project approved. Nothing here is theory. Each one has cost somebody money.
Send this to the family groupDeciding together? Everyone should read it before anyone pays a token.
The money
Before you pay anything, the agreement must say what happens to the booking amount if you step back — and if the builder does. Not spoken. Written.
Seen in a real filing: ATS Knightsbridge, Noida. The builder’s own filed form says “15% of the Total Price shall at all times be treated as Booking Amount.” On a big flat, that is a very large sum sitting with the builder before any agreement is signed.
Say this at the desk: “Write into the agreement the exact terms under which the booking amount is refunded, and when you may keep it.”
You pay on one number. You live inside a smaller one. Get both in the agreement: the area you pay for, and the floor inside your walls.
Seen in a real filing: ATS Knightsbridge. The filed sheet for one home says 10,000 sq ft saleable — 6,982 sq ft carpet. About 3,000 sq ft of what you pay for is not floor inside the home.
Say this at the desk: “Write both numbers into the agreement: the area I am paying for, and the carpet area inside my walls.”
Filed forms often say the price will be adjusted if the final measurement differs. Fine — but only if the rate per square foot is the same in both directions, and you get interest on money returned.
Seen in a real filing: ATS Knightsbridge. The form says the price “shall either be payable or refundable” on variation. It does not say at what rate. That is the line to fix.
Say this at the desk: “Write that any area change is charged or refunded at the same rate per square foot, with interest on refunds.”
If the rate has extra money in it for “premium location”, “convenience” or “retail”, ask what exactly that money buys. Make them write each charge as its own line.
Seen in a real filing: Godrej Aristocrat, Gurugram. The “shopping” there is eight shops of about 202 sq ft each — priced in the filed papers at about 2.3 times the flat rate.
Say this at the desk: “List every extra charge as its own line, with what it buys.”
The flat itself
Tower, floor, flat number. And the stamped drawing of your own floor, attached to the agreement by its drawing number and its date. Then every promise is measured against a fixed piece of paper, not against what somebody remembers.
Seen in a real filing: Godrej Aristocrat. The master plan carries its own name and date on its face: “AR-MP-101 … DATED 18.07.2023.” That is the sentence to put in the agreement.
Say this at the desk: “Attach the approved drawing of my floor to the agreement, by its drawing number and date.”
Water tanks, lift machine rooms, pumps and generator rooms all live somewhere in the building — and the drawings say exactly where. Ask which flat sits under or over which machine.
Seen in real filings: ATS Knightsbridge — the 21st floor of every tower is a service floor: water tanks and fire pumps, with homes directly above and below. Godrej Aristocrat — the terrace drawing shows the tanks and lift rooms sitting over the top flats.
Say this at the desk: “Write what the drawings show on the floor above and the floor below my flat.”
“Parking included” is not a space. Get the space number and the basement level in writing, and ask what the drawing puts next to it.
Seen in a real filing: Godrej Aristocrat. Basement 1 holds the sewage plant, the fire pumps and the transformer. Two spaces on the same level are not the same space.
Say this at the desk: “Write my parking space number and its level into the agreement.”
Your guests and your scooter need a place too. If the approved table gives them nothing, that is worth knowing before you sign — and worth money off if the answer is vague.
Seen in a real filing: Prestige Camden Gardens, Bengaluru. The approved parking table asks for 12 visitor spaces and shows 0. Two-wheeler spaces: also 0.
Say this at the desk: “Write where visitors and two-wheelers will park.”
The building
The pool and the club may not belong to your tower alone. The filing says who shares them. Do not pay a premium as if the compound is yours.
Seen in a real filing: Oberoi Elysian, Mumbai. The builder’s own amenity page says the facilities are shared with the buyers of Towers B and C of another building.
Say this at the desk: “Write which amenities are shared, and with whom.”
Every plot has a legal limit on how much floor can be built. If almost all of it is used, no future room is coming — whatever the desk says. The filed papers give both numbers.
Seen in a real filing: DLF Garden City, Gurugram. The approved building uses 392.997 sq m of the 396 sq m allowed. About 3 sq m is left — a cupboard, not a room.
Say this at the desk: “Show me the filed floor-area numbers: how much is allowed, and how much is already used.”
Spaces nobody buys do not automatically become common space for everyone. Some filed forms keep them with the builder — to sell later.
Seen in a real filing: ATS Knightsbridge. The form says un-allotted spaces “are not part of the Common Areas & Facilities.” They stay with the company.
Say this at the desk: “Write who owns the parking spaces that are never allotted.”
The papers
The certificate that allows construction has an expiry date printed on its face. Renewals are routine — but the copy in the public file may not be the one that allows today’s work. Ask for the latest one.
Seen in a real filing: Oberoi Elysian. The certificate on file says “Valid Upto: 02 Nov 2025” — a date already past when we read it.
Say this at the desk: “Give me the current commencement certificate. I will read the Valid Upto date myself.”
Fire letters often carry their own conditions. Ask for the letter, read the conditions, and ask in writing whether each one has been met.
Seen in a real filing: Oberoi Elysian. The fire letter says on its face it is issued “subject to necessary approval from High Rise Technical committee.” So ask: was it approved?
Say this at the desk: “Give me the fire clearance letter, and written confirmation that its conditions are met.”
“The structure is complete” can be true while the home is far from ready. The builder files stage-by-stage progress numbers. Read them, then get the possession date and the per-month delay compensation in the agreement.
Seen in a real filing: Oberoi Elysian. Same certificate, same page: structure 100% — sanitary fittings 6%, lifts, fire-fighting, electrical and finishing 25%.
Say this at the desk: “Write the possession date, and the compensation per month of delay.”
Buying a plot, not a flat? The list is different — the road width in your plot’s own schedule row, the freeze-plot list, what the layout puts beside your boundary. We read plotted layouts too — the Drawings Report already covers plot projects.
Every point above came from a real project’s RERA filing. If you want these questions read against your own project — the answers, not just the asks — that is the paid report.
The drawings and papers the builder filed already hold the answers — the areas, the parking table, the machine floors, the certificate dates. That file is what we read.
Drawings Report · ₹4,999 — we read every approved drawing on file for your project and tell you which flat to ask for, and which to say no to. PDF within one working day. Or read a real sample report first →
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