Flat Buying Checklist for Bangalore, Karnataka (2026)

To buy a flat in Bangalore, Karnataka, check these items in order: the khata, the land and building approvals, RERA Karnataka registration for new projects, the Occupancy and Commencement Certificates, the Encumbrance Certificate, the draft sale agreement, utility connections, and society or maintenance dues. Use the table below as a working checklist and ask for each document in writing.

Last updated: 6 November 2026

In short

• Under the RERA Act, a promoter must register a project that is not exempt before advertising or selling it. In Karnataka, check it on the K-RERA site.
• Ask for the Commencement Certificate (CC) before construction and the Occupancy Certificate (OC) before you move in.
• Match the khata with the sale deed. See e-Khata Bengaluru.
• Get a fresh EC for the flat and the land. See EC online in Karnataka.
• Read the sale agreement and check dues before you pay the balance.

The master checklist

We opened the K-RERA site. It offers "Know Project Status", "Search Orders" and "Complaints Under Process". Use "Know Project Status" to find the project and read the registration details.

New flat from a builder

Check RERA first

Section 3(1) of the Real Estate (Regulation and Development) Act, 2016 bars a promoter from advertising, marketing, booking or selling a project before registering it. Section 3(2)(a) exempts a project where the land does not exceed 500 square metres or the apartments do not exceed eight, counting all phases. A state government may lower these limits. Readings of this exemption differ, so check the K-RERA site rather than assume a project is exempt.

Ask the builder for the K-RERA registration number and check it on the portal. Compare the project name, promoter name, location and completion date with the brochure and the agreement. Also look for complaints and orders against the promoter on the K-RERA site.

Read the approvals

Ask for the sanctioned plan, the Commencement Certificate and any later revisions. Compare the number of floors and the flat's size with the plan. A building that exceeds its plan may not get an OC.

For a new building, ask whether the builder has applied for khatas for the flats. The e-Aasthi portal offers a "Bulk New Khata" service that citizens or developers can use for multi-storey flats.

Check the sale agreement

• Total price and what it includes (parking, club, taxes, maintenance deposit)
• Area basis: carpet, built-up or super built-up
• Payment schedule tied to construction stages
• Delivery date and delay penalty
• Treatment of changes to the plan
• Who pays for khata transfer, registration and utility deposits

Resale flat

For a resale flat, check these points as well:

1. The seller's title. Ask for the previous sale deed, not just the latest one.
2. Khata in the seller's name. If the khata is still in the builder's or a past owner's name, the transfer was never completed. Ask the seller to fix it before the sale.
3. OC. Some older buildings have no OC. Ask why, and ask your lawyer to explain the risk.
4. Loan release. If the seller has a home loan, the bank holds the original documents. Plan the closing with the bank.
5. Society no-dues. Ask the society for a letter on dues, special assessments and any disputes.
6. EC. Run a fresh EC for a period that covers the full chain.

OC and CC in plain words

The Commencement Certificate is the permission to start construction. The Occupancy Certificate confirms the finished building matches the sanctioned plan and can be occupied. The official e-Aasthi FAQ says buildings without an approved plan or an OC fall under B-khata. It also says the B-to-A khata conversion scheme does not cover flats or such buildings. Ask for both certificates. Do not accept a promise that the OC will come later.

Utilities and dues

Ask for the latest BWSSB water bill and BESCOM electricity bill, or proof of connection for a new flat. Check that the connections are permanent and in the right name. Check that no arrears remain. For a new flat, ask who pays the deposits.

Red flags

• The builder cannot show a K-RERA registration number.
• No OC, and no clear date for getting one.
• The khata is B-khata and the builder does not explain it.
• The EC shows an open loan the builder does not mention.
• The sale agreement is one-sided or the builder refuses a lawyer's changes.
• The flat area in the agreement differs from the sanctioned plan.
• The seller asks for large cash payments.

How LegiScore helps

LegiScore produces an AI property title and risk report, rated AAA to C, for buyers, lawyers and banks. Buyers can start at Rs 999. See the property buyers page. For land and site purchases, read buying a plot in Karnataka.

This page is general information, not legal advice. A local advocate should confirm each item for your purchase.

Frequently Asked Questions

What documents should I check before buying a flat in Bangalore?

Check the khata, sale deed chain, sanctioned plan, Commencement Certificate, Occupancy Certificate, RERA registration, Encumbrance Certificate, sale agreement, utility bills and society dues.

How do I check RERA registration for a flat in Karnataka?

Open the K-RERA website at https://rera.karnataka.gov.in, use "Know Project Status", and search for the project. Match the details with the builder's brochure and agreement.

What is the difference between CC and OC?

The Commencement Certificate is the permission to start construction. The Occupancy Certificate confirms the finished building matches the approved plan and can be occupied.

Should I buy a flat with B-khata?

It carries more risk. The official e-Aasthi FAQ says the B-to-A khata conversion scheme does not cover flats. Ask a local advocate to review the property before you decide.

Do I need an Encumbrance Certificate for a flat?

Yes. It shows registered mortgages and transfers on the property. For a flat, search the flat and the underlying land.