RERA in Uttar Pradesh explained: this guide covers what it means, who it applies to, the step-by-step process, documents required, fees, due dates and penalties in India — so you can stay compliant with confidence and avoid costly mistakes.
UP RERA regulates real estate in Uttar Pradesh under the Real Estate (Regulation and Development) Act, 2016 and the UP RERA Rules, 2016. Promoters of projects over 500 sq. m or eight units, and all agents, must register before marketing or selling.
Overview
The Uttar Pradesh Real Estate Regulatory Authority (UP RERA) was established to bring transparency and accountability to one of India's largest property markets, spanning NOIDA, Greater NOIDA, Ghaziabad, Lucknow, Kanpur and Agra. It functions under the central Real Estate (Regulation and Development) Act, 2016 (RERA), as operationalised by the Uttar Pradesh Real Estate (Regulation and Development) Rules, 2016. Every promoter must register a qualifying project, and every intermediary must register as an agent, before dealing with the public.
Applicable Law & Authority
The governing statute is the RERA Act, 2016, read with the UP Rules and regulations notified by UP RERA. The Authority maintains a public portal (up-rera.in) where registered projects, agents, quarterly progress reports and orders are published. Bench offices operate at Lucknow (for western and central UP) and Gautam Buddh Nagar to serve the NCR belt.
Who Must Register
Registration is mandatory where the land proposed to be developed exceeds 500 square metres or the project has more than eight apartments (counting all phases). Projects that received a completion certificate before the Act commenced are outside its scope, as is pure renovation or repair that does not involve fresh marketing or allotment. Where a project is developed in phases, each phase is treated as a standalone project for registration.
Fees, Thresholds and Timelines (Indicative)
| Item | Indicative Position |
|---|---|
| Project threshold | Land > 500 sq. m or > 8 apartments |
| Registration fee (residential) | Per sq. m of land, subject to a cap — verify current rate |
| Agent registration fee | Fixed fee for individuals; higher for firms/companies — verify current rate |
| Escrow requirement | 70% of allottee receipts in a separate account |
| Decision timeline | Authority to grant/reject within about 30 days of a complete application |
Fee slabs are prescribed per square metre and are periodically revised. The figures above are indicative — confirm the exact amount and any caps on the official UP RERA portal before applying.
Process & Documents
Applications are filed online on the UP RERA portal. A promoter typically submits: PAN and identity of the promoter/directors; authenticated copy of the land title and, where the land is not owned, a legally valid development agreement; the sanctioned plan, layout and specifications; the proforma allotment letter and agreement for sale; the declaration in the prescribed form supported by an affidavit committing to the 70% escrow discipline and the completion timeline; and details of past projects. Agents submit identity and address proof, PAN, and firm documents where applicable.
Ongoing Compliance
Registration is not a one-time event. Promoters must upload quarterly progress reports, keep the sanctioned plan and status current on the portal, deposit and withdraw project funds only through the designated account with professional certification of completion, and honour the five-year defect-liability obligation for structural and workmanship defects. Any material change to the sanctioned plan generally requires two-thirds allottee consent.
Due Dates, Penalties and Redress
Non-registration attracts a penalty of up to 10% of the estimated project cost, and continued default can lead to imprisonment. False information, misleading advertisements and diversion of funds carry their own penalties. Allottees may file complaints online; the Authority adjudicates compliance issues while an Adjudicating Officer decides compensation. Appeals lie to the UP Real Estate Appellate Tribunal.