Section 34 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.
Section 34 is the Authority's job description. It lists eight functions: register and regulate projects and agents, publish records of registered projects, keep a public defaulters list, keep a public database of agents, fix standard fees by regulations, ensure compliance by promoters, allottees and agents, ensure compliance with its own orders, and perform any function entrusted by the appropriate Government. If you deal with an Authority as a promoter, agent or buyer, our legal consultation service can help you use these functions to your advantage.
"The functions of the Authority shall include" eight things (34(a) to (h)). Two are public databases: all registered projects with the registration details, and a defaulters list with names and photographs of promoters whose registration was revoked or who were penalised, with reasons. A third is a database of registered agents, including those whose registration was rejected or revoked. The Authority fixes standard fees through regulations and must ensure compliance by promoters, allottees and agents, and with its own orders.
Section 34 at a glance
| Clause | Function |
|---|---|
| (a) | Register and regulate real estate projects and real estate agents registered under the Act |
| (b) | Publish and maintain a website of records, for public viewing, of all registered projects, with details as prescribed, including the information in the application |
| (c) | Maintain a public database of promoters as defaulters: names, photographs and project details for those whose registration was revoked or who were penalised, with reasons |
| (d) | Maintain a public database of real estate agents who applied and registered, with details as prescribed, including those rejected or revoked |
| (e) | Fix through regulations, for each area under its jurisdiction, the standard fees to be levied on allottees, promoters or agents |
| (f) | Ensure compliance of the obligations of promoters, allottees and agents under the Act, rules and regulations |
| (g) | Ensure compliance of its own regulations, orders and directions |
| (h) | Perform other functions entrusted by the appropriate Government as necessary to carry out the Act |
The lead-in "shall include" means the list is not exhaustive. Other functions appear throughout the Act, for example granting registration under section 5, hearing complaints under section 31 and imposing penalty and interest under section 38.
Clause (a): register and regulate
"To register and regulate real estate projects and real estate agents registered under this Act." Registration of projects is in sections 3 to 7 and of agents in section 9; see section 5 and section 9. Clause (a) adds the word "regulate", which the later powers of investigation, interim orders and directions (sections 35 to 37) give effect to.
Clause (b): the public record of projects
"To publish and maintain a website of records, for public viewing, of all real estate projects for which registration has been given, with such details as may be prescribed, including information provided in the application for which registration has been granted."
This is the source of the project pages that buyers use. It connects with the promoter's duty to enter details and update them quarterly under section 11(1); see section 11 and our guide on how to check the RERA registration of a project. The "details as may be prescribed" are in the State rules and differ by State.
Clause (c): the defaulters list
"To maintain a database, on its website, for public viewing, and enter the names and photographs of promoters as defaulters including the project details, registration for which has been revoked or have been penalised under this Act, with reasons therefor, for access to the general public."
| Who is listed | What is shown |
|---|---|
| Promoters whose project registration has been revoked (see section 7) | Name, photograph, project details, reasons |
| Promoters who have been penalised under the Act | Name, photograph, project details, reasons |
Listing is tied to revocation or penalty, so a pending complaint alone does not put a promoter on the list. The text does not say how long a name stays on it or how it is removed. Section 7(4)(a) separately requires the Authority to specify the promoter's name in the list of defaulters and display his photograph on revocation.
Clause (d): the agents' database
"To maintain a database, on its website, for public viewing, and enter the names and photographs of real estate agents who have applied and registered under this Act, with such details as may be prescribed, including those whose registration has been rejected or revoked."
The database covers agents who "have applied and registered", and includes those "whose registration has been rejected or revoked". So a buyer can check whether an agent is registered and whether his registration has been taken away. The details to be shown are prescribed and differ by State.
Clause (e): standard fees by regulations
"To fix through regulations for each areas under its jurisdiction the standard fees to be levied on the allottees or the promoter or the real estate agent, as the case may be."
| Point | Text |
|---|---|
| Who fixes | The Authority |
| How | Through regulations |
| For what areas | "Each areas under its jurisdiction" (as printed) |
| Who pays | Allottees, promoters or real estate agents, as the case may be |
The Act states no amount, so fees can differ by area and by State; this article names none. Elsewhere the Act mentions fees for registration applications (section 4(1)), extension (section 6) and complaints (section 31(2)).
Clauses (f) and (g): ensuring compliance
- (f) "To ensure compliance of the obligations cast upon the promoters, the allottees and the real estate agents under this Act and the rules and regulations made thereunder."
- (g) "To ensure compliance of its regulations or orders or directions made in exercise of its powers under this Act."
Clause (f) is two-sided: it includes obligations on allottees as well as promoters and agents. Allottee duties, such as paying on time, are in section 19. Clause (g) points to the Authority's own regulations, orders and directions. The tools for compliance are in the following sections: investigation (section 35), interim orders (36), directions (37) and penalty and interest (38). See section 35.
Clause (h): other functions
"To perform such other functions as may be entrusted to the Authority by the appropriate Government as may be necessary to carry out the provisions of this Act." The Government can add functions, but only those "necessary to carry out the provisions of this Act", so the limit is the Act's own purposes.
Section 34 sets no time limit for the databases, gives no fee figures and no procedure to correct an entry. For the Authority's place beside the Tribunal, see the Authority and the Appellate Tribunal.
Need help with an entry on the Authority's records?
Errors or outdated information on a project page, an agent entry or a defaulters list can affect sales and credit. Our legal consultation team can examine the entry against section 34 and the regulations of your State and advise on how to have it reviewed.
Key takeaways
- Section 34 lists eight functions and says they "shall include" these, so others exist elsewhere in the Act.
- The Authority publishes records of all registered projects and maintains public databases of defaulting promoters and of agents.
- The defaulters list carries names, photographs, project details and reasons for revoked or penalised promoters.
- Standard fees are fixed by the Authority's regulations and differ by area and State.
- The Authority must ensure compliance by promoters, allottees and agents, and with its own orders.
Read next
- Section 35: power to call for information and investigate
- Sections 32 and 33: promotion of the sector and advocacy
- How to check RERA registration of a project
- Quarterly update by promoter on RERA portal
Disclaimer: Based on the Real Estate (Regulation and Development) Act, 2016 as enacted, as consulted on 1 October 2026. Rules, forms, fees and procedures are made by each State and Union territory and its Real Estate Regulatory Authority and differ from State to State. This article is general information, not legal advice; check the official text and your State's rules before acting.