RERA glossary

Under the RERA Act a promoter updates the authority every quarter on the project. UP-RERA publishes each filing: the construction percentage the promoter reported for that quarter, units booked, and any chartered-accountant, architect or engineer certificate attached to it. A filed report is the promoter’s own statement for that quarter, not an inspection by the authority - and a percentage is true only as of the quarter it was filed for.

See also default on qpr, completion certificate

The flag is the authority’s, not Estanzo’s: UP-RERA sets it on the project’s own record and this site reproduces it. It is about the reporting obligation rather than the building - a flagged project may still be under construction, and an unflagged one has not been certified up to date by anyone. Only UP-RERA can set it or clear it.

See also qpr

Abeyance means a matter is being held, pending something else. UP-RERA publishes projects in abeyance on a list separate from its live register, and this site shows that status for a project on it. The list carries a registration number and a project name and nothing else - no reason and no date - so neither the cause nor the day it was placed there can be shown here. It is a state the authority has recorded, not a finding about the promoter.

UP-RERA’s abeyance list publishes a registration number and a project name only.

See also lapsed, de registered, withdrawn

A RERA registration is granted for a stated period. UP-RERA publishes a list of projects it treats as lapsed, and this site shows that status for a project on it. As with the other status lists, the entry is a registration number and a name - no date, no reason - so this page cannot say when it lapsed or what followed. A lapsed registration is a fact about the registration, not a statement about the building.

See also extension, de registered, abeyance

UP-RERA publishes de-registered projects on a separate list. The portal gives a registration number and a project name; it does not publish alongside them whether the registration ended on the promoter’s own application or on the authority’s order, or on what date. This site therefore shows the status and nothing more. If you are looking at a de-registered project, which of those it was is a question for the authority.

See also withdrawn, lapsed, abeyance

UP-RERA maintains a withdrawn list separately from its live register, and this site shows the status where a project appears on it. What distinguishes withdrawal from de-registration in the authority’s own practice is not set out on the portal, so it is not set out here either. Both mean the project is no longer on the live register.

See also de registered, lapsed

The National Company Law Tribunal hears proceedings against companies, including insolvency under the Insolvency and Bankruptcy Code. Where a company is admitted, its management passes to a court-appointed professional and claims against it are stayed. UP-RERA publishes the projects whose promoter is before the tribunal along with the date of the order - the one status list that carries a date. An order concerns the company, not the construction, and being before the tribunal is not itself a finding of wrongdoing.

See also promoter, spv

In Uttar Pradesh, land is identified in the revenue record by khasra number within a village, not by a street address. A project’s RERA filing lists the khasra numbers of the parcels it sits on, with an area and a plot type for each. The number identifies the land and nothing else: who holds it, and whether anything is charged against it, is what the registered deed and the registrar’s record show.

See also registry agreement, land document

The RERA Act defines carpet area as the net usable floor area of an apartment, excluding external walls, service shafts and any exclusive balcony, verandah or open terrace, but including the flat’s own internal partition walls. It is the one area the Act defines, and it is the figure the promoter files with the authority in the approved unit plan. Every area on this site is carpet area, because that is what UP-RERA holds.

See also built up area, super area

Built-up area is conventionally the carpet area plus the thickness of the flat’s own walls and, in most usages, the balcony. The RERA Act does not define it, so it is not computed the same way everywhere. Nothing filed with UP-RERA is in built-up area, which means a built-up figure quoted elsewhere cannot be checked against anything on this page.

See also carpet area, super area

Super area adds a proportion of the building’s common areas - lobbies, staircases, lifts - to the built-up area. That proportion, often called the loading, is the builder’s own and has no definition in the RERA Act. Most per-square-foot pricing is quoted on it, which is why an advertised size can be materially larger than the carpet area the Act measures. Nothing on this page is in super area.

See also carpet area, built up area

Section 4 of the RERA Act requires a promoter to deposit seventy per cent of the amounts realised from allottees into a separate account in a scheduled bank, to be used only for that project’s construction and land cost, with withdrawals in proportion to the stage of completion and certified by the project’s engineer, architect and chartered accountant. UP-RERA’s project page publishes up to three named account types, but it does not state there which of them holds the seventy per cent - so this site does not assign it to one. What is published is which accounts a promoter filed: not what is in them, and not whether the rule was followed.

Verify any account detail against the official UP-RERA source before making a payment.

See also collection account, separate account, transaction account

UP-RERA publishes project bank accounts under three headings - collection, separate and transaction - and this site reproduces whichever of them the promoter filed. The portal names the account type but does not, on the project page, set out what share of buyer receipts each is meant to hold. Treat any detail here as the starting point for a question to the promoter and the bank, never as payment instructions.

Verify against the official UP-RERA source before making a payment.

See also escrow 70 percent, separate account, transaction account

The RERA Act’s seventy-per-cent rule speaks of a “separate account” holding project money for construction and land cost, and the portal’s heading uses the same word. The project page does not confirm that the account filed under this heading is that statutory account, so this site does not say that it is. It shows the account type as UP-RERA labelled it.

Verify against the official UP-RERA source before making a payment.

See also escrow 70 percent, collection account, transaction account

UP-RERA’s project page carries a transaction account alongside the collection and separate accounts where the promoter filed one. The portal does not describe on that page what this account is used for or what share of receipts reaches it, so neither does this site. Only the account details as filed are shown.

Verify against the official UP-RERA source before making a payment.

See also escrow 70 percent, collection account, separate account

An occupancy certificate comes from the authority that sanctioned the building, not from RERA, and certifies that what was built matches the sanctioned plan and has the water, sanitation and electricity provision needed for people to live in it. Authorities routinely issue them tower by tower, so one existing does not mean every tower is covered. The certificate itself is held by the sanctioning authority; RERA’s record carries the dates the promoter filed.

See also completion certificate, sanctioning authority

Under the RERA Act, a completion certificate is issued by the competent authority certifying that the project has been developed according to the sanctioned plan, layout and specifications. It is about the construction; the occupancy certificate is about being allowed to live there. Both are issued tower-wise, so a date on this page means a certificate is on the record - not that the whole project is finished. Only UP-RERA’s own status says a project is completed.

See also occupancy certificate, sanctioning authority

Plans are sanctioned by a development authority or municipal body: in Gautam Budh Nagar that is usually Noida Authority, Greater Noida Authority or Yamuna Expressway Authority, and elsewhere in the state the local development authority or municipal corporation. It decides what may be built and issues the permits, revalidations and completion certificates. RERA registers the project so it can be sold and publishes the permit numbers and dates the promoter filed. They are different offices holding different records - a question about a plan or a certificate goes to the sanctioning authority.

See also revalidation, completion certificate

A building permit is granted for a fixed period. Revalidation is the sanctioning authority issuing it afresh - a new permit number and a new validity date against the same approval. UP-RERA’s permit grid publishes the original and the revalidated permit side by side where a project has both. A revalidated permit shows the approval is current on paper; it does not show what has been built under it.

See also sanctioning authority, extension

The RERA Act allows the authority to extend a project’s registration. UP-RERA publishes each extension granted with the dates it runs from and to, plus whatever note the filing carries - many in this region record the six-month covid force-majeure extension. An extension on record shows the authority granted more time. Applying for one is a lawful step under the Act, and the filing says nothing beyond its own dates and note.

See also revalidation, lapsed

The RERA Act’s promoter is whoever constructs or develops a project for sale - in practice the company named on the registration. That is often a single-project company rather than the group brand the project is marketed under, and the Act’s obligations sit with the entity that filed. Estanzo’s promoter pages are that entity: one registration, its own projects, its own filings. Two entities sharing a brand are not shown here as one company.

See also spv, dma, din

Developers commonly register each project through its own company. That company - the special purpose vehicle - is the promoter on the filing, holds the land and carries that project’s liabilities separately from the group’s other projects. It is why a familiar builder’s name may appear nowhere on a project’s registration. This site follows the filing: the SPV is the entity shown, and no total is computed across SPVs.

See also promoter, din

A DIN is issued to an individual once and stays with them across every board they sit on. RERA filings carry it only sometimes, and a name on its own is not an identity - people share names. This site gives a director page only to a disclosure that carries a DIN, and never asserts that two same-named directors without one are the same person.

See also promoter, spv

Under a development management agreement a landowner or promoter engages a second company - often the better-known brand - to build, manage or market the project for a fee or a share of revenue. The RERA registration stays with the entity that filed it. The name on the hoarding and the name on the filing can therefore be different companies with different obligations. Anything of this kind on this site is labelled as added by Estanzo, not as part of the RERA filing.

See also promoter, spv

Every project registered with UP-RERA is given a number beginning UPRERAPRJ; the promoter entity has its own, beginning UPRERAPRM. The Act requires the project’s number to appear in every advertisement, which makes it the one identifier an advertisement can be checked against. It identifies a filing, not a standard: a registration number means the project is on the register and nothing more.

See also promoter

“Registry” is the everyday word here for a deed registered with the sub-registrar - a sale deed where land was bought, a lease deed where a development authority leased it. UP-RERA’s filing lists the registry number, its date, the land type and the area for each deed the promoter filed. What is published is that a deed of that number and date was filed with the authority; the deed itself, and anything charged against it, sits with the registrar.

See also land document, khasra

UP-RERA’s project filing carries a land-document grid with each document’s name and number and, where the promoter uploaded one, the file itself. Around this region an allotment letter from a development authority paired with a lease deed is the common case, because the authority leases land rather than selling it. A document on the list means it was filed with RERA. It is not a title search, and this site does not verify it.

See also registry agreement, khasra