A flat is usually the biggest purchase a family makes. Most of the problems buyers run into later, such as delayed possession, a loan that won't sanction, or trouble getting a permanent electricity connection, trace back to a document nobody checked before paying.
This checklist covers the documents to ask for before you buy a flat in Bhubaneswar, where you can verify each one yourself, and the red flags to watch for. It applies to any project in Odisha, including ours.
1. RERA registration
Every residential project on more than 500 square metres of land, or with more than eight apartments, must be registered with the Odisha Real Estate Regulatory Authority (ORERA) before it is advertised or sold. The registration number should appear on every brochure and advertisement.
On the ORERA website you can see the project's approved plan, the promised completion date and the developer's quarterly progress updates. Our step-by-step guide shows exactly how to check RERA registration in Odisha.
2. Title deed and land records
The developer must own the land, or hold a registered development agreement with the landowner. Ask for a copy of the sale deed or the development agreement.
Then check the land yourself on Bhulekh Odisha (bhulekh.ori.nic.in), the state's official land records portal. Search by district, tahasil and village, then by khatiyan number, plot number or tenant name. The Record of Rights (RoR) shows who the land is recorded under, the plot area and the land classification. Make sure:
- the name on the RoR matches the seller or landowner on the deed;
- the plot numbers match the ones on the approved plan;
- the land classification allows residential construction.
3. Encumbrance certificate (EC)
An encumbrance certificate lists the registered transactions on a property, including sales and mortgages. It tells you whether the land has been pledged for a loan or sold more than once.
You can apply for an EC online through the IGR Odisha portal (igrodisha.gov.in) by registering, choosing the district, registration office and village, and paying a small fee. If the EC shows that the developer has taken a project loan against the land, that is common, but ask for a no-objection letter from the lending bank confirming your flat will be released when you pay.
4. Approved building plan
In Bhubaneswar, building plans are approved by the Bhubaneswar Development Authority (BDA) through its online building plan approval system. Ask for the approved plan and the approval letter, and check:
- the number of floors and flats matches what is being built;
- your flat appears on the approved plan in the position you are being sold;
- common areas such as parking, open space and the clubhouse are shown as promised.
Flats built beyond the approved plan, such as an extra floor added later, can face trouble getting an occupancy certificate.
5. Agreement for sale and allotment letter
Under the RERA Act, a developer cannot take more than 10% of the flat's cost as an advance before signing and registering an agreement for sale with you. Odisha's RERA rules set a model format for this agreement. Before you sign, check that it states:
- the carpet area of your flat (RERA requires flats to be sold on carpet area);
- the total price and what it includes, such as parking, clubhouse membership and power backup;
- a payment schedule linked to construction stages, not just dates;
- the possession date and the compensation if it is delayed;
- the specifications: flooring, fittings, doors, windows and electrical points.
If a developer asks for a large payment before the agreement is registered, treat it as a warning sign.
6. Area statement
Ask for a written break-up of carpet area, built-up area and super built-up area for your flat. Prices in Bhubaneswar are often quoted on super built-up area, so knowing the carpet area helps you compare projects fairly.
7. Home loan approvals
Ask which banks have approved the project for home loans. A bank approves a project only after its own legal team has checked the title and approvals, so it is a useful extra check. It does not replace checking the documents yourself. Our home loan guide for first-time buyers in Odisha covers the loan process step by step.
8. At possession: completion and occupancy certificates
When the building is finished, the developer applies to the BDA for an occupancy certificate (OC), which confirms the building was built as approved and is safe to live in. Without an OC you can face problems with permanent utility connections and when you sell the flat later. At handover, also collect:
- the completion certificate and the OC;
- the possession letter;
- no-objection certificates such as fire safety, where the building requires them;
- receipts for every payment you have made;
- details of the residents' association and the maintenance arrangement.
Red flags
- No RERA number on the advertisement, or a number that doesn't match the project on the ORERA website.
- A request for more than 10% of the price before the agreement for sale is registered.
- The land recorded in someone else's name with no registered development agreement.
- An encumbrance certificate showing a mortgage with no bank no-objection letter.
- Construction that doesn't match the approved plan.
- Reluctance to share documents or let you take copies to a lawyer.
Get a lawyer to look too
This checklist helps you ask the right questions, but for a purchase this size, it is worth paying a property lawyer to verify the title and the agreement before you sign. This article is general information, not legal advice.
Buying from abroad? Our NRI guide to buying a flat in Bhubaneswar covers payments, home loans, power of attorney and tax.
Looking at The Crest Annex? It is registered with ORERA under RP/19/2023/00931, and you can see the build progress every week in our construction updates. Bring this checklist to your site visit, or call or WhatsApp +91 99380 18789.
Frequently Asked Questions
Which documents should I check before buying a flat in Bhubaneswar?
Check the RERA registration, the title deed or development agreement, the land record (RoR) on Bhulekh Odisha, the encumbrance certificate, the BDA-approved building plan, and the registered agreement for sale. At possession, collect the completion and occupancy certificates.
How do I check land records in Odisha?
Use Bhulekh Odisha (bhulekh.ori.nic.in), the state's official land records portal. Select the district, tahasil and village, then search by khatiyan number, plot number or tenant name to view the Record of Rights.
How do I get an encumbrance certificate in Odisha?
Apply online on the IGR Odisha portal (igrodisha.gov.in). Register, enter the property details and pay the fee shown.
Can a builder take more than 10% advance before the agreement?
No. Under the RERA Act, a developer cannot accept more than 10% of the cost of a flat as an advance before a written agreement for sale is signed and registered.
What is an occupancy certificate and why does it matter?
An occupancy certificate (OC) is issued by the development authority, the BDA in Bhubaneswar, once a building is completed as per the approved plan. Without it you can face problems with permanent utility connections and with resale.
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