The Ultimate Checklist Before Buying an Apartment
Buying a property is more than just an investment — it’s often the fulfilment of a lifelong dream and the culmination of years of hard work. That’s why protecting your investment before finalising an apartment is essential.
This guide walks you through everything you should check before signing on the dotted line — from legal documents to builder reputation, location, layout, financial planning, and even key clauses in your sale agreement.
📝 Legal Documents: The Foundation of Ownership
In real estate, the paperwork is the property. If the documents are wrong, incomplete, or missing, you don’t own a home — you own a problem.
Here are the most important documents to check before buying an apartment:
1. Encumbrance Certificate (EC)
The EC records all transactions that have occurred on a given property, including any mortgages, and shows the flow of ownership over time.
- Why it matters: It reveals if the property has any legal or financial liabilities — like a mortgage or a gap in ownership — which could lead to disputes later.
- What to check:
- EC for the last 15 years.
- Clear flow of ownership from one owner to another, without breaks or missing links.
- No outstanding mortgages or unclosed loans.
2. Title Deed
This is the sale deed or transaction deed through which the seller acquired the property.
- Why it matters: It proves the seller actually owns the property.
- What to check:
- Seller’s name should match the title deed in government records.
- The name on the sale deed should match the latest owner on the EC.
- If you’re buying directly from the builder, ensure they either have a sale deed for the land or a Joint Development Agreement (JDA) with the legitimate landowner.
3. Revenue Documents (Khata / Patta / Mutation Certificate)
These are documents issued by revenue departments, municipalities or panchayats and are linked to property tax payments.
- Why it matters: They prove the property is officially registered in the owner’s name for municipal purposes (property tax, electricity). Without them, you can’t pay taxes, sell, or take a loan.
- What to check: The owner’s name in the revenue documents should match the sale deed and EC.
4. Building Plan Approval + Commencement Certificate
Building Plan Approval is the official permission granted by the local municipal body (BBMP, GHMC, CMDA, HMDA, etc.) approving the layout and design. The Commencement Certificate gives the builder official permission to begin construction.
- Why it matters: Confirms the project has been approved by the local authority. Without it, the building could be unauthorized, risking demolition or heavy fines.
- What to check:
- Your specific flat and block number appear in the sanctioned plan.
- The builder hasn’t built extra floors or illegal layouts beyond the plan.
5. Occupancy Certificate (OC)
An Occupancy Certificate is issued by the local municipal authority and certifies that a building has been constructed according to approved plans and is safe and legal to occupy. If you have booked an under-construction apartment, the builder won’t have an OC yet — but they must procure it before registering the sale deed and handing over possession.
- Why it matters: Without an OC, you may not get water or power and risk eviction.
- What to check:
- The OC should mention the exact project name, site address, and survey numbers — check against your sale agreement and sanctioned plan.
- Your specific block/tower should be included.
🧱 Builder Reputation & Track Record
Even if the paperwork is clean, a shady builder can leave you with delays, poor construction quality, or unfinished amenities. Walk away from builders with a pattern of problems.
How to check a builder’s reputation:
- Past Projects: Look up the builder’s previous projects and resident reviews on forums like IndiaPropertyForum or Reddit IndiaRealEstate. Flag poor reviews about timely delivery or construction quality.
- RERA Complaints & Delays: Use your state’s RERA portal (e.g., rera.karnataka.gov.in, maharera.mahaonline.gov.in) to check:
- Number of pending vs. completed projects by the builder
- Delayed delivery timelines
- Registered complaints or disputes
- Projects without Occupancy Certificates
A reputable builder is as important as a good property.
📍 Location & Infrastructure
A good apartment in a poor location is a bad investment. Your home’s surroundings define your quality of life and long-term resale value.
- Commute & Connectivity: Check travel times to work during peak hours, connectivity to major roads, and proximity to public transport.
- Electricity: Ensure there’s a permanent connection from the local authority (BESCOM, TNEB, etc.). Check the backup generator capacity (common areas only or full load).
- Area Development & Social Infrastructure: Check proximity to hospitals, schools, and police presence — especially important for single women, seniors, and families with children. Look for upcoming infrastructure like metro lines, highways, flyovers, or tech parks that can boost appreciation and resale value.
- Flood Risk & Terrain: Search online for past incidents of floods or water-logging. Check if the apartment is at road level or in a low-lying area.
📐 Layout & Practicality
A home’s livability depends on its layout more than its size. A poorly designed 1200 sq ft flat can feel smaller than a well-designed 1000 sq ft flat.
- Carpet Area vs Super Built-up: Builders advertise Super Built-Up Area (SBA), which includes common areas. Always ask for carpet area — your actual usable space.
- Measure Key Rooms: Ensure a queen-size bed fits comfortably with walking space. Check if wardrobes can open fully.
- Light & Ventilation: A bright, airy home reduces electricity bills, improves mental health, and prevents mold. Check for cross-ventilation and avoid internal bedrooms with no natural light.
- Kitchen & Bathrooms: Ensure the kitchen has space for a fridge, washing machine, and utility area. Bathrooms should have proper drainage slopes to avoid water stagnation.
💸 Financial Planning
Most buyers budget only for the apartment’s price but ignore the hidden costs. Stamp Duty & Registration Fees are additional expenses when buying an apartment, payable before possession in one shot.
- Stamp duty: 5–7% (varies by state)
- Registration: 1% + cess/surcharge in some states
- Misc. charges: Notary, franking, e-stamp
Plan for a home loan well in advance. Check if the project is approved by multiple reputed banks (SBI, HDFC, ICICI). If no or only one bank is funding it, dig deeper — might be risky or under litigation. If banks trust the builder, it’s a strong signal of stability.
- Get pre-approval before booking — it shows your eligibility clearly.
- Compare interest rates and processing fees.
- Choose loan tenure smartly.
- Longer tenure = lower EMI but more interest.
- Shorter tenure = higher EMI but saves lakhs long-term.
📜 Agreement Clauses to Watch Out For
The sale agreement is your main legal protection. Don’t skim it.
- Possession Date + Grace Period: Must mention an exact possession date, acceptable grace period (3–6 months max), and penalty clause for delay. Without this, you can’t claim compensation.
- Payment Terms & Penalties: Stage-wise payment terms should be clearly defined. Late payment penalties should be fair (12–18% is typical) and only kick in after 15–30 days of delay — not immediately.
- Carpet Area Clause, Cancellation Terms, OC Clause: Ensure all are clearly defined in your agreement.
👥 Talk to Current Residents
If you’re buying an apartment in an already occupied building, talk to residents. They can give you real feedback about water supply, maintenance, builder behaviour, and hidden issues.
📝 Final Word
These checks aren’t set in stone — prioritise based on your needs and risk tolerance. But the more boxes you tick before you buy, the fewer surprises you’ll face after possession.
A little diligence now can save you lakhs of rupees and years of stress later. Reach out to us at Landeed to verify all the required documents, get expert legal opinions and secure your future home.
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