Commencement certificate, occupation certificate and MahaRERA registration — what each one proves, when you need it, and how to check it yourself.
Three sets of initials decide whether the flat you are buying is legally sound: CC, OC and RERA. Sales teams mention them quickly. Here is what each actually means, and how to check it yourself instead of taking anyone's word for it.
CC — Commencement Certificate
The commencement certificate is issued by the planning authority — in most of Mumbai, the municipal corporation — before construction is allowed to begin. It confirms that the building plans have been approved and work can start.
When it matters: for any under-construction project. If a developer is selling flats in a building without a valid CC for the floors being sold, stop. Ask to see the CC, and check which floors it covers — approvals are sometimes granted in stages.
OC — Occupation Certificate
The occupation certificate is issued after construction, confirming that the building was built according to the approved plans and is fit to be occupied.
When it matters: for any ready-to-move or resale flat in a newer building. Without an OC, a building is not legally fit for occupation, and you can run into trouble with a home loan, water and electricity connections, and eventually resale. A part OC covers only some floors or wings — check that it covers the flat you are buying.
RERA — MahaRERA registration
Under the Real Estate (Regulation and Development) Act, most new residential projects in Maharashtra must be registered with MahaRERA before they are advertised or sold. Registration generally applies where the land exceeds 500 square metres or the project has more than eight apartments, along with ongoing projects that had not received completion certificates when the Act came in.
The MahaRERA portal publishes, for each registered project:
- the approved plans and the carpet area of each flat type
- the developer's committed completion date
- quarterly progress updates
- the developer's details and any complaints
How to check it yourself: ask for the project's MahaRERA registration number, then search for it on the official portal at maharera.maharashtra.gov.in. Check that the name, location and developer match, and read the committed completion date. Don't let anyone — including us — look it up and tell you what it says.
Real estate agents in Maharashtra must also be registered with MahaRERA and quote their registration number.
Which ones you need, by type of purchase
- Under-construction flat: a valid CC for the relevant floors, and MahaRERA registration for the project.
- New, ready-to-move flat: an OC for your building and wing, and the project's MahaRERA record.
- Resale flat in an older building: the OC where one was issued, plus the society paperwork — share certificate, NOC and clear maintenance dues — and a title search.
Red flags
- A developer who "will share the RERA number later".
- A building that has been occupied for years "without OC — everyone lives there".
- Plans on the MahaRERA portal that don't match what you are being shown.
- Pressure to pay a large amount before you have seen any of these documents.
For a full pre-purchase checklist, see how to verify a property before you buy. If you would like these checks done for a specific flat, our legal and documentation service handles them with a solicitor.
