Short answer: Do not rely on the brand name alone. In one afternoon you can check any Bangalore builder by (1) reviewing all their past projects on Karnataka RERA, (2) visiting two or three completed projects and talking to residents, (3) confirming they got Occupancy Certificates on time, and (4) looking up the company on the MCA portal and eCourts.
Last reviewed: October 2026.
Why the track record matters more than the brochure
An under-construction flat is a promise. The best predictor of whether a builder keeps that promise is how they kept the last few. Even well-known names can have one project that runs years late, so check the record of the specific company and team delivering your project.
Step 1: Look up all their projects on Karnataka RERA
On the Karnataka RERA portal, search by the promoter's company name (not just the marketing brand). For each past project, note:
- Registered completion date vs when residents actually moved in
- Whether the builder needed extensions, and how many
- Complaints filed by buyers, and whether they were resolved
- Whether quarterly progress updates were filed regularly
Our guide on how to check RERA registration in Karnataka shows each step on the portal.
Step 2: Visit completed projects and talk to residents
This is the single most useful check, and most buyers skip it. Visit two or three projects the builder finished in the last five years, preferably ones in a similar price range.
Ask residents or the association:
- How late was possession, compared with the agreement?
- Was the carpet area as promised?
- Did the builder deliver the promised amenities, such as the clubhouse, pool and STP?
- How did they handle defects in the first year?
- Was the association handover smooth, and was the corpus fund transferred?
- What is the water source, and are there shortages in summer?
Look at the building yourself: seepage marks, lift condition, common area upkeep and parking.
Step 3: Check Occupancy Certificates
The Occupancy Certificate (OC) shows the building was completed as per approved plans. Ask the builder for OC copies of past projects, or ask residents. A pattern of handing over flats without an OC, or getting the OC years after people moved in, is a serious red flag. It can affect your electricity and water connections, resale and loans.
Step 4: Look up the company on MCA and eCourts
- MCA portal (mca.gov.in): use the free company master data search to confirm the company's legal name, registration date, status (it should be "Active") and directors. Make sure the company named in your agreement is the same one that owns or has development rights to the land.
- eCourts (ecourts.gov.in): search for cases involving the builder company. A few cases are normal for a large developer. A pattern of buyer cases over delays or refunds is not.
Step 5: Read the agreement for warning signs
A lawyer should review the draft agreement for sale before you sign. Our apartment buying guide covers the full process step by step. Watch for:
- Possession date that is vague or later than the RERA registered date
- Very one-sided penalty clauses, where you pay interest for delay but the builder does not
- Rights for the builder to change plans or areas without your consent
- Large payments demanded before the agreement is registered
A simple builder scorecard
| Check | Green | Amber | Red |
|---|---|---|---|
| Past delivery vs RERA date | On time or within 6 months | 6 to 18 months late | More than 18 months late |
| RERA complaints | Few, resolved | Several open | Many about delay or refunds |
| OC on past projects | Received before or at handover | Received late | Handed over without OC |
| Residents' feedback | Mostly positive | Mixed | Mostly negative |
| Company status on MCA | Active, matches agreement | Name mismatch to clarify | Struck off or under insolvency |
If a builder has more than one red, think twice, however good the launch offer looks. Delays hurt most on under-construction homes, so read our comparison of ready-to-move and under-construction flats before you decide.
How Nest to Homes helps
We work as a channel partner for several builders. That is exactly why we check each project on Karnataka RERA and show the source on every listing, so you can verify it yourself. Browse projects in Bangalore, or send us a builder or project name on WhatsApp and we will share what the public records show.
This article is general information, not legal advice. Always have a qualified property lawyer verify title and agreement terms before you pay.
Sources: Karnataka RERA portal, Ministry of Corporate Affairs, eCourts Services.