RERA Agent Registration

RERA project registration (under Section 3) is obtained by the promoter or developer for a specific real estate project before it can be marketed or sold. RERA agent registration (under Section 9) is a separate, personal professional licence that every person or entity facilitating transactions in RERA-registered projects must hold. They are completely distinct registrations: a developer having registered their project does not mean the agents selling those apartments have their own registrations. Both must be independently compliant.

Yes. RERA is administered by each state independently, and agent registrations are state-specific. An agent based in Chennai who also facilitates transactions in Bangalore needs both a TNRERA registration and a K-RERA (Karnataka RERA) registration. An agent facilitating sales in Maharashtra and Gujarat needs both MahaRERA and GUJRERA registrations. There is no central national RERA agent registration that covers all states.

Section 65 of RERA provides that an agent who fails to obtain registration shall be liable to a penalty of ₹10,000 for every day during which the default continues, subject to a maximum of 5% of the cost of the plot, apartment, or building for which the agent's services were rendered. On a second or continuing default, the agent may be imprisoned for a term that may extend to one year. These are not theoretical penalties — state Authorities have actively taken action against unregistered agents.

Technically, the default is the absence of a valid registration, not the absence of a submitted application. However, operating between the submission date and the grant date creates a period of ambiguity. The safest approach is to ensure your registration is in hand before you facilitate any transaction in a RERA-registered project. For agents urgently needing to start operations, submitting a complete application quickly and having a clear acknowledgement of submission provides some documentation that the process was initiated in good faith.

Timeline varies by state Authority. With a complete and well-prepared application, most active state Authorities process agent registrations within 2–4 weeks. MahaRERA tends to be efficient for complete applications. UP-RERA and some other states have experienced longer queues. The timeline can extend to 6–8 weeks if deficiency notices are raised. PNPC's pre-submission review substantially reduces the risk of deficiency notices.

Registration fees for agents are set by each state Authority and are generally modest compared to project registration fees. Fees range from a few thousand rupees to around ₹10,000–₹25,000 depending on whether the applicant is an individual or an entity, and the state Authority. Some states have different fee brackets for individual agents versus corporate entities. Fee schedules are published on each state RERA portal and are subject to revision. PNPC calculates the applicable fee at the time of each application from current published schedules.

In most states, RERA agent registration is valid for 5 years from the date of issuance. Some states may specify a shorter validity period. The certificate must be renewed before expiry — a single day's lapse after the expiry date constitutes a new default. The renewal process is generally simpler than the initial application if there have been no complaints or Authority orders during the registration period.

Yes, in most practical scenarios. Real estate brokerage commission income is subject to GST at 18% under SAC codes 997222 (residential brokerage services) and 997221 (commercial brokerage services). GST registration is mandatory if your aggregate commission income exceeds ₹20 lakh per year (₹10 lakh in special category states). If you receive any inter-state commission — i.e., you are registered in one state but earn commission from a developer located in another state — GST registration is mandatory regardless of turnover. Developer channel partner programmes and institutional clients typically require a GST registration certificate before they will process commission payments.

Developers and corporate entities paying commission to agents are required to deduct TDS under Section 194H of the Income-tax Act at 2% (reduced from 5% with effect from 1 October 2024) on commission payments exceeding ₹20,000 per year to a single payee (threshold raised from ₹15,000 with effect from 1 April 2025). The agent receives the commission net of TDS and can claim the TDS credit in their annual income tax return via Form 26AS. Individual agents must also pay advance tax if their total tax liability for the year exceeds ₹10,000.

Yes, companies, LLPs, and partnership firms can register as RERA agents under Section 9. The registration is in the name of the entity. However, state RERA Authorities typically also require the entity to identify a designated representative or authorised signatory who is personally responsible for the entity's compliance with the RERA agent Code of Conduct. Some states additionally require individual registration for each person who actively facilitates transactions on behalf of the entity. PNPC advises on the most efficient structure for entity registration in your specific state.

Section 9(4) of RERA requires state Authorities to prescribe a Code of Conduct for real estate agents as part of their registration conditions. While specifics vary by state, the common provisions across most state regulations include: agents must not facilitate transactions in projects not registered under RERA; must not misrepresent specifications, amenities, or possession dates to prospective buyers; must not collect any booking amounts or earnest money on behalf of a promoter without specific written authority from the promoter; must not encourage any person to purchase a plot or apartment that is inconsistent with their financial capacity; and must maintain records of every transaction facilitated for the period prescribed by the Authority.

RERA agents are required to maintain transaction records including: details of every buyer to whom services were provided; details of every project in respect of which services were provided; copy of any agreement or understanding entered into with buyers or promoters; records of commission received; and any correspondence with the state Authority including complaints and responses. The retention period varies by state but is typically 5 years from the date of each transaction. These records are subject to inspection by the Authority.

No. A RERA-registered agent is prohibited from facilitating sale or purchase of any plot, apartment, or building in a project that is not registered under RERA (where registration is required). If a project is above the Section 3 thresholds but has not been registered, the agent must not facilitate transactions in it — and should advise the developer to register before engaging. Operating in an unregistered project is a violation of the Code of Conduct and grounds for revocation of the agent's own registration.

Each state RERA Authority maintains a public project database accessible on its website. You can search by project name, developer name, or RERA registration number. On MahaRERA: maharera.mahaonline.gov.in; on TNRERA: tnrera.in; on HRERA: haryanarera.gov.in; on K-RERA: rera.kerala.gov.in; on UP-RERA: up-rera.in. Always verify the project registration number directly on the Authority's portal before signing a CP agreement. Screenshot and retain the search result as a dated record.

If a RERA project registration is revoked by the Authority (under Section 7) or the project is cancelled, the agent's channel partner agreement with that developer may become unenforceable. The agent is not directly penalised for the project's de-registration, but must cease facilitating any further transactions in respect of that project immediately. For buyers with whom the agent facilitated transactions, the agent should ensure buyers are aware of the project status change and can access the refund remedies available under Section 18 through the Authority.

Renewal must be applied for before the certificate's expiry date — typically through the same state portal where the original registration was made. Most state Authorities allow renewal online with updated documents and payment of the renewal fee. Documents required typically include: updated PAN and Aadhaar, updated address proof, updated photographs, any orders passed by the Authority during the previous registration period, and a declaration of non-conviction. Where no complaints or adverse orders exist, renewal is generally straightforward. The renewal certificate carries the RERA registration number forward with a new validity period.

The Section 9 registration requirement is specifically triggered by 'facilitating purchase or sale' of plots, apartments, or buildings in registered projects. Pure rental/leasing facilitation of completed units (where an Occupancy Certificate has been issued) does not technically fall within the sale/purchase definition in most state interpretations. However, where an agent facilitates a transaction that includes both a lease and an option to purchase, or where the 'lease' is structured to ultimately transfer ownership, state Authorities may take a broader interpretation. For active real estate professionals, holding an agent registration is prudent practice regardless of the specific transaction mix.

Yes. The Act does not restrict registration to Indian residents. An NRI acting as a real estate agent — facilitating property purchases in India for overseas Indian buyers — must register with the relevant state RERA Authority. The documentation requirements are similar to those for domestic agents, with apostilled passport and notarised foreign address proof substituting for Aadhaar-based ID in some states. The RERA registration process can be completed remotely; PNPC's India offices coordinate the process for NRI agent clients, including DSC procurement via online video verification.

No. A single RERA agent registration from a state Authority covers both residential and commercial project facilitation within that state. There is no bifurcation by property type in the agent registration framework. However, for GST purposes, different SAC codes apply — 997222 for residential brokerage and 997221 for commercial brokerage — and the correct SAC code must be used on invoices to developers.

RERA agents are prohibited from collecting any amounts — booking advances, earnest money, or any other consideration — from buyers on behalf of a promoter without an express written authorisation from the promoter to do so. Even where such authorisation exists, amounts collected must be promptly remitted to the promoter's dedicated RERA escrow account. Agents who collect and hold money in their own account — even briefly — are in violation of both the Code of Conduct and potentially the escrow provisions of RERA.

If an allottee, promoter, or any other aggrieved person files a complaint against an agent with the state RERA Authority under Section 31, the agent is given notice and an opportunity to respond. The Adjudicating Officer or the Authority can investigate the complaint, call for records, and pass an order including: a warning, a direction to pay compensation to the complainant, imposition of a penalty under Section 65, or revocation of the agent's registration. Failing to respond to a complaint notice within the prescribed time leads to an ex-parte order against the agent.

When signing a channel partner agreement with a developer, you should be able to provide: your RERA agent registration certificate (with the registration number and validity date clearly visible), your GST registration certificate (GSTIN), your PAN, and your business entity documents if the CP agreement is in the name of a company or firm rather than an individual. Some developers' compliance teams also request ITR copies to verify business income and activity. PNPC prepares a standard credentials pack for each agent client covering all documents that major developers typically request.

Plotted development projects are generally required to register under RERA if the land area exceeds 500 square metres, even if there are no constructed apartments. Agents facilitating plot sales in a RERA-registered plotted layout are required to hold RERA agent registration under Section 9. However, where a project is below the threshold and is therefore not RERA-registered, the agent registration obligation under Section 9 is not triggered (since it attaches to transactions 'in a registered project'). Always verify whether the specific plotted layout is registered before assuming the agent obligation applies.

PNPC manages multi-state RERA agent registration as a coordinated engagement — not as separate, siloed applications. We map all the states where you operate or plan to operate, identify the relevant state Authorities, prepare a single consolidated document pack that covers the common requirements across states, and then customise for each state's specific requirements. We submit to all state portals in parallel where possible, rather than sequentially. The goal is a minimum of downtime between your current unregistered status and full multi-state compliance.

If the state RERA Authority revokes an agent registration under Section 9(7) — for Code of Conduct violations, non-compliance with Authority orders, or conviction of an offence — the agent may not operate as a RERA agent during the period of revocation. The revocation order specifies whether the agent is permanently barred or barred for a specified period. After the revocation period, a fresh application can be made, but the previous revocation must be disclosed in the declaration of the new application. Many state Authorities require an explanation and may impose conditions on any fresh registration granted after revocation.

No. Working as a channel partner — facilitating sales of apartments in a developer's RERA-registered project — requires agent registration in the state where that project is located. An agent with a TNRERA registration cannot legally facilitate sales of a developer's project in Maharashtra without obtaining a MahaRERA agent registration. Each state's RERA agent registration is state-specific and does not extend to other states.

RERA agent registration is a national statutory requirement under a central Act (Real Estate (Regulation and Development) Act, 2016) specifically for agents facilitating transactions in RERA-registered projects. Some state municipal bodies, local authorities, or state-specific laws may additionally require a broker's or property dealer's licence under state commercial regulations. These are separate requirements. RERA agent registration does not replace any applicable local licensing requirement, and vice versa. Both must be maintained if applicable under your state's laws.

If your advisory services involve actively facilitating a transaction in a RERA-registered project — introducing a buyer to a developer, negotiating on the buyer's behalf, or receiving any commission from the developer — you are acting as an agent within the meaning of Section 9 and must be registered. A purely advisory engagement where you are paid only by the buyer on a fee-for-service basis, with no commission from the developer and no direct facilitation of the actual transaction, may fall outside the strict definition — but this distinction is difficult to maintain in practice and the regulatory risk is real.

After receiving the RERA agent registration certificate, ongoing compliance includes: (1) displaying the RERA registration number on all marketing material, agreements, and correspondence; (2) maintaining records of all transactions facilitated; (3) complying with the Code of Conduct at all times; (4) filing GST returns (GSTR-1 and GSTR-3B) monthly or quarterly; (5) filing annual income tax return (ITR) and paying advance tax; (6) responding to any Authority notices or complaints within prescribed timelines; and (7) renewing the registration before the certificate expires. There is no separate annual renewal fee within the validity period — the main obligation is the final renewal before expiry.

PNPC offers a full ongoing compliance service for RERA-registered agents, covering: GST return filing (GSTR-1 and GSTR-3B) on a monthly or quarterly basis; annual ITR filing with TDS reconciliation from Form 26AS; advance tax computation and payment reminders for each quarterly deadline; tracking of RERA certificate renewal date with proactive renewal initiation; support in responding to Authority notices if they arise; and annual review of business structure to ensure tax efficiency and compliance. Many of our agent clients operate on an annual retainer that covers all of the above.

No. As explained, RERA registrations are state-specific. Registration in one state does not permit operations in other states. However, PNPC can manage a portfolio of state registrations for you as a single engagement — tracking all validity dates, handling all renewals, and managing applications in new states as your business expands geographically.

You can file directly — the state portals are publicly accessible. The reasons to engage PNPC are: (1) our pre-submission review catches the document issues that cause the majority of deficiency notices — saving 2–6 weeks on timeline; (2) we handle the GST and income tax compliance that runs alongside RERA registration, ensuring your three registrations are aligned; (3) for multi-state agents, we manage all applications as a coordinated project not piecemeal filings; (4) we track your renewal dates and act proactively — you do not need to monitor expiry dates; (5) if a complaint or Authority notice arises, you have a CA firm already familiar with your registration history who can respond immediately. We are not just a filing service — we are the compliance partner for your professional practice.