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A brochure and a project registration entry can describe different things—or reveal a real inconsistency. The numbers “18” and “12” in this title are not verified facts about a named building. To understand any actual discrepancy, match the project and building, compare dated records with the sanctioned plan, and check for later approvals. The official guidance discussed here is from Indian state RERA authorities; the applicable records and procedures depend on the project’s location.
Do the brochure and registration prove a violation?
No—not on their own. A brochure is marketing material; it does not establish that every advertised floor has been sanctioned. A RERA registration entry is also not the same thing as building permission. Official project records may include both project disclosures and sanctioned-plan information, so those documents need to be checked together.
There is no identified building, developer, city, state, registration number, or adjudicated dispute tied to the “18 floors” and “12” wording. Without those details, it is not possible to determine what the two figures refer to, why they differ, or whether any rule was broken.
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What records should be compared?
Start by comparing records for the same project, phase, and tower or building, as of the relevant dates. A mismatch may be misleading if one document refers to another phase or was issued before an amendment.
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| Record | What to check |
|---|---|
| Brochure or other marketing material | The floor count claimed, the date or version, and the named phase, tower, or building. Keep a dated copy. |
| RERA project disclosure | The registration number and the project, phase, and building identified in the entry, plus the disclosed proposed or sanctioned counts. |
| Sanctioned plan | The floors shown for the matching building and the plan’s approval date. |
| Amended approval or updated filing | Whether a later authorization or revised disclosure changes the count, and when it entered the official record. |
| Completion or occupancy record | Whether the record relates to completion or occupancy, rather than treating it as interchangeable with registration or a sanctioned plan. |
Goa RERA describes public access to sanctioned plans and proposed and sanctioned building or wing counts. Maharashtra’s rules describe disclosure of proposed and sanctioned floor counts and require later-sanctioned additional floors to be uploaded. These are state-specific examples, not a single procedure that can be assumed to apply across India: Goa RERA, Functions and Services and Maharashtra RERA rules, Rule 3.
How to verify a real project in India
- Identify the project. Ask for the state or jurisdiction, RERA registration number, exact phase, tower or building, and brochure date. If those identifiers are missing, a portal search may not reliably match the marketing claim.
- Open the relevant state RERA authority’s official portal. Search using the registration number, then confirm that the displayed project and phase match. Bihar RERA buyer guidance recommends checking project details and reviewing approved plans and other listed records: Bihar RERA, RERA Alert – Bihar Real Estate Compliance.
- Compare the disclosed count with the sanctioned plan. Check that the same building, phase, and document dates are involved. Do not treat a registration entry as the building approval itself.
- Look for later approvals and updates. A difference between documents from different dates could have a procedural explanation, but that possibility does not establish what happened in any particular project. Maharashtra’s rules specifically address uploading later-sanctioned additional floors; do not assume that exact filing requirement applies in another state.
- Ask for interpretation if the documents still conflict. Contact the relevant authority or a locally qualified property professional with copies of the records. Rajasthan RERA’s FAQ describes completion certificates in relation to development according to sanctioned plans and points readers to project records: Rajasthan RERA, General FAQ – RERA 2.0.
Why location and document type matter
RERA is implemented through state authorities, and the controlling records, exemptions, and procedures depend on jurisdiction and project circumstances. Goa RERA says the relevant provisions of the Real Estate (Regulation and Development) Act, 2016 came into force on May 1, 2017, and lists exceptions to registration. That does not establish that a hypothetical property must be registered; the project’s details and applicable rules matter.
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Keep the document types distinct. Registration concerns a project’s RERA record; a sanctioned plan concerns approved construction; a completion or occupancy record concerns a later stage. One document should not be used as a substitute for another without checking what it covers.
What to do if the mismatch remains
- Preserve the dated brochure and any written statements about the floor count.
- Save or obtain the official registration entry, sanctioned plan, and any amended approval or updated filing for the same phase and building.
- Note each record’s date and the exact tower or building it identifies.
- Ask the state authority or a locally qualified property professional to explain any unresolved difference before describing it as a violation or deciding on a legal claim.
The available information does not identify a complaint, ruling, proven buyer harm, or remedy in a matching case. A refund, penalty, or other legal outcome cannot be inferred from the two figures in the title.
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