Citizens' Issues
Home buyers’ checklist while dealing with the builder, developer

 The third part of the multi-part series details an exhaustive checklist for home buyers that would help them avoid the Campa Cola like situation

Property buying is not all that simple though it is one of the most important investments one can make. Therefore, it is imperative that you make sure you do all the right things before buying a home, flat, bungalow or any real estate property. It is a rather complicated process. Fortunately, by following this property buying checklist guide, one can make sure that she stays safe and smart while buying the dream home. The only qualification as on date to be a builder is to have a sweet tongue and a smiling face.

For cooperative housing societies, which want to go for conveyance deed or deemed conveyance, the notice to the builder should state that he should submit all documents whichever are in his possession to the society.

In the run up to the Moneylife Foundation seminar to be held on 23rd November, Vinod Sampat has listed out an exhaustive list of things to keep in mind below. Before reading the rest of the article, you may want to register for the seminar beforehand as seats are on first-come, first-served basis and limited in numbers.

STAGE 1: Before property buying

1.1 MOU through which you acquired the property

1.2 Title search papers. Checking 7/12 utara and details of CTS plan. Copies of stamp duty payment /registration. Index of all the purchaser’s mutation Report. DP remarks.
KJP (Kami JastaPatra) / CTS / survey nos and verification of property card

1.3 Public notice in newspapers before purchase of property

1.4 ROC registration check

1.5 Check done with regards to Litigation as regards the said property

1.6 Copy of agreement with the vendor

STAGE 2: Before intimation of disapproval (iod) is issued for development of plot 

2.1 Demarcation of Plot (Fencing and Boundry)

2.2 Obtain property card in owners name

2.3 Urban Land Ceiling (ULC) clearance

2.4 Check zone

2.5 Redevelopment permission

2.6 DP remarks

2.7 Forest/ private forest

2.8 Labour NOC

2.9 Highway NOC

2.10 CRZ NOC (1,2,3 or 4)

2.11 Zone conversion

2.12 Amalgamation of property

2.13 NOC from MMRDA, if applicable

2.14 Survey of the plot to confirm the following: a) Existing ground levels (w r t to THD)
b) Site elevation remarks c) Sewage Line d) Over Head (OH) Line e) MTNL Line f) Water Line g) Road Level (w r t THD) h) Soil Investigation Report

2.15 FSI related (a) Evaluation of existing FSI and Maximum usage / exploitation of plot (b) Type of additional FSI required / TDR arrangement etc and Loading the same

2.16 Broad evaluation of proposed project

2.17 Selection of architect (For BMC approval)

2.18 Approval of architect

2.19 Preparation of documents to be given to architect for submitting of proposal to SRA / MCGM

(a) Plan submission by architect

(b) Ownership document i.e. 7/12, 6/12, CTS plan, PRC and KJP

2.20 Selection of various consultants based on project a) structural consultant b) services consultant c) design architect d) environment consultant e) aviation consultant f) license plumber

2.21 Soil investigation

2.22 Receipt of IOD

2.23 Consent to establish (If applicable)

2.24 Special planning authority

2.25 Railway authority NOC

2.26 Heritage conservation committee

2.27 NOC for cessed property in island city

2.28 Public parking lot

STAGE 3: The following conditions to be complied with on receipt of intimation of disapproval (IOD) further to which we go ahead to CC upto plinth Level

3.1 SWD remarks

3.2 NOC / drainage approval from EE sewerage

3.3 NOC from HE

3.4 CFO, NOC

3.5 Traffic and co-ordination (if regular proposal)

3.6 NOC from mechanical and electrical

3.7 NOC from high rise committee

3.8 NOC from MoEF

3.9 Tree NOC

3.10 Appointment and acceptance of architect

3.11 Appointment and acceptance of site supervisor

3.12 Appointment and acceptance letter of structural consultant

3.13 Photocopy of licenses of all licensed consultants

3.14 Photocopy of license of site supervisor


3.16 Borewell permission

3.17 HE NOC 3.18 No due certificate from AEWW

3.18 NOC from AE (Environment) from debris disposal

3.19 CTS plans

3.20 PR card

3.21 DP remarks

3.22 Rain water harvesting system

3.23 Non-agricultural permission

3.24 DP road PRC on MCGM name, if any

3.25 Registered undertaking (RUT) for agreeing to handover set back area, if any

3.26 Indemnity bond for damages risk, accidents

3.27 Undertaking regarding no nuisance

3.28 Regular/ sanctioned / proposed lines and reservation to be demarcated through AE survey

3.29 Appointment of license plumber

3.30 NOC from assistant assessor and collector

3.31 RUT for not misusing stilt, pocket terrace etc

3.32 NOC from Reliance Energy

3.33 NOC from pest control dept

3.34 Insurance policy for workers

3.35 Janata insurance policy

3.36 RUT for not misusing basement

3.37 Certificate from structural engineer for complying requirement for earthquake design

3.38 Soil investigation report

3.39 Structural design and calculation with drawing by structural engineer

3.40 NOC from Airport Authority of India

3.41 Revalidation of ULC NOC, if required

3.42 Location clearance from police commissioner

3.43 NOC of PWD for theatre building

3.44 Labour license (to be taken by principal employer and handed over to contractor)

3.45 Submission of proposals with compliance to SRA / MCGM

3.46 Preparation of estimates

3.47 Preparation of execution plan

3.48 Approval of execution plan

3.49 Completing preliminary work before commencement of project

3.50 Batching plant approval, if necessary

3.51 STP approval, size, location & capacity

3.52 NOC from environment section

3.53 Street light remarks

3.54 Approval of road consultant design from road department

STAGE 4: Compliances after receipt of CC (Plinth level CC to full CC)

4.1 Award contract for construction

4.2 Statutory compliances for labour laws

4.3 Obtain Sanctions for:- a) temporary water connection (requirement of bore well, if any) b) temporary electrical connection c) temporary drainage connection, if required d) temporary structures

4.4 Excavation permission (royalty)

4.5 Checking of CC conditions and offsets

4.6 Arrange plinth level inspection

4.7 Plinth certificate from RCC consultant

4.8 Completion certificate from all consultants such as architects, licensed site supervisor, RCC, PMC, TPQA (third party quality audit) and peer review of RCC consultant

4.9 Application of Full CC

STAGE 5: CC to OC and compliances before applying for OC

5.1 Progress as per sanctioned plans

5.2 Review of project costs

Comply with the following before applying for OC

a) RCC consultant’s stability Certificate & RCC plan duly pasted on canvas

b) Fire NOC by CFO


d) Lift inspector's NOC

e) Electric inspector NOC (Permanent Power & Substation etc)

f) Sewage dept NOC / drainage completion certificate

g) Diesel generator approval and registration

h) Final tree NOC

i) STP environmental clearance

j) STP work completion certificate

k) HE specific NOC for hydro-pneumatic system

l) PWD completion for theatre bldg

m) SWD completion certificate

n) Dry fittings approval (water pipe related)

o) Terrace looping for water line

p) Submission of 'P' form parallel

Receipt of OC

1) Road digging permission for laying water pipe line

2) Water connection (certificate)

3) Handing over property to new owners

4) Demobilisation

5) Closing accounts

a) Debris disposal receipt before submitting application for BCC 270 

Permission from water department Receipt of Building Completion Certificate (BCC)

STAGE 6: Conveyance to new owner (documents required to apply for conveyance)

6.1 7/12 Abstract / CTS

6.2 Search report and title clearance certificate from advocate

6.3 Index II of earlier owner

6.4 Property card of earlier owner

6.5 Conveyance deed of earlier owner with the name appearing in the proper card / 7/12

6.6 Transactions and chain of documents pertaining to the same as stated in the title report

6.7 Development agreement duly stamped, if applicable

6.8 CC issued by MCGM

6.9 OC issue by MCGM + approved plan

6.10 BCC issued by MCGM

6.11 Proof of individual payment of registration fee

6.12 Original agreements executed by the builder with individual flat purchasers

6.13 Copy of IOD

6.14 Copy of previous Power of Attorney (if any)

6.15 ULC order, if applicable (normally under section 20 or 22)

6.16 Copy of list of NA Tax bill by the builder / land tax – collector documents that the builder will handover to the new owner

a) Original documents of title to the property

b) Property power of attorney

c) Architectural and structural drawings

d) Audited statements of accounts for the amount collected by the developer / builder

e) Handing over all statutory approvals in original

f) Property tax to MCGM ii) tax clearance certificate (Check if a certificate such as No Dues Certificate be obtained)

STAGE 7: Highrise Committee (HRC) Checklist (if applicable)

7.1 Application form

7.2 Project personnel on record and contact information (Appendix-A)

7.3 Plot and geotechnical information (Appendix-B)

7.4 Conceptual location plan (1-3Km)

7.5 Architectural Set a) Site Plan b) All Floor Plans and FSI Calculations c) Elevations d) Sections

7.6 Structural a) Drawings b) Report c) Wind Tunnel Analysis d) Peer Review

7.7 DC Regulation clearance

7.8 Environment clearance

7.9 Soil investigation report

7.10 Shadow analysis

7.11 Airflow analysis

7.12 Traffic analysis

7.13 Water and waste water management plan

7.14 Safety and disaster management plan

7.15 Site summary report (To be made available at site at the time of Site Visit by technical committee for High Rise Building along with Site plan & all Architectural Drawings)

Stage 8 Environmental Clearance (EC) Checklist - State Level Expert Appraisal Committee (if applicable)

8.1 Application Form consisting of Appendix A (form 1) and Appendix B (form 1A)

Key Inputs:

a) Basic information of project

b) Activity

c) Use of natural resources in project

d) Use, storage, handling and production of materials

e) Production of solid wastes during construction or operation or decommissioning

f) Release of pollutants or hazardous substance to air

g) Generation of noise, emission and vibration of light and heat

h) Risks of contamination of land and water from releases of pollutants into ground or into sewers, surface waters, groundwater, coastal waters or sea.

i) Risk of accidents during construction or operation of the project, which could affect human health or the environment

j) Factors which should be considered (such as consequential development) which could lead to environmental effects

8.2 Environment sensitivity

8.3 Environmental impacts

a) Land environment

b) Water environment

c) Vegetation

d) Fauna

e) Air environment

f) Aesthetics

g) Socio-economic aspects

h) Building materials

i) Energy conservation

j) Environmental management plan

8.4 Environmental infrastructure

a) Solid waste management

b) Waste water treatment

c) Green area

d) Rain water harvesting

e) Energy conservation measures

f) Water requirement

g) Sewer line and drainage line details

h) Details of the EMP

i) Disaster management plan

8.6 List of native trees suitable for beautification in garden / building premises

Stage 9: Building and Other Construction (boc) Workers Act 1996, Contract Labour (Regulation and Abolition) Act (CLA), 1970 and Maharashtra Contract Labour (Regulation & Abolition) Rule, 1971

9.1 Registration of principal employer owning the site (as per CLA)

9.2 Registration of contractors under contract Labour Regulation Act (as per CLA)

9.3 Registration of labour working at site by payment of Rs25 towards enrolment and Rs60 towards annual subscription. Total Rs85 per labour (by the contractor) (as per BOC)

9.4 Maintenance of records together with the safety provisions as follows:-

a) Every worker must wear and carry gumboots, helmets, safety belts and hand gloves

b) Muster cum wages register

c) Minimum wage

d) Labour camp / accommodation

e) Drinking water facility. It should be at least 100 mtr away from Urinals

f) Latrines and urinals separate for male / female

g) Crèches

h) Provision of First Aid

i) Medical check up at regular intervals by Govt medical officer

j) Canteens (250 workers)

k)  Safety Officer

l) Identity Card for each

m) Fixing hours of work

n) Fire protection

o) Emergency action plans

p) Health and safety policy

q) Eye protective

r) Dust, Gases, Furness etc

s) Provision of Nets across the site

t) Appropriate, preferably metal scaffoldings

Stage 10: Public Parking Lot Checklist - Parallel activity at any stage of IOD, CC or OC (if applicable)

10. 1 Proposal submitted to Road Dept, MCGM

10.2 Road Dept sends note to a) Jt CP – NOC b) CFO NOC c) Bldg Proposal NOC d) Urban Dept

10.3 Minutes approved on HPC (High Power Committee of MCGM)

10.4 UDD approves in principal

10.5 Sent to road department with remarks

10.6 LOI issued

Stay tuned for the 4th part which will be published tomorrow in the run up to Vinod Sampat’s seminar. Register for the Moneylife Foundation Event by Vinod Sampat.

Check the first part over here:

Check the second part here:



Those seeking help or advice on CHS issues can contact
Moneylife Foundation’s Legal Resource Centre (LRC) ( )

(Adv Vinod Sampat is a practising lawyer since past 28 years. He has authored several articles on property-related matters and written 46 books on cooperative societies, transfer of flats, recovery of dues, registration and stamp duty matters. He has been an Hon. Patron member of the Estate Agents Association of India. He is also the Hon. Advisor of the Federation of Accommodation Industry of India and is an advisor to the Maharashtra Chamber of Housing Industry as well as the Federation of Accommodation Industry in India, apart from being part of many committees and winning several honours.)



arun adalja

4 years ago

good ainformation but practically it is impossible to get all things mentioned in article.

Amey Kubal

4 years ago

Fantastic and exhaustive article...I am buying a flat in an under construction project in Pune..this is going to help me a lot and reduce the burden on my head before I go ahead. Way to go...Hats off.

MCX partners with China's Dalian Commodity Exchange

MCX has partnered with Dalian Commodity Exchange of China to facilitate potential collaboration in areas such as knowledge sharing, research and price risk management

Multi Commodity Exchange of India Ltd (MCX), the country's largest commodity bourse, said it has signed a memorandum of understanding (MoU) with China-based Dalian Commodity Exchange (DCE) for knowledge sharing, research and price risk management.


In a release, PK Singhal, deputy managing director of MCX said, "As China and India are among the top commodity consuming and producing countries, this alliance will surely go a long way in bringing more mutually beneficial opportunities that would eventually result in creating more efficient markets."


"The futures markets of China and India have a lot in common but with their own characteristics. The mutually beneficial partnership established between the two exchanges will enable us to understand one another's markets, through which we could share expertise and best practices for mutual promotion and progress," said Liu Xingqiang, chairman of DCE.


Indian Railways: Should the government divest part of its ownership?

Indian Railways is witnessing delays in rail projects, mostly created by vested interests leading to increase in costs and corrupt practices

Indian Railways began their chugging career more than 150 years ago and have become one of the largest railroad networks in the world, with a turnover of over $17 billion (2011-12). It is government owned and employs the largest number of Indians in a single government enterprise, with a net work of over 115,000 kms. And it ferries 24 million passengers a day. Apart from extensively covering India, it has limited service to Nepal, Bangladesh and Pakistan.


Recently, the Indian Railways floated a tender for supply of 11728 wagons with the bid closing next week, on 25th November. It may be noted that the last tender called for supply of various types of wagons totalling 15,715, which brought some relief to the Wagon building industry in the country.


For the first time, the bidding this time has to be made in electronic format and the tender calls for supply for carrying cement bags with specific loading and unloading features. This was announced two months ago on 25th October.


In 2011-12, it was reported that the Railways carried 2.8 million tonnes of freight daily and now they are closer to reach 3 million tonnes. However, there is regular shortage of rakes for moving bulk cargo like coal, iron ore etc. In case of coal, in fact, the Railways, in order to ensure timely supply of coal to industries from pit heads to the manufacturers sidings, have also began to lay dedicated corridors in some areas to ensure collection and delivery. They move bulk supply of foodgrains as well, both of which are subject to wastage and pilferage, but these may occur at any point of time but the pity is that the Railways have not yet been able to come out with a pilfer proof wagon that can carry precious cargo.


Wagon builders have idle capacity in their constant search for various export opportunities and are supplying various types of wagons to the exacting international standards, to many countries.


Despite its huge net work and potential, there is no doubt, prima facie, that Railways are not run in an enterprising fashion to earn profits and act like many other successful government companies, some of which have huge and surplus cash reserves.


While Udhampur-Srinagar-Barmullah railway project started in 1955, estimated to cost Rs2,500 crore has run to a staggering Rs17,500 crore and still not completely finished. All these indicate the embodiment of inefficiency and poor responsibility shouldered by all concerned. Delays in project are created by vested interests leading to increase in costs and corrupt practices. Political agitations and terrorist activities across the border, as in the case of some of the affected areas, may be "treated" as force maejure conditions, on which the contractor has no control, but where such conditions do not exist, it is purely due to other reasons cited above.


Almost every of its project has cost over runs and delayed completion by several years, as a result. According to information available in the media some of the prominent projects, such as for the Kudankulam Power plant, approved in 2001 costing Rs4,099 crore eventually cost Rs13,171 crore; the oldest, said to be the Howrah-Apta-Champadanga line was estimated to cost around Rs34 crore reached Rs550 crore - the list is endless.


Another important factor that comes to our mind is the under-utilisation of track, which is not "in use" except for the short duration of time when the train passes through. We do not believe any study has been undertaken to utilise the capacity by increasing the passenger train or freight traffic.

Also, another peculiar phenomenon is the promises made Railway ministers to take care of their constituencies by either increasing or establishing new service and laying tracks for additional lines. Such acts appease their vote banks, in the short run.


So what is the solution to this perennial problem? It is time Government thinks seriously in terms of divesting its interest in Railway ownership by introducing sectional "ownership" by corporate bodies to run certain service operations. It could be from the major city to the point of tourist attraction and once the returns are satisfactory, the idea could be expanded.


If other countries can permit privately operated railroad systems, why not India think on these lines and even come out with an innovative plan?


(AK Ramdas has worked with the Engineering Export Promotion Council of the ministry of commerce. He was also associated with various committees of the Council. His international career took him to places like Beirut, Kuwait and Dubai at a time when these were small trading outposts; and later to the US.)



Jerin Chacko

4 years ago

Right now, the Railways is so ungainly, it is difficult for the head to control the limbs.


4 years ago

I strongly disagree with the author. We are already suffering since private bus operators have been allowed to run besides state owned transport corporations. Although the service is better and state owned transport corporations are not well run, private operators miss no chance to jack up prices in festival seasons. Public transport corporations despite bleeding in losses make sure that all areas of state / city are covered where as private operators run only on high volume routes. As things stand now, rail travel is the cheapest form of transport.

In fact metro rail should be quoted as an example here. No doubt their service is good and they are maintained well. But under the guise of PPP how much of public land has been acquired? Many metro rail divisions despite being under RTI delay their responses. In Hyderabad, it has been reported that the promoter of HMR, plans to build malls and hotel on the land alloted for metro. They cleverly drafted the contract to allow them to use the land as they deemed fit.

We will simply be repeating the sins of what we did to BSNL, Air India etc.

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