How builder delays and false promises trap buyers

A delayed flat costs you twice: rent on the home you live in and EMI on the one you cannot move into. Most buyers who end up there signed on the strength of a brochure and a verbal possession date. Here is why projects slip, what builders overstate, and what to check before you book.

Why projects get delayed

• Approvals. The project was launched before all its permissions were in place.
• Money moved elsewhere. Funds collected from buyers went into another project, and this one ran short.
• An unrealistic date. The possession date was set to win bookings, not from a construction schedule.
• Slow sales. When bookings dip, cash flow dries up and work stops.

What gets overstated

• Amenities. The pool, gym or clubhouse in the brochure is dropped or shrunk later.
• Location. "5 minutes from the metro" often turns out to be 20 to 30 minutes at the hours you would travel.
• Finish. The model flat has premium fittings and the delivered flat has cheaper ones.
• Price. A low advertised price grows once parking, amenities and maintenance deposits are added.

What it costs you

Besides rent and EMI together, a delay upsets school admissions and relocation plans. A complaint to RERA or a consumer forum takes time. And a stalled project, or one missing its promised amenities, is hard to resell at a fair price.

How to protect yourself

Check the RERA registration

Under the RERA Act, any project on more than 500 sq m of land or with more than eight apartments must be registered before it is advertised or sold. Look it up on the Telangana RERA portal (rera.telangana.gov.in). The listing shows the completion date the builder has declared, the approvals, and the sanctioned plan. If the sales team's date and the RERA date differ, go by the RERA date.

Compare the brochure with the sanctioned plan

The builder is required to build according to the sanctioned plans and specifications. Changes to the layout or common areas need the written consent of two-thirds of the buyers. So if a rooftop pool is in the brochure but not in the filed plan, assume you will not get it.

Get the agreement right

The agreement for sale should state the possession date, the amenities and specifications, and every charge. RERA already gives you a remedy for delay: you can withdraw and take a refund with interest, or stay and be paid interest for every month of delay. In Telangana the rate is SBI's lending rate (MCLR) plus 2%. Do not sign an agreement that tries to give you less than that.

Ask about the project account

RERA requires a builder to keep 70% of the money collected from buyers in a separate bank account, to be used only for that project's land and construction. You cannot inspect the account yourself, but you can ask the builder which bank holds it. A builder who is vague about this is telling you something.

Look at the builder's record

Check whether earlier projects were delivered on time and as promised. RERA complaints and orders against the builder are public, and residents of older projects will tell you more than any brochure.

Visit the site, and keep visiting

Do not depend on the builder's updates. A visit every couple of months tells you whether work is moving.

Be wary of offers that look too good

Possession in 12 months for a large tower, or a price well below everything nearby, should make you ask more questions. Whatever answers you get on dates, amenities or charges, get them in writing.

If you would like a relai advisor to look at a project's RERA record with you before you book, book a call. It is free for buyers.