How to Check a Builder’s Track Record in Delhi NCR: RERA, NCLT and Site Checks

In NCR’s under-construction market, the builder matters more than the brochure. Tens of thousands of families in Noida, Greater Noida West and Gurugram have waited years for flats from developers that went into insolvency, lost RERA registration or ran out of money. Some of those projects are now being finished by NBCC or resolution applicants under court supervision. A builder’s past behaviour is the best predictor of what it will do with your money, and much of that history is public if you know where to look. This guide sets out a practical, free method for checking a developer’s track record using RERA portals, insolvency records, court and news archives, and site visits.

Start with what the promoter must disclose

When a promoter applies for RERA registration, Section 4(2)(b) of the RERA Act requires it to give brief details of the projects it launched in the past five years, whether completed or under development, including:

• the current status of each project;
• any delay in completion;
• details of pending cases;
• the type of land; and
• payments pending.

Section 4(2)(l) adds an affidavit on land title, encumbrances and the completion timeline. These filings sit with the project’s registration on the state RERA portal. Read them, then check them against the other sources below. A builder that leaves out a troubled sister project in its disclosure tells you something too.

Step 1: Map the group’s companies

Large NCR developers usually run each project through a separate company or special purpose vehicle, often with different names. Before searching, list:

• the promoter company on the RERA certificate;
• any landowner or collaborator named on the RERA page;
• the group’s brand name and its listed parent, if any; and
• names that appear on the allotment letters, receipts and bank accounts.

Search all of them. An insolvency or RERA order against a sister company is relevant, because group finances are often linked.

Step 2: Use the UP RERA portal’s lists

The UP RERA home page links searchable lists of registered promoters, registered projects and completed projects, along with separate lists of de-registered projects, NCLT projects, abeyance projects, withdrawn registrations and projects taken up under Section 8. Use them as follows:

• Registered promoter: find all projects linked to the promoter and its group companies.
• Completed projects: how many of the builder’s projects reached completion, and how long after the declared date.
• De-registered, NCLT and abeyance lists: any appearance here is a serious red flag.
• Section 8 projects: these are projects where the authority stepped in after the promoter’s registration lapsed or was revoked. UP RERA’s chairman said in May 2026 that 3 of 19 stressed legacy projects taken up this way had been completed.
• Project pages: quarterly progress updates, extensions sought and the original and revised completion dates.

UP RERA’s home page counted more than 62,000 complaints when we checked in October 2026. Its chairman said in the same May 2026 interview that over 52,000 of about 60,000 complaints had been disposed of, and that recovery certificates had brought homebuyers roughly Rs 1,500 to 1,600 crore. A builder with many recovery certificates has a history of not paying RERA awards voluntarily. UP RERA also reported that a planned 2.0 portal, expected around early 2027, would show developer performance, complaint history and delivery track records.

Step 3: Check Haryana RERA

For Gurugram and Faridabad projects, look up the project and promoter on HRERA’s Gurugram or Panchkula site, and read the authority’s orders on the builder’s other projects. Our guide to checking HRERA registration explains the search. HRERA publishes periodic data on approvals. For example, Business Today reported in July 2026 that HRERA Gurugram approved 51 projects with 16,727 units in the first half of 2026. Approvals show activity; they do not show delivery. Delivery shows up in OCs, completion dates and complaints.

Also check the DTCP licence for the colony, including whether it is valid and whether licence fees and external development charges are paid. A builder that has let licences lapse elsewhere is a risk.

Step 4: Search insolvency records

The Insolvency and Bankruptcy Board of India (IBBI) website publishes public announcements of insolvency processes, invitations for resolution plans, approved resolution plans and auction notices. Search it for the group’s company names. NCLT orders and the case number tell you whether a company is in the corporate insolvency resolution process (CIRP), whether a resolution plan is approved, or whether the case was withdrawn. Examples from NCR show the range of outcomes:

A project in CIRP is not necessarily lost, but timelines become uncertain and buyers become financial creditors who must file claims. Our guides on stalled projects in Noida and Gurugram explain the options.

Step 5: Read RERA and court orders

• Search RERA orders by the promoter’s name for refund, delay interest and quality complaints. A pattern of refund orders on one project usually means delays there.
• Look for orders on non-execution of conveyance deeds and on maintenance and IFMS disputes. These show how the builder behaves after possession.
• Search court reporting and legal news for the group name together with terms like “NCLT”, “RERA” or “Supreme Court”.
• For UP projects, check whether the development authority has flagged the builder for unpaid land dues. Unpaid dues are the main reason registries stall.

Step 6: Visit completed projects

• Visit at least two of the builder’s projects delivered in the past five to eight years.
• Ask residents and the RWA about delays, quality, leaks, lift maintenance, handover of common areas and IFMS, and whether registries were done.
• Check whether OCs were received for all towers or only some.
• Look at the condition of facades, basements and common areas. Structural and workmanship defects reported within five years of possession are the promoter’s responsibility under Section 14(3).

Step 7: Look at the money

• For listed developers, read annual reports and stock-exchange filings for debt levels, delayed projects and legal disputes.
• Check whether the project has a construction lender and whether it sold units under subvention or assured-return schemes. The Supreme Court asked the CBI in September 2025 to investigate builder-bank arrangements in NCR subvention schemes.
• Confirm that payments go into the project’s RERA collection account. UP RERA has warned buyers about requests to pay into other accounts.

A simple scorecard

As of October 2026

Case outcomes cited here come from published news and official pages as of the dates noted and can change. Portal features also change. This is general information, not investment or legal advice.

Frequently asked questions

Sources

• Real Estate (Regulation and Development) Act, 2016 (UP RERA copy)
• UP RERA: Home page and project lists
• UP RERA: Complaint section
• Realtynmore: UP RERA limits transfer charges, over Rs 1,600 crore recovered for homebuyers (May 2026)
• Insolvency and Bankruptcy Board of India
• Insolvency Tracker: NBCC conducts e-auction of Amrapali projects (Jan 2026)
• ETV Bharat: NBCC moves SC for RERA exemptions to complete 16 Supertech projects
• The Realty Today: ATS Knightsbridge exits insolvency as NCLT clears CIRP withdrawal
• TipRanks: Ansal Properties update on Fernhill project creditors' meeting
• Business Today: Gurugram RERA clears 51 projects in H1 2026
• SCC Online: Supreme Court asks CBI to investigate builder-bank nexus in Delhi NCR (Sep 2025)
• Realtynmore: UP RERA urges homebuyers to deposit payments only into designated project accounts (Oct 2026)
• ADiHomes: How to check HRERA registration in Gurugram
• ADiHomes: Stalled project in Noida, buyer options from RERA to NCLT

Updated 25 October 2026. This article is general information, not legal or financial advice; check current rules and project details before you decide.