Are You Buying Land in Maharashtra? Know Your Rights Under RERA For Plotted Development Maharashtra

Buying a plot to build your dream home in plotted development Maharashtra can be rewarding. But if you ignore legal requirements, the risks are high. Many buyers face issues like unregistered layouts, missing amenities, and misleading promises.

If you have ever struggled with unclear documents or confusing commitments from developers, you’re not alone. This guide explains how land sale RERA compliance works in Maharashtra, what the law says about plotted layouts, and how you can protect your money before signing the deal.

Why This Article Matters

This guide brings legal clarity on:

• How RERA applies to plotted development in Maharashtra
• The impact of Circular 25 of 2019 on land sale rules
• Common mistakes by buyers and developers
• Steps to secure your investment legally
• Remedies available under Indian real estate law

Whether you’re a first-time buyer, investor, or developer, this information can help you avoid years of disputes and financial loss.

RERA and Plotted Development Maharashtra

The Real Estate (Regulation and Development) Act, 2016 (RERA) changed the real estate sector by enforcing transparency and accountability. In Maharashtra, it is implemented through the Maharashtra Real Estate Regulatory Authority (MahaRERA).

When RERA Registration Is Mandatory

Under Section 3 of RERA:

• Projects exceeding 500 square metres or with more than 8 plots must register with MahaRERA.
• Even if the project is only selling land (not houses), it may still need registration if:
  • Developers promise infrastructure like roads, water, or drainage
  • NA (Non-Agricultural) permission is pending
  • The project is marketed or advertised before RERA registration

Circular 25 of 2019: A Key Clarification

The MahaRERA Circular No. 25 of 2019, dated 11 October 2019, clarified that:

• If a developer sells only open plots without any promised structures or amenities, such projects do not fall under RERA.
• However, the exemption does not apply if:
  • Infrastructure such as roads, lighting, or drainage is assured
  • NA permissions or layout approvals are incomplete
  • Marketing materials misrepresent compliance

This means buyers must carefully check whether the plotted project really qualifies for the exemption or if it must still comply with plotted development RERA Maharashtra rules.

Real Challenges Buyers Face

Despite the law, many buyers still run into problems:

• Unregistered Projects
  Developers wrongly claim RERA does not apply to their layout. Later, when work stalls, buyers have no protection.
  Example: In Pune, MahaRERA penalised a developer who sold 12 unregistered plots under the excuse of “just open land.”
• Delayed Amenities
  Sale deeds may promise water lines or roads, but developers delay or skip them, lowering the plot’s usability and resale value.
• Ambiguous Documentation
  Developers often fail to disclose encumbrances or NA status, leading to disputes and litigation.

Maharashtra’s Legal Framework for Plotted Development

Apart from RERA, other laws govern land sales in Maharashtra, including:

• Maharashtra Land Revenue Code, 1966
• Maharashtra Tenancy and Agricultural Lands Act, 1948
• MahaRERA (General) Regulations, 2017
• Circular No. 25 of 2019 (exemptions for certain projects with NA permission)

These collectively decide how projects must be registered and how infrastructure should be developed before or alongside sales.

Practical Steps for Buyers: Stay Safe Legally

If you are buying land in a plotted development Maharashtra project:

• Check RERA Registration: Confirm details at maharera.mahaonline.gov.in
• Ask for NA Permission: Ensure the land is legally converted for non-agricultural use
• Verify Layout Plans: Demand official sanctioned layouts, not just marketing brochures
• Check Form IV: Especially for completed projects
• Hire a Legal Expert: Get a lawyer to check title deeds, encumbrances, and land sale RERA compliance
• Read the Agreement: Confirm timelines, amenities, and RERA clauses are clearly mentioned

Legal Remedies If Things Go Wrong

If you have bought a plot in a non-compliant project, you still have options:

• MahaRERA Complaint (Section 31): File for non-registration, delays, or misrepresentation
• Compensation (Section 18): Seek refund or interest if promises are broken
• Appeal (Section 44): Escalate decisions to the Real Estate Appellate Tribunal or High Court
• Civil and Consumer Forums: For fraud, misrepresentation, or deficiency in service

What to Avoid

• Never buy from an unregistered developer
• Do not rely on verbal promises or agent assurances
• Avoid unclear NA status or pending approvals
• Say no to cash transactions or unregistered agreements

When to Seek Legal Help

Contact a lawyer if:

• The developer refuses RERA registration
• Amenities or possession are delayed
• Land use, NA status, or documents are disputed

Conclusion: Awareness Is Your Best Safeguard

Plotted development in Maharashtra is booming, but without verifying RERA compliance, your dream of land ownership could turn into a nightmare.

The key is awareness. Check land sale RERA compliance, confirm exemptions under Circular 25 of 2019, and consult a legal professional before committing.

Stay alert, act legally, and protect your investment.

Disclaimer

This article provides general information and should not be treated as legal advice. For guidance specific to your case, consult a qualified lawyer licensed in the relevant jurisdiction.

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