Phasing a project under RERA: registering by phase, not by tower
Phasing lets a promoter sequence a large development into registrable units, each with its own timeline and account. Done deliberately it is sound project structuring. Done to defer obligations, it creates problems that surface at handover.
What a phase has to be
Each registered phase carries its own registration, its own declared completion date, its own separate account and its own compliance obligations. It is a project in miniature, not a label on a brochure.
Common structuring errors
- Common amenities promised to buyers across phases but registered — and funded — only in the last one.
- Shared infrastructure with no clear allocation of cost or delivery obligation between phases.
- Marketing that sells the whole development while the registration covers a fraction of it.
Buyers experience the development as one place. If the amenity was sold with phase one, phase one has to deliver it.
Decide the phasing at structuring stage with the disclosure documents drafted alongside. Retrofitting a phase boundary onto sold inventory rarely ends quietly.
More reading
Arbitration clauses in development agreements: when they help, when they trap
A clause copied from a template decides your forum, your timeline and your costs years before the dispute arrives. Most are drafted on autopilot.
Redevelopment agreements: what society members should read before signing
Corpus, carpet area, rent and timelines are the four numbers that decide a redevelopment. The clauses around them decide whether you can enforce them.
Deemed conveyance: how societies claim land when the developer won't
If your developer has withheld conveyance, the law gives your society a route to the land title without them. A step-by-step guide to deemed conveyance.