Buying a flat is one of the biggest decisions in life — emotionally, financially, and legally. For most Indians, it’s not just a property purchase but a dream come true. Whether you’re buying a flat to live in or as an investment, chances are you’ll interact with a property broker or real estate agent during the process.
But here’s the twist: in the excitement of finalizing a dream home, most people forget to ask some very basic but important questions. Later, these missed questions turn into legal, financial, or emotional stress.
So, before you sign on that dotted line or pay your hard-earned money as booking amount, take a moment. Sit down with your property broker and ask these five powerful questions. This small step today can save you big regrets tomorrow.
1. Is the Property RERA Registered and Legally Approved?
This is the first and most important question you must ask — and verify.
In India, all residential projects that fall under the rules must be registered with RERA (Real Estate Regulatory Authority). RERA was introduced to protect buyers from fraud and delay in possession.
🔎 What to ask:
- “Is the project RERA registered?”
- “Can you share the RERA registration number?”
- “Has the builder received all legal clearances from local authorities?”
✅ Why it matters:
- RERA ensures that the builder follows timelines, shares project updates, and doesn’t make false promises.
- If the project is not RERA-approved, it might be illegally constructed, facing legal issues, or lacking government approval.
- Banks also do not approve loans for non-RERA projects.
Ask your broker for RERA registration details and cross-check it yourself on your state’s RERA website. It’s a 2-minute online check that can save you from buying into an illegal or stuck project.
2. What Is the Total Cost — Including Hidden Charges?
Most buyers ask the price per square foot and calculate the flat cost accordingly. But here’s the reality — that price is only the basic cost.
There are many hidden charges that come later, such as:
- GST
- PLC (Preferential Location Charges)
- Clubhouse and amenities fees
- Electricity, water connection fees
- Parking charges
- Maintenance deposit
- Legal/documentation charges
🔎 What to ask:
- “What is the total all-inclusive cost of the flat?”
- “Are there any extra charges at possession?”
- “What is the payment schedule?”
✅ Why it matters:
Many buyers face last-minute financial shocks because they were not aware of hidden costs. Asking about full breakup and payment milestones helps you plan your budget and arrange your home loan better.
Ask for a written cost sheet with every charge listed clearly.
3. What is the Carpet Area I Will Actually Get?
Real estate projects are advertised with large numbers — “1000 sq. ft. 2BHK”, “1500 sq. ft. 3BHK” — but these are usually super built-up areas, not the actual usable space.
There are three types of areas:
- Carpet Area: Actual area inside walls where you can put furniture.
- Built-up Area: Carpet area + thickness of walls + balcony.
- Super Built-up Area: Built-up + common areas like lobby, stairs, lift.
🔎 What to ask:
- “What is the carpet area of this flat?”
- “What percentage of the super built-up is usable?”
- “Can you share the floor plan with area markings?”
✅ Why it matters:
The flat may seem big on paper, but the actual living space could be much smaller. Knowing the carpet area helps you compare other projects and ensures you are not paying more for less.
RERA makes it mandatory to mention carpet area in agreements — so don’t settle for vague answers.
4. When Will I Get Possession — And What If It Gets Delayed?
One of the biggest issues Indian homebuyers face is possession delay. Many projects that promised “delivery in 2020” are still under construction in 2025.
Your broker may say, “Sir, possession in 18 months,” but always ask for written timelines.
🔎 What to ask:
- “What is the committed date of possession?”
- “What happens if the project gets delayed?”
- “Is there a penalty clause in the builder agreement?”
✅ Why it matters:
- If you are paying EMIs and rent, delays mean double financial pressure.
- A written possession timeline with a late penalty clause protects your interest.
- Under RERA, the builder must pay interest for delay, but only if the project is registered.
Don’t rely on verbal promises — ask for it to be mentioned in your booking form and buyer agreement.
5. What Is the Resale and Rental Potential of This Flat?
Whether you’re buying for personal use or future investment, it’s smart to understand the future value of your flat.
Ask your broker about:
- Rental income you can expect in that area
- Past resale trends in the same society or nearby
- Future infrastructure plans nearby (metro, schools, malls)
🔎 What to ask:
- “What’s the average rent for similar flats here?”
- “How much did similar flats sell for in the last year?”
- “Is this location growing or stagnating?”
✅ Why it matters:
Even if you plan to live there for now, it’s smart to choose a property that has growing market value. If you need to shift cities or upgrade, a flat with high rental demand or resale value is always better.
Also, understanding area development plans helps you judge long-term value.
Bonus Tips: What Else Should You Cross-Check on Your Own?
Apart from asking these five questions to the broker, do your own background research. Here’s a quick checklist:
✅ Google the builder’s reputation and project history
✅ Visit the actual construction site, not just sample flats
✅ Check drainage, road, water availability in the area
✅ Talk to existing buyers or residents nearby
✅ Consult a legal expert before signing the agreement
Final Words: Smart Questions Save Big Stress
Buying a home is exciting but also risky. Brokers may try to highlight only the good things and avoid talking about risks. But by asking the right questions, you take control of your investment.
A flat is not just four walls — it’s your future security, lifestyle, and savings. So, don’t hesitate to ask, cross-check, and confirm every detail before booking.
These five questions are your first step towards a safe, stress-free homebuying journey.
