RERA Quarterly Progress Reports: How to Read a Project's QPRs, Sold Inventory, Withdrawals and Extensions
A RERA quarterly progress report (QPR) is the builder's own update on a registered project, filed every quarter on the state RERA portal. Section 11(1) of the RERA Act makes it compulsory: units and garages booked, approvals taken and pending, and construction status. Read it for three things: whether physical progress keeps pace with the money collected, how much is still unsold, and whether the completion date has already moved.
Key takeaways
- Deadlines differ by state: 7 days after the quarter in Maharashtra and Gujarat, 15 days in Haryana and Karnataka.
- Match the architect's certified completion (Form 1 in Maharashtra) against the stage your builder's demand letter claims.
- 70% of buyers' money must sit in a separate project account, and withdrawals must track the certified share of cost incurred.
- Extensions are capped at one year in aggregate under section 6, but Maharashtra also allows extensions with 51% of allottees' consent under section 7(3).
- A missing QPR is itself a warning. MahaRERA suspended 4,812 projects in 2025, for failing to file updates or seek extensions.
What sits on a project's RERA page
Once you have the registration number (finding and verifying it is covered in our RERA explainer and, for Haryana, the HRERA guide), the project page usually holds more than the registration certificate. Section 11(1) requires a quarterly, up-to-date list of the number and types of apartments or plots booked, garages booked, approvals taken and still pending after the commencement certificate, and the status of the project. States add to this under section 11(1)(f). Karnataka, for example, also asks for fund use, agreement registration status, plan changes, litigation on the land, borrowings and progress on forming the allottees' association.
Most portals group this into tabs or uploads: quarterly progress, the professionals' certificates, bookings, extension orders, and complaints or litigation. Names differ, but the content is the same across states.
When each state expects the report
| State | Filing window | Consequence of missing it |
|---|---|---|
| Maharashtra (MahaRERA) | Within 7 days of quarter end (7 July, 7 October, 7 January, 7 April) | Auto notice with 10 days to comply, hearing, other services blocked; suspension and frozen accounts for persistent defaulters |
| Gujarat (GujRERA) | 1st to 7th of the month after the quarter | Daily late fee of Rs 400 to Rs 1,000 by project size, from January 2025 |
| Karnataka (K-RERA) | Within 15 days of quarter end | Rs 25,000 per quarter for delayed or missing FY 2025-26 reports |
| Haryana (HRERA) | Within 15 days of quarter end, in form QPR-1 | Penalty proceedings; up to 5% of project cost under section 61 |
| Uttar Pradesh (UP RERA) | A window after each quarter (1 to 15 April for the March quarter in 2026) | Enforcement drive against defaulters announced in 2026 |
Section 61 of the Act allows a penalty of up to 5% of the estimated project cost for contravening its provisions, which is the ceiling state authorities cite. Sources describe the Uttar Pradesh window differently (15 or 20 days), so check the portal's own notice.
Reading the progress: stage and inventory
Construction stage against payment demands
This is the most useful check for anyone already paying instalments. In Maharashtra, each quarter's filing includes Form 1 (the architect's certificate of physical work completed against the sanctioned plan), Form 2 (the engineer's certificate of cost incurred and quality) and Form 3 (the chartered accountant's certificate for withdrawals). Other states use their own names for similar certificates.
On a construction-linked plan, every demand letter names a stage: plinth, a slab number, brickwork, finishing. Open the latest quarterly report and compare. If your demand says the 12th slab is cast but the last filing shows the tower at the 8th, ask the builder in writing to reconcile the two before you pay. Your agreement's payment clause, covered in our builder-buyer agreement clauses, should tie each instalment to a certifiable stage.
Sold and unsold inventory
The booked-units list tells you how much of the project is sold and how that has moved quarter by quarter. Read the trend, not a single number.
- High bookings with slow construction mean the builder has collected but not built. Your money may be funding something else.
- Low bookings late in the timeline mean the builder must fund completion from its own pocket or borrowings. Check the borrowings disclosure where your state requires one.
- Unsold stock piling up in a nearly finished project is a common prelude to discounts that hurt existing buyers' resale value.
- Bookings that jump just before a launch phase and then stall can reflect friendly or bulk bookings.
Escrow withdrawals: the Form 3 arithmetic
Section 4(2)(l)(D) requires the builder to deposit 70% of the money realised from buyers in a separate account in a scheduled bank, to be used only for land and construction cost of that project, and to withdraw it in proportion to completion. The chartered accountant certifies the proportion of cost incurred to total estimated cost; that proportion multiplied by the total estimated cost is the maximum that can have been withdrawn in all, less what was taken earlier.
Worked example
- Total estimated cost (land plus construction): Rs 200 crore. Cost incurred so far, certified: Rs 70 crore. Proportion: 70 / 200 = 35%.
- Maximum cumulative withdrawal: Rs 200 crore x 35% = Rs 70 crore.
- Buyers have paid Rs 150 crore. At least 70%, or Rs 105 crore, must have gone into the separate account.
- If the builder has withdrawn Rs 70 crore, at least Rs 35 crore should still be there.
Now the red flag: if the same filing shows withdrawals of Rs 95 crore against Rs 70 crore of certified cost, the builder has taken Rs 25 crore more than completion supports. A gap like that belongs in a written query to the builder and, if unanswered, a complaint.
Extensions, complaints and litigation
The completion date on the registration is the one the builder declared. Under section 6, the authority may extend registration for force majeure or reasonable circumstances without the builder's default, but for no more than one year in total. Maharashtra adds a second route: an extension under section 7(3) backed by the consent of at least 51% of allottees, and since MahaRERA Orders 40/2022 and 40A/2023, even without that consent if the builder shows sufficient cause.
Read every extension order on the page. One extension citing a specific event is ordinary; a chain of them, or an extension sought only after the date lapsed, tells you about the builder's planning. A project shown as lapsed or in abeyance has passed its date without a valid extension. If you already hold a flat in such a project, your rights are in possession delay and RERA refund rights.
Complaints and litigation
Most portals list complaints filed against the project and the orders passed, and several require the builder to disclose litigation on the land. Count them, and open the orders: are they about delay, refunds, changed plans or title? A handful of refund orders in a large project is common. Orders about title or sanctioned-plan changes are more serious. The same search across the builder's older projects is the basis of checking a builder's track record.
Red flags, with our thresholds
These thresholds are our working rules of thumb for deciding when to ask questions, not regulatory limits.
| Signal | Worth a question | Serious |
|---|---|---|
| Missed quarterly filings | One late filing | Two or more consecutive quarters missing |
| Demand stage vs certified stage | One stage ahead | Two or more stages ahead |
| Withdrawals vs certified cost | Any excess | Excess growing quarter on quarter |
| Extensions | One, with a stated cause | Two or more, or sought after lapse |
| Sold vs built | Over half sold, under a quarter built | Most units sold, little progress for several quarters |
What the reports cannot tell you
A QPR is self-reported, and the architect, engineer and chartered accountant are engaged by the builder. Authorities rarely audit each filing. A 2023 IIHS study of the Maharashtra, Gujarat, Uttar Pradesh, Haryana and Madhya Pradesh portals found that several builders simply do not update progress. Use the filings to ask sharper questions, then visit the site. For the full sequence of checks before booking, see our home buying process in India.
Frequently asked questions
Where do I find a project's quarterly progress report?
On your state RERA portal, open the registered project using its registration number and look for the quarterly progress, project status or documents section. Maharashtra shows the architect, engineer and chartered accountant certificates quarter by quarter. Other states use their own form names, but the content, bookings, approvals and construction status, follows section 11(1) of the RERA Act.
What if my builder has not filed the latest QPR?
Treat it as a warning and write to the builder asking why. Most authorities penalise late filing: Karnataka charges Rs 25,000 a quarter, Gujarat a daily fee, and Maharashtra blocks other services and has suspended persistent defaulters. If filings stay missing for two quarters, raise it with the authority, and hold off on payments not backed by a certified stage.
Can a builder withdraw all the money buyers pay?
No. At least 70% of what buyers pay must go into a separate project account, and withdrawals from it must be in proportion to the share of cost incurred, certified by an architect, an engineer and a chartered accountant. The remaining 30% is not ring-fenced, so the separate account protects most, not all, of your payments.
Does a RERA extension change my possession date?
It changes the project's registered completion date, not the date in your agreement for sale. Your right to interest for delay, or a refund, runs from the possession date in your agreement. An extension order also tells you how the builder explained the delay, which is useful if you later file a complaint.
If you have a RERA number and want a second opinion on what its filings show, the Realty Hunting team can go through them with you.
