RERA Website Requirements: What Every Developer Must Publish Quarterly

Section 11 of the Real Estate (Regulation and Development) Act, 2016 is deceptive in its apparent simplicity. The provision requires every promoter to maintain an up-to-date web page on the state Real Estate Regulatory Authority's website, disclosing project status on a quarterly basis. It sounds like a filing task. It is actually the most-penalised compliance area in Indian real estate, generating more Section 61 orders across MahaRERA, HRERA and KRERA than any other provision. A missed quarterly update is cheap to avoid and expensive to correct — a ratio that most developers only internalise after their first show-cause notice.

This guide walks through what the Section 11 disclosure regime actually requires in 2026, how state portals operationalise it, what developers should publish, the pitfalls that trigger suo motu complaints, and the governance structure that keeps quarterly compliance sustainable across a portfolio. It is written for compliance heads, project heads and developer principals.

1. The Section 11 Mandate

Section 11(1) of the RERA Act requires the promoter, upon receiving the RERA registration, to create and maintain a web page on the state Authority's website with all details of the project. Section 11(3) requires the promoter to update the web page with specified information.

The core disclosures required include:

• Number and types of apartments, plots and garages booked.
• Status of the project, including latest approvals received and those pending.
• Status of construction, with quarterly progress photographs.
• Status of the project's real estate account where the deposited amount is held.
• Status of the project, including any delays and the reasons thereof.
• Other information prescribed by the state rules.

Sections 11(4) and 11(5) impose additional ongoing obligations on the promoter: to be responsible for all obligations under the Act and agreement, to enable formation of the association, to procure OCs and completion certificates, to pay outgoings until conveyance, and to not mortgage or create any charge on apartments after executing agreements for sale without allottee consent.

2. The Quarterly Cycle

The "quarter" is typically the calendar quarter — January–March, April–June, July–September, October–December — with a grace window prescribed by each state rule (usually 10 to 15 days after quarter-end for the update).

State practice:

• MahaRERA. Updates expected within 15 days of quarter-end; the portal flags overdue updates automatically.
• HRERA. Similar quarterly timeline with portal-based enforcement.
• KRERA. Quarterly updates required; submission process is slightly less automated but penalties for missed updates are issued.

The quarterly cadence is the statutory minimum. Some events (material plan change, new phase launch, OC receipt, change in RERA registration particulars) require event-based updates in addition to the quarterly cycle.

3. What Must Be Published on the Portal

The practical content of a RERA portal update for a project includes:

A. Project Information

• Project name, RERA registration number, registration date.
• Promoter details with address, PAN and contact.
• Project location with latitude/longitude.
• Total project area and built-up/FSI details.

B. Approvals and Licences

• Layout approval details.
• Plan sanction reference with approval authority.
• Environmental clearance (where applicable).
• NOCs from fire, water, electricity, airport, forest (where applicable).
• Status of approvals received vs pending.

C. Apartment and Pricing Details

• Number and types of apartments by tower, floor, configuration.
• Carpet area, exclusive balcony/terrace area, common area.
• Price per square foot carpet area.
• Apartments booked, apartments sold, apartments unsold.
• Parking allocation status.

D. Construction Progress

• Percentage of completion across key parameters.
• Quarterly progress photographs.
• Milestones achieved and upcoming.
• Deviations from declared schedule, with reasons.

E. Financial Status

• RERA project account balance.
• Amounts received from allottees (aggregate).
• Amounts deposited in the project account.
• Amounts withdrawn with certification references.
• Any deviations from declared project cost.

F. Legal and Regulatory Status

• Pending complaints before the RERA authority.
• Orders received from the authority.
• Consumer forum cases.
• Other litigation affecting the project.

G. Compliance Certificates

• Engineer's certificate of construction progress.
• Architect's certificate.
• CA's financial certificate.

H. Promoter Changes

• Any change in directors, partners or authorised signatories.
• Any new encumbrance on the land or project.

4. Construction Progress Photographs

State rules require quarterly construction progress photographs:

• Photographs of each tower or block, captured from consistent angles.
• Date-stamped with location metadata.
• Uploaded in the prescribed format on the portal.
• Kept consistent across quarters for comparability.

Low-resolution, selectively cropped or mis-labelled photographs are a common trigger for regulator suspicion and consumer complaints.

5. The Critical Disclosure Mistakes

State authorities consistently flag these disclosure errors:

• Stale data. Last update from six months ago despite calendar quarter having closed.
• Inconsistent booking numbers. Portal shows 50 apartments sold while company records indicate 120.
• Missing plan changes. Sanctioned plan revised but portal not updated.
• Financial gaps. Project account balance not updated; withdrawals not reconciled.
• Absent approvals. New approvals received but not reflected on portal.
• Missing complaints. Pending RERA complaints not disclosed.
• Timeline drift. Construction slower than portal declaration; no updated disclosure.

Each of these creates both Section 61 exposure (contravention of Section 11) and possibly Section 60 exposure (false information).

6. The Section 11 Quarterly Calendar

A clean quarterly calendar for a multi-project developer:

• Last week of the quarter. Site team finalises progress photographs, MEP and civil progress numbers.
• First week after quarter-end. Compliance officer aggregates data, verifies with project head, prepares portal upload.
• Second week after quarter-end. Upload to portal, internal validation, print-screen for audit file.
• Third week after quarter-end. Review of regulator's response, if any; rectification.
• Fourth week after quarter-end. Board-level compliance report showing quarterly update status across all projects.

7. Event-Based Updates

In addition to quarterly updates, the following events require updates within a short window (typically 15 to 30 days):

• New phase launched or registered.
• Material change in sanctioned plan (following Section 14 consent).
• OC received for a tower or block.
• Change in RERA registration details (directors, PAN, contact).
• New bank account or change in RERA escrow account.
• Conveyance of common areas to the association.
• Project completion.

8. The Governance Architecture

A RERA compliance governance structure that works:

• Compliance head. Accountable for Section 11 updates across all projects. Reports to CFO or legal head.
• Project-level compliance liaison. Site-based person who aggregates data for each project.
• Site photographer. Monthly photography routine.
• Finance liaison. Provides escrow and financial data monthly.
• Legal liaison. Provides litigation updates and responses to authority.
• Board-level review. Quarterly compliance report with red/amber/green status per project.

In a small developer with three to four projects, this entire structure can be staffed by one person with defined liaison points. In a large developer with 20+ projects, a dedicated team of three to five is typical.

9. Penalty Exposure for Missed Updates

A missed quarterly update can attract:

• Section 61. Penalty up to five percent of estimated project cost. In practice, orders tend to be ₹50,000 to ₹10 lakh for first-time misses, scaling upward for repeat and for large projects.
• Show-cause notice. Requires response within 15 to 30 days.
• Suo motu complaints. Authority can initiate proceedings on its own motion.
• Consumer cascade. Missed updates invite allottee complaints, which in turn trigger further regulatory scrutiny.

10. State-Specific Portal Nuances

MahaRERA

• Most granular portal with separate modules for booking, construction, financial and legal status.
• Automatic flagging of overdue updates with visible indicators.
• Daily orders published, often referencing Section 11 non-compliance as a ground.
• Dedicated login for each registered project.

HRERA (Gurugram)

• Portal-based filing with specific formats for each category of update.
• Progress photographs must match declared schedule.
• Active scrutiny of booking numbers against construction progress.
• Complaint escalation often links to disclosure lapses.

KRERA

• Portal-based with submission workflow.
• Verification by authority staff common.
• Emphasis on title and approvals documentation.
• Less granular financial disclosure template than MahaRERA.

Set Up Quarterly RERA Disclosure Automation

11. Interaction with Section 4(2)(l)(D) Escrow

The financial status disclosure under Section 11 must reconcile with the escrow discipline under Section 4(2)(l)(D):

• Amounts received from allottees (quarterly) should match amounts deposited into the project account.
• Withdrawals should be proportionate to disclosed construction progress.
• CA audit findings for the project account should be reflected in disclosures.

A reconciliation gap between booking data and escrow deposit is a direct Section 4(2)(l)(D) issue flagged through Section 11 disclosure.

12. Interaction with Section 14 Plan Changes

If the sanctioned plan is changed (for example, amenity repositioning or apartment reconfiguration):

• Section 14 requires prior consent (specific allottee consent for apartment-level changes; two-thirds consent for common-area changes).
• Post-consent, the revised plan must be updated on the RERA portal.
• Quarterly disclosures should reflect the updated plan.
• Agreement for sale templates for future bookings should be updated.

Failing to update the portal after a Section 14 consent cycle creates a stale portal vs. actual project mismatch.

13. Interaction with the Agreement for Sale

The Model Agreement for Sale requires certain disclosures to be made to each allottee. The project's RERA portal disclosures should match the disclosures in the agreement — specifications, common areas, timeline, amenities. Discrepancies between the portal and the agreement are red flags in RERA proceedings.

Developers should treat the RERA portal, the agreement for sale, the brochure and the sanctioned plan as four parts of one coherent truth. Any mismatch is a liability.

14. Response to Authority Queries

State authorities frequently issue queries on portal disclosures:

• Clarification on construction progress photographs.
• Reconciliation of booking data.
• Verification of approvals.
• Details of particular complaints.

Prompt response within the specified window is critical. Non-response or delayed response often triggers escalation to show-cause proceedings.

15. Changes in Registration Particulars

If any of the following change, the RERA portal and the registration must be updated:

• Directors, partners or shareholders (Section 15 consent may be required for major changes).
• Registered office address.
• Bank account or escrow structure.
• Architect, engineer or CA engaged.
• Project timeline (extensions under Section 6 or Section 7).

16. Third-Party Data Providers

Several private platforms aggregate state RERA data:

• Property portals that scrape project disclosure data.
• Consumer-research portals that compare projects.
• Legal-tech tools that monitor specific projects for compliance.

These third parties amplify both the benefits of accurate disclosure (visibility to prospective buyers) and the costs of inaccurate disclosure (rapid market awareness of missed updates). Assume that any portal update is instantly visible to channel partners, consumer research firms and competitors.

17. Audit of Past Disclosures

As part of an annual RERA compliance audit, developers should review:

• Completeness of quarterly disclosures for each live project.
• Accuracy — do past disclosures match actual project events?
• Timeliness — were updates within the prescribed window?
• Consistency — does disclosure align with other project documentation?

Issues detected internally can often be rectified voluntarily. Issues detected by the authority first are materially more expensive.

Run a RERA Portal Disclosure Audit

Frequently Asked Questions

What is the exact window for submitting a quarterly update on the RERA portal?▾

State rules typically specify a window of 10 to 15 days after the end of the quarter. For instance, the update for the quarter ending 30 June should be submitted by 15 July in most states. Specific dates are prescribed in each state's Rules or in circulars issued by the Authority. Developers should build the quarterly update calendar at the compliance-officer level with a clear internal deadline that is two to three days before the official deadline, allowing time for review.

If a project has no construction progress in a particular quarter, what should be disclosed?▾

Zero or minimal progress is itself a disclosure. The portal update should state the actual percentage of completion, note the reasons for lack of progress (approvals pending, weather, specific site conditions), and provide progress photographs showing current site state. Declaring "no update" or skipping the quarter is a breach of Section 11. Honest disclosure of slow progress is much less risky than missed updates.

Can a developer delegate the RERA portal update to a third-party compliance agency?▾

Yes, but the ultimate responsibility under Section 11 remains with the promoter. Many developers engage compliance consultants or legal firms to manage RERA portal updates. This works well if the agency has defined KPIs, access to project data, and a clear SLA with the developer. The risk is that the promoter assumes the agency has handled everything when in fact there are gaps. Regular internal audits are critical even with third-party agencies.

What happens if the quarterly update is incorrect or contains false information?▾

Incorrect or false information on the RERA portal can attract Section 60 liability — penalty up to five percent of the estimated project cost for false information or contravention of Section 4 provisions. This is distinct from Section 61 (non-disclosure). Developers should treat the portal update as a sworn representation; the CA, engineer and architect certifications attached to the update are themselves professional-liability instruments.

Do disclosures need to be in a particular language or format?▾

Most state portals accept English; some also accept regional languages. Documents uploaded as supporting evidence (approvals, certificates) are typically accepted in their original language. Developers in Maharashtra, Karnataka and Haryana generally use English for the portal entries, with supporting documents in the original language. The state-specific Rules specify the language requirements.

Is a promoter's web page separate from the RERA portal web page?▾

Yes. The RERA portal web page is maintained on the state authority's website — this is the Section 11 compliance vehicle. The promoter's own marketing website is a separate marketing asset. The Section 12 advertising discipline applies to the promoter's own website, while the Section 11 disclosure discipline applies to the state portal page. Both must be consistent, and the promoter's marketing website should link to the state portal's project page as proof of RERA registration.

What happens if an allottee notices an error in the RERA portal disclosure?▾

Allottees regularly cross-check RERA portal disclosures against their own observations on-site and against marketing materials. If an allottee identifies a discrepancy — for example, construction progress on the portal exceeds actual site status, or declared amenities have been reduced without disclosure — the allottee can file a complaint before the state RERA authority. Such complaints typically result in show-cause proceedings against the promoter and often escalate into broader compliance reviews. Prevention through accurate disclosure is essential.