Month: October 2026

Buying a home that is still under construction asks for an unusual amount of trust. You agree to pay for something that does not exist yet, and a good part of that money is paid while the building is still rising. The brochure, the sample flat and the launch film all describe the finished product. Only one thing shows how the company behind it actually performs, and that is what it has already built.

For anyone comparing flats in Tricity, checking a developer’s track record is also far easier than most buyers realise. This guide explains why builder track record deserves more weight in a buying decision today, what a genuine record is made of, where to verify it, and which warning signs deserve a harder look.

Why Track Record Matters More Than It Used To

Developers have always been judged on reputation. What has changed is how much depends on that judgement, and how little the usual sales material helps you make it.

Every launch now looks finished. Photorealistic renders, drone films, furnished sample flats and polished walkthrough videos have become standard, whether a developer has a long delivery history or none at all. When every project looks complete on screen, the screen stops helping you choose. What a developer has already built and handed over is the one thing that cannot be produced in a studio.

There are more names to assess. Fast-growing corridors such as Zirakpur and Mohali attract long-standing local developers and newer entrants alike. Wider choice is good for buyers, but it also means more companies to evaluate and less shared local knowledge about each of them.

Buildings demand more from the people building them. Taller towers, larger clubhouses and more building systems, from lifts and fire safety to water treatment and power backup, create more points where execution can slip. Coordinating architects, engineers, contractors and suppliers over several years is a skill in its own right, and a delivered project provides the clearest evidence of it.

Money moves early. In an under-construction purchase, payments are made while the building is still a site. The time to judge the developer is before that money moves, not after.

The record is now on file. Before RERA, a builder’s history travelled mostly by word of mouth. Today, a developer registering a new project must disclose the projects it has launched in the previous five years, completed or ongoing, along with their current status, any delays and any pending cases (Section 4(2)(b), Real Estate (Regulation and Development) Act, 2016). The information exists. Not checking it has become a choice.

Homes are held for years. A building’s condition at handover matters less than its condition several years later, once the lifts have aged, the waterproofing has been through a few monsoons and the launch-day shine has faded. Completed projects are the only place to see that stage before you buy.

What a Developer’s Track Record Is Actually Made Of

A track record is often reduced to a row of project names on a website. A list proves that buildings exist. It does not show whether they were delivered well, or how they have held up since. Six measures give a far clearer picture:

A developer that performs consistently across all six has something more useful than a long portfolio. It has a pattern, and patterns provide a far stronger basis for judging future execution than promises alone.

Where to Verify It: RERA Records and Public Information

Do this groundwork before any site visit, so you arrive knowing what to look for.

The project’s RERA page. Registered developers must maintain a page for each project on the regulator’s website. The page is open to public viewing and carries the registration details plus quarterly updates on bookings, approvals and project status (Section 11(1), RERA Act). Comparing those updates with what you see on site is one of the simplest reality checks available.

The five-year disclosure. The past-projects disclosure submitted at registration is where delays and pending cases are meant to appear. State portals differ in how clearly they present registration documents, so if you cannot find it, ask the developer for a copy of what was filed. A developer with a clean record has little reason to hesitate.

Published orders. RERA authorities publish their orders. Searching them for a developer’s name and project names shows whether buyers have had to seek relief, and on what grounds. Consumer commission and court records add further context. An occasional dispute across a large portfolio is not unusual. A recurring theme, such as repeated delay or refund claims, is.

Lender approvals. Banks and housing finance companies conduct their own legal, technical and credit reviews before financing eligible projects. Lender approval can therefore serve as an additional diligence signal, but it should never substitute for the buyer’s own review of title, approvals, RERA records and agreement terms.

Visiting a Completed Project: What the Building Tells You

A completed building is the one part of a developer’s record that cannot be rewritten. It is most revealing a few years after handover, and most honest when you choose the time and the route yourself. Look closely at:

• External walls and basements. Damp patches, seepage marks and cracks at joints show how well construction and waterproofing have held up.
• Lifts. Check the condition of cabins and doors, waiting times at busy hours, and whether maintenance contracts or service records are displayed.
• Fire safety. See whether extinguishers and hose reels are in place with current inspection tags, and whether staircases and exits are kept clear.
• Common areas. Lobbies, corridors, lighting and landscaping reveal whether the maintenance budget is adequate and actually being spent.
• Water and drainage. Ask about water pressure on upper floors and look for signs of waterlogging around the site.
• Parking and circulation. See whether parking works as planned or has spilled onto internal roads.

Aim for a busy time, such as a weekday evening or a weekend morning, when lifts, parking and water supply are working under real load.

What Residents Will Tell You That a Brochure Won’t

Residents can be one of the most useful first-hand sources available to a buyer, and many are willing to talk to someone considering a home in the area. Specific questions get useful answers:

• When did you receive possession, and what date was in your agreement?
• Did the flat match the specifications you were promised?
• How were defects handled after you moved in, and how long did repairs take?
• Has a residents’ association been formed, and has maintenance been handed over to it?
• Would you buy from this developer again?

Listen for patterns rather than isolated complaints. Almost every community has someone with a grievance. A consistent account across several households is what deserves weight.

Scale and Complexity: Has the Developer Built Something Like This?

Delivering a project is an achievement. Delivering the kind of project you are buying into is the more relevant test. A strong record in mid-rise housing proves real capability, but a tall tower asks for more: advanced structural engineering, more sophisticated lift and fire systems, tighter coordination between contractors and a longer construction programme.

If your shortlist includes high rise apartments in Zirakpur or tall buildings anywhere else, ask who is on the project team: the architect, the structural consultant, the main contractor and the lift and facade specialists, and what comparable buildings they have delivered. A developer moving up in scale with an experienced team behind it is a very different proposition from one attempting the same step without that support. For tower-specific checks beyond the developer, see our guide to things to consider before investing in a high-rise residential project.

The same logic applies at the premium end. With luxury apartments in Zirakpur, the finishes, amenities and building services that justify the premium are also the hardest things to deliver consistently and keep running well. Ask to see an earlier project’s specification sheet alongside what was actually installed.

Warning Signs Worth Taking Seriously

None of these on its own proves a problem, but each deserves a direct answer before any money changes hands:

• Advertising without a RERA registration number. Advertisements and prospectuses for a registered project must prominently state its registration number and the regulator’s website address (Section 11(2), RERA Act).
• Pressure to pay heavily before the agreement. A developer cannot accept more than ten per cent of the cost of an apartment as an advance or application fee without first entering into a written agreement for sale and registering it (Section 13(1), RERA Act).
• A possession date that shifts with the conversation. If the sales team quotes a date that differs from the completion date registered with RERA, rely on the registered date and the date written into your agreement, not on verbal assurances.
• A portfolio that is almost all “ongoing”. Many launches with few completed, occupied buildings means the record is still being written.
• Hesitation over completed projects. Reluctance to share addresses, or to let you visit earlier buildings on your own schedule, is a signal in itself.
• Loose ends in earlier projects. Watch for missing completion paperwork, or common areas still not handed over to residents long after possession.
• An unclear corporate trail. Projects are often developed through separate companies, which is normal practice. What matters is that the developer can show clearly which entity built what.

The RERA provisions referred to in this guide, at a glance:

Source: Real Estate (Regulation and Development) Act, 2016. Summaries are simplified; refer to the Act and applicable state rules.

What a Good Record Cannot Promise

A strong track record improves the odds. It does not carry over automatically to the next project. Each development has its own land title, approvals, financing, contractors and market conditions. Each deserves its own checks: RERA registration, approved plans, title documents and a payment schedule linked to construction progress.

The reverse also holds. A developer with a shorter history is not automatically a poor choice, particularly if it has an experienced project team, sound financial partners and clean approvals. It simply gives you less evidence to work with, so the other checks have to carry more weight.

Checking a Developer in the Tricity

The Tricity adds one practical wrinkle: it spans multiple jurisdictions. Chandigarh is a Union Territory, Mohali and Zirakpur are in Punjab, and Panchkula is in Haryana. Projects in Mohali and Zirakpur are registered with the Real Estate Regulatory Authority, Punjab, while projects in Panchkula fall under Haryana’s RERA. Whether your shortlist includes 3 BHK apartments in Mohali, a tower in Zirakpur or a project in Panchkula, you may be checking more than one portal, and each presents information in its own way.

For an example of a record that can be inspected in person, KS Group‘s completed residential projects include FIO Homes on the Patiala Highway, FIO Home II in Kishanpura and Ashirwad Towers in Peer Muchalla, all in Zirakpur and all occupied. The group’s current residential development is KS ONE-O-8, the tallest residential tower in Zirakpur at 108 metres, under construction directly on the Delhi–Chandigarh National Highway. A buyer considering it can walk through these earlier communities and speak with the families living there, then review KS ONE-O-8’s RERA registration and progress updates alongside that visit. It is the same test this guide suggests applying to every developer on a shortlist.

Ten Questions to Ask Any Developer

1. Which projects have you completed in the last five years, and are they occupied?
2. For each, what possession date was in the agreement, and when were keys actually handed over?
3. Did each completed project receive its completion and occupancy certificates?
4. Have maintenance and common areas been handed over to residents’ associations?
5. How are defects reported after possession handled, and how quickly are they fixed?
6. Are any RERA complaints, consumer cases or court matters pending against your projects?
7. Which company is the registered promoter of this project, and how is it related to the group?
8. Who are the architect, structural consultant and main contractor, and what have they built before?
9. Can I compare an earlier project’s specification sheet with what was actually delivered?
10. How will you keep buyers updated on construction progress until possession?

A developer who answers these readily is showing you its record. One who deflects is showing you something too.

Disclaimer

This article is for general information only and is not legal, financial or investment advice. References to the Real Estate (Regulation and Development) Act, 2016 are simplified summaries. Buyers should read the relevant provisions and applicable state rules. They should also verify project registrations, approvals and disclosures with the relevant RERA authority (for Mohali and Zirakpur, RERA Punjab), the developer and a qualified property lawyer before making any purchase decision.