Last reviewed: 25 September 2026. In Maharashtra, the sequence is unforgiving: registration first, marketing second. Any project crossing 500 sq m of land or 8 apartments (counting every phase) must hold a MahaRERA registration before a single advertisement, hoarding, WhatsApp brochure or booking — and the penalty for jumping the gun runs up to 10% of the estimated project cost. This is the promoter's guide to getting registered properly on MahaCRITI, MahaRERA's integrated portal. Under MahaRERA Order No. 65A/2026 dated 8 May 2026, the legacy system closed at 11:59 pm on 10 May 2026, so MahaCRITI has been the only filing channel since 11 May 2026. This guide covers the trigger test, the file, the fees, the 30-day clock, and the compliance rhythm that starts the day the certificate arrives.
The trigger test — run it before the brochure exists
Registration under Section 3 attaches to the project, not the promoter: land above 500 sq m or more than 8 apartments, inclusive of all phases — and each phase is treated as a standalone project requiring its own registration. Redevelopment counts. The only safe conclusion for a marginal project is the one you can defend in writing; our documents guide covers the threshold edge cases. And "marketing" is read widely — a channel partner's Instagram post is an advertisement.
The application, step by step
- Promoter profile on the portal. Constitution documents, PAN, past-project disclosures (five years — delivered, delayed, litigated; the register is public and buyers read it).
- Build the project file before touching the form. The full checklist is in our MahaRERA documents guide — the spine: land title chain with 7/12 extracts and title report, encumbrance disclosures, sanctioned plans and commencement certificate, apartment/plot inventory with carpet areas, project cost estimates and funding plan, proforma agreement for sale and allotment letter.
- Open the designated bank account first. The 70% collection account is disclosed in the application itself — and collections belong in it from the first covered rupee. Getting this architecture right at day zero is far cheaper than restructuring it at the first Form 5 audit.
- Certificates. The CA cost certification, architect and engineer certificates in the prescribed forms — the same Form 1/2/3 discipline that will govern every withdrawal later, so the opening numbers must reconcile with the books behind them.
- Pay the fee and submit. ₹10 per sq m of proposed land, minimum ₹10,000 and capped at ₹10 lakh, or ₹5 per sq m for plotted development. The computation table below shows how the floor and cap work.
- Scrutiny and queries. MahaRERA's scrutiny letters are specific — title gaps, plan-versus-promise mismatches, cost figures unmoored from certificates. Answer completely, inside the window given; half-replies restart nothing except your ageing.
- Certificate and number. The MahaRERA registration number must appear on every advertisement, along with the portal QR code per current MahaRERA orders. From this day the QPR clock and the annual Form 5 cycle run until completion.
Fee computation: worked examples
| Project | Land area | Rate | Computed | Fee payable |
|---|---|---|---|---|
| Residential building | 2,400 sq m | ₹10 per sq m | ₹24,000 | ₹24,000 |
| Small commercial building | 800 sq m | ₹10 per sq m | ₹8,000 | ₹10,000 (minimum applies) |
| Large township (non-plotted) | 1,20,000 sq m | ₹10 per sq m | ₹12,00,000 | ₹10,00,000 (cap applies) |
| Plotted layout | 20,000 sq m | ₹5 per sq m | ₹1,00,000 | ₹1,00,000 |
Rule 3(5)(i) does not set a different rate for commercial or mixed-use projects; the ₹10 rate, floor and cap apply to all non-plotted projects. The rule does not state a separate minimum or maximum for plotted development, so rely on the portal computation for large layouts.
Indicative timeline
| Stage | Who drives it | Planning estimate |
|---|---|---|
| Trigger test, title report and document file | Promoter, advocate, CA | 2 to 6 weeks, depending on the state of the title and approvals |
| Designated account and certificates (Forms 1, 2, 3) | Promoter, bank, CA, architect, engineer | 1 to 2 weeks, run alongside the file |
| Portal filing and fee payment on MahaCRITI | Promoter or authorised representative | A few days once the file is complete |
| Scrutiny and decision | MahaRERA | 30 days from a complete application under Section 5; each query cycle adds time |
The only statutory number in this table is the 30-day decision period. The rest are planning estimates that depend on the project; the stage that most often slips is the first, because title and approval gaps surface only when the file is assembled.
What it costs to skip — the enforcement table
| Default | Exposure |
|---|---|
| Marketing/selling without registration (Sec 3 read with Sec 59) | Penalty up to 10% of estimated project cost; continued default adds imprisonment exposure |
| Advertisement without the registration number/QR | Show-cause and penalties; MahaRERA monitors portals and print actively |
| False or incomplete disclosures | Penalties under Sec 60 and a public scrutiny trail buyers can read |
| Post-registration defaults (stale QPRs, unfiled Form 5) | Data-driven flags, daily penalties, and ultimately suspension — sales stop mid-project |
A note for NRI promoters and investors
FEMA draws a line between property and the property business. An NRI can buy residential or commercial property in India (not agricultural land, plantation property or a farm house), but foreign investment in the real estate business itself, meaning dealing in land and immovable property for trading, is prohibited. Foreign investment in construction-development projects is permitted under the automatic route, subject to conditions. An NRI who wants to promote or fund a Maharashtra project should settle the investment structure before registration. We advise on this through our CA services for NRIs.
Mistakes we see in registration files
- Marketing "soft launches" before the certificate — Section 3 has no soft-launch exception.
- Phases structured for approvals but not mirrored in RERA — each phase needs its own registration and its own account.
- Cost estimates in the application that the promoter's own books cannot support at the first Form 5.
- Timelines promised to RERA that contradict the sanctioned-plan reality — the quarterly comparison exposes it.
- The 70% account opened after collections began — a reconstruction job that gets harder every month.
Frequently asked questions
Which projects need MahaRERA registration?
Any project exceeding 500 sq m of proposed land area OR eight apartments, counting all phases — and each phase is registered as a standalone project. Registration must precede any advertisement, marketing, booking or sale. Redevelopment projects meeting the thresholds are covered.
What is the MahaRERA registration fee?
Under rule 3(5)(i) of the Maharashtra RERA Rules, 2017, the fee is ₹10 per square metre of the land proposed to be developed, subject to a minimum of ₹10,000 (reduced from ₹50,000 by the 2019 amendment rules) and a maximum of ₹10 lakh. Plotted developments pay ₹5 per square metre. The rule does not distinguish residential from commercial projects. The portal computes the exact figure at application. Professional fees for assembling the file are separate from the statutory fee.
How long does MahaRERA registration take?
Section 5 of the RERA Act requires the Authority to grant or reject registration within 30 days of a complete application. Practically, the calendar depends on scrutiny: clean files with reconciled title, plans and certificates move fastest, while query cycles add weeks. The expensive delay is almost always a gap in the promoter’s own file.
When must the 70% designated account be opened?
Before the application — its details go into the registration itself, and collections from allottees belong in it from the first covered receipt. Withdrawals then follow the completion-proportion discipline certified through the Form 1/2/3 certificates and audited annually in Form 5.
What happens immediately after the certificate arrives?
The compliance rhythm starts: quarterly progress updates on the portal, the annual Form 5 chartered-accountant certificate within six months of financial-year end, certificate-backed withdrawals, and extension applications before expiry if timelines move. The certificate is the entry ticket, not the finish line.
Can NRIs invest in or promote a Maharashtra real estate project?
An NRI can buy residential or commercial property in India, but not agricultural land, plantation property or a farm house. Foreign investment in the real estate business itself (dealing in land and immovable property for trading) is prohibited under FEMA, while foreign investment in construction-development projects is permitted under the automatic route subject to conditions. An NRI promoter should structure the investment before registration.
Can a CA firm handle MahaRERA registration end to end?
The financial spine of the application is chartered-accountant work — cost estimates reconciled to books, the designated-account architecture, the CA certificates — and we coordinate the title, plan and professional-certificate inputs around it, file on the portal, handle scrutiny queries, and hand over into the QPR/Form 5 calendar we then run.
We build registration files designed to withstand scrutiny — cost estimates reconciled to books, the 70% account architecture, certificates coordinated — and then run the QPR and Form 5 calendar that follows.
RERA Compliance Desk Bookkeeping & Accounting Talk to usThis article is general information as on 25 September 2026, based on the Real Estate (Regulation and Development) Act, 2016 (Sections 3, 5, 59 and 60), rule 3(5)(i) of the Maharashtra Real Estate (Regulation and Development) (Registration of real estate projects, Registration of real estate agents, rates of interest and disclosures on website) Rules, 2017 as amended, MahaRERA Order No. 65A/2026 dated 8 May 2026, and current MahaRERA practice. Fees, portal flows and orders change; the portal computation and current MahaRERA circulars prevail. Not professional advice — registration positions depend on project facts.