Property Due Diligence Checklist: What to Verify Before Your Site Visit
20-point pre-site-visit due diligence checklist for property buyers covering RERA check, builder verification, legal status, and financial assessment.
title: "Property Due Diligence Checklist: What to Verify Before Your Site Visit" tag: "Due Diligence" category: "Due Diligence" description: "20-point pre-site-visit due diligence checklist for property buyers covering RERA check, builder verification, legal status, and financial assessment." readTime: "8 min" views: "3.8K" publishedAt: "2025-10-30" primaryKeyword: "property due diligence checklist" secondaryKeywords:
- "property verification before buying"
- "due diligence checklist real estate"
- "what to check before buying property"
Do This Research Before You Even Visit the Site
Most buyers do due diligence after falling in love with a property. By then, emotional commitment makes it hard to walk away. Flip the process: verify fundamentals first, visit only shortlisted projects.
The 20-Point Pre-Visit Checklist
RERA Verification (5 points)
| # | Check | How | Red Flag |
|---|---|---|---|
| 1 | RERA registration exists | State RERA portal | No registration = walk away |
| 2 | Registered carpet area matches marketing | Compare RERA vs brochure | More than 3% difference |
| 3 | Completion deadline | RERA portal | Less than 12 months remaining |
| 4 | RERA complaints count | Portal complaint section | More than 20 per 100 units |
| 5 | Quarterly updates filed | Portal project updates | Missing for 2+ quarters |
Builder Verification (5 points)
| # | Check | How | Red Flag |
|---|---|---|---|
| 6 | Builder's other projects | RERA portal (search by promoter) | Multiple delayed projects |
| 7 | Delivery track record | Cross-reference RERA dates | Less than 60% on-time |
| 8 | Financial health (listed builders) | Annual report / BSE/NSE | Debt-to-equity above 2x |
| 9 | Legal cases | eCourts.gov.in search | Multiple buyer lawsuits |
| 10 | RERA penalties | RERA orders section | Any penalty orders |
Legal Status (5 points)
| # | Check | How | Red Flag |
|---|---|---|---|
| 11 | Land title clarity | Revenue department records | Any litigation pending |
| 12 | Environmental clearance | MOEF portal | Project in CRZ/eco-sensitive zone |
| 13 | Approved building plan | Municipal authority | Plan different from marketing |
| 14 | Airport/defense no-objection | Height restrictions check | Near airport/military area |
| 15 | Encumbrance certificate | Sub-registrar office | Any charges or liens |
Financial Assessment (5 points)
| # | Check | How | Red Flag |
|---|---|---|---|
| 16 | Price vs registrations nearby | State IGR portal | 20%+ above recent registrations |
| 17 | Bank approvals | Ask builder for list | Less than 3 banks approved |
| 18 | Payment plan structure | Builder offer document | More than 30% before foundation |
| 19 | Hidden charges | Ask for all-in cost sheet | Charges not listed in brochure |
| 20 | Resale liquidity | Property portals | Zero resale listings in area |
The 2-Hour Research Process
All 20 checks can be completed online in approximately 2 hours:
- RERA portal: 30 minutes
- Builder background: 30 minutes
- Legal and title: 30 minutes
- Financial assessment: 30 minutes
This eliminates 60-70% of projects before you spend a weekend on site visits.
What to Verify During the Actual Site Visit
After clearing the 20-point check:
- Physical construction progress vs RERA-reported progress
- Approach road and connectivity
- Neighboring land use (any future risks — factories, waste plants)
- Construction quality of completed units
- Water source and infrastructure
- Existing resident conversations (in phased projects)
Start with the RERA Verification Tool. Assess investment fundamentals with the Investment Scorecard.
Frequently Asked Questions
How reliable is RERA portal data?
RERA data is filed by the builder and verified by the authority. It's the most reliable public source but not infallible. Cross-reference with physical verification and independent checks. Some state portals are more comprehensive than others (MahaRERA is the gold standard).
Can I do due diligence for free?
Yes. RERA portals, court records (eCourts), and property registration data (IGR) are free. The only cost is a title search through a lawyer (Rs 15,000-50,000) which is worth the investment.
Should I hire a professional for due diligence?
For investments above Rs 75 lakhs, professional due diligence (Rs 25,000-75,000 from specialized firms) is recommended. For a free initial assessment, book a strategy session with our team.
Free Resource
Get the 7-Point Due Diligence Checklist
The exact framework SquareMind uses to evaluate every property before recommending it to a client.
Free Strategy Session
Invest in real estate with your eyes open.
Book a free 30-minute call with our team. We'll give you a data-backed view on any property or city — no commission, no agenda.
Book Free Strategy Session →100% free. No spam. No broker referrals.