15 Questions You Must Ask Your Builder During a Site Visit
When visiting a property site, always ask your builder about: RERA registration, construction timeline, total hidden costs, legal land title, quality of materials used, maintenance charges, possession date in writing, nearby infrastructure plans, penalty clauses for delays, and resale/rental history of the project. These 15 questions protect you from fraud, delays, and unexpected costs. Introduction: Why a Site Visit Is Your Most Important Step Most homebuyers visit a site, look at the sample flat, get impressed by the interiors — and forget to ask the important stuff. Big mistake. A site visit is not just about how the property looks. It is your one real opportunity to ask the builder direct questions, check the actual construction quality, and protect yourself from future regret. Whether you are buying a duplex, triplex, or apartment — these 15 questions will make sure you walk away with clarity, not confusion. Category 1: Legal & Approvals (Questions 1–3) Legal verification is non-negotiable. Before you fall in love with the property, confirm these basics. Question 1: Is this project RERA registered? RERA (Real Estate Regulation and Development Act) registration is mandatory in India for all residential projects above 500 sq m or 8 units. A registered project means the developer has declared timelines, deposited funds in escrow, and is legally accountable to buyers. What to ask: “What is your RERA registration number? Can I verify it on the state RERA portal?” Red flag: Any builder who hesitates or gives vague answers on this should be avoided. Question 2: Do you have TNCP / Local Body approvals? Apart from RERA, every construction project needs Town and Country Planning (TNCP) approval and local municipal clearances. These approvals confirm the land is legally designated for residential use and the building layout has been sanctioned. What to ask: “Can you show me the TNCP-approved layout plan and the occupancy certificate from the last project you completed?” Question 3: Is the land title clear and dispute-free? This is the most critical check of all. Many projects in India face legal issues years later because the land was disputed, mortgaged, or had government acquisition pending. What to ask: “Is there an encumbrance certificate for this land? Has a lawyer verified the title? Can we see the documents?” Category 2: Construction Quality (Questions 4–7) Looks can deceive. Always dig deeper into the actual materials and standards being used. Question 4: What grade of steel and cement are you using? Construction material quality directly affects the life of your home. Many builders use substandard materials to cut costs, especially after the sample flat stage. What to ask: “Are you using Fe-500 or Fe-550 grade TMT steel? Which brand of cement — OPC 43 or 53 grade?” Pro tip: Visit an active construction floor (not just the showflat) to physically inspect the work quality. Question 5: What is the slab thickness and column spacing? Structural strength lies in the RCC framework — columns, beams, and slabs. A slab thickness of at least 5 inches and adequate column spacing (not too wide) ensures long-term strength and earthquake resistance. What to ask: “What is the RCC slab thickness? Are the columns and beams designed for local seismic zone requirements?” Question 6: What plumbing and electrical brands are being used? Plumbing and wiring are hidden inside walls — once done, fixing them is expensive. Ask specifically about brand and material (CPVC, UPVC pipes, ISI-marked wiring). What to ask: “Which brands are used for pipes, fittings, switches, and wiring? Do they carry ISI certification?” Question 7: Who is the structural engineer and architect on record? A credible project always has named, licensed professionals on record. This is not a trick question — a transparent builder will answer this without hesitation. What to ask: “Can you share the name and license number of the structural consultant and project architect?” Category 3: Costs & Hidden Charges (Questions 8–10) The quoted price is rarely the final price. Always uncover the complete picture before signing anything. Question 8: What is included in the base price? Builders often quote a base price that excludes flooring, car parking, GST, registration charges, clubhouse membership, and more. These extras can add 10–20% to your total outgo. What to ask: “Can you give me a complete cost sheet — base price, GST, registration, stamp duty, maintenance deposit, and any other charges?” Question 9: What are the monthly maintenance charges? Many buyers are surprised by steep monthly maintenance fees after possession. These cover common area upkeep, security, lifts, landscaping, and clubhouse. Ask now. What to ask: “What will the monthly maintenance charges be post-possession? Will they increase year on year? Who manages this?” Question 10: Is there a penalty clause if possession is delayed? Under RERA, builders are legally required to compensate buyers if they miss the promised possession date. But you need to verify this is in the agreement. What to ask: “Is a delay penalty clause included in the buyer agreement? What is the interest rate on delayed possession — and is it the same rate you charge me for payment delays?” Category 4: Timeline & Possession (Questions 11–12) Question 11: What is the exact possession date — and is it in writing? A verbal promise is worthless. The possession date must appear in the sale agreement, registered with RERA. Anything else is not binding. What to ask: “What is the RERA-registered possession date? Is it written in the agreement with a penalty clause attached?” Question 12: What stage is the current construction at? Visiting an active under-construction project tells you far more than a finished showroom. Observe actual workmanship, debris management, material stacking, and labor quality. What to ask: “Can I take a walkthrough of the actual construction floors today — not just the sample flat?” Category 5: Neighbourhood & Future Development (Questions 13–15) Question 13: What infrastructure is coming up nearby? Future infrastructure — roads, metro stations, schools, hospitals, commercial hubs — directly impacts your property’s appreciation and your family’s daily convenience. Builders often