Taking possession without giving up your rights

Possession is the moment your leverage transfers to the developer. Signing the possession letter usually means accepting the flat in its current condition — so everything you want fixed must be recorded before you sign, not after.

The documents to demand

• Occupancy Certificate (OC) from the local authority. Without it the building is not legally habitable, utilities cannot be regularised, and any resale is compromised. A 'part OC' covers only the towers named on it — check yours is one.
• Completion Certificate, where your state issues one separately.
• The final statement of account, reconciled against every receipt you hold.
• The possession letter itself, and the handover of the allotment letter and registered agreement if the developer held them.
• Warranty documents for lifts, pumps, DG sets and waterproofing.
• The society formation papers and the IFMS transfer statement.

The snag inspection

Go with an independent civil engineer — it costs ₹5,000–15,000 and routinely finds ₹1–2 L of rectification. Inspect before you sign anything, and get the snag list countersigned by the developer's site engineer with a completion date against each item.

1. 1Run every tap and flush every WC. Check water pressure on the top floor and drainage speed everywhere.
2. 2Switch on every point and test each MCB. Count the points against the specification annexure.
3. 3Check for dampness at the ceiling junctions, around windows and on the wall shared with a bathroom. Do this in or just after the monsoon if you possibly can.
4. 4Test every window and door for alignment, locking and hairline gaps.
5. 5Tap the tiles — a hollow sound means a poorly bedded tile that will crack within a year.
6. 6Measure the carpet area. RERA allows a variation of up to 3%; beyond that the developer owes you a refund with interest, and you owe them for an increase.
7. 7Check the flat matches the sanctioned plan — no shifted walls, no missing balcony, no duct eating into a bedroom.

The five-year clock

From the date of possession, RERA gives you five years on structural defects and workmanship. Report in writing, keep the acknowledgement, and the developer must rectify within 30 days at no cost. Reporting by WhatsApp to a site engineer is not a record; an email to the registered promoter address is.