Flat possession and handover checklist, Andhra Pradesh (AP-RERA): OC, 5-year defect liability, open parking (Vizag, Vijayawada)

Checked against official sources on 19 Oct 2026 · Not legal advice · Government websites change, so re-check before you rely on a step.

Short answer: For a RERA-registered flat in Andhra Pradesh, AP-RERA's FAQ says the builder is liable to rectify structural defects for 5 years from the date of possession (Q62, section 14). It must hold both an occupancy certificate and a completion certificate (Q15), and open parking is a common area that can't be sold to you (Q26). The Agreement for Sale must follow the Annexure-A format in the AP Rules, which is binding on both sides (Q67). So check the OC, list defects in writing and refuse any charge for open parking.

Occupancy certificate vs completion certificate

AP-RERA FAQ Q16: the occupancy certificate relates to occupying the apartment or building. It means civic infrastructure such as water, sanitation and electricity is in place and the building is habitable. The completion certificate relates to the whole project, showing it was developed to the sanctioned plan and layout. Q15 says the builder needs both. Ask for the OC for your block before you take the keys. Our AP building permission and OC check shows where to look.

Before you take the keys: 7 checks

OC copy for your block, and the completion certificate when the project is done (Q15, Q16).
Your agreement follows Annexure-A. Q67: extra terms are allowed only if they don't contradict the format, the Act or the Rules. Check what your agreement says about possession, carpet area and defects (clause numbers vary; to verify in your copy).
Delay interest. Q89: interest for delayed possession follows the Agreement for Sale and "should be automatically paid". If not, you can complain (our AP-RERA complaint guide). Q10 puts the interest rate at SBI Prime Lending Rate plus 2% under Rule 16 of the AP Rules.
Parking. Q26: open parking is a common area to be conveyed to the association after the OC, so the builder can't sell or allot it. Covered parking and garages can be sold.
Snag list on day one, signed and dated, with photos. The 5-year window runs from possession (Q62).
Utilities and tax in your name: our AP electricity name change guide and AP property tax guide.
Registered conveyance. AP-RERA's FAQ (Q73) says the builder executes a registered conveyance deed for you and the association under sections 15 and 17 (the exact time limit wasn't stated in that answer; to verify). Duty and fee rows are in our AP stamp duty guide.

The 5-year defect window

AP-RERA FAQ Q62 says that under section 14 the builder "is also liable to rectify any structural defect etc. within a period of 5 years from the date of possession". Q69, in the copy we saved on 15 Oct 2026, says the builder is liable "for 5 years from the date of handing over of possession to the allottee towards structural defect or any other defect". (That answer prints the sub-section as 14(2), and was collapsed when we re-read the page on 19 Oct 2026, to verify.) Q62 also says that if a branded fitting in the specifications is no longer made, the builder needs your previous consent to change it.

Practical rule: report every defect in writing, with photos, and keep the date. The repair time limit is in your Annexure-A agreement (to verify in your copy).

Common areas and the association

Q122: the builder must enable an association of buyers (society, company, association or federation) within 3 months of a majority of flats being booked.
Q77: each phase's building and common areas must be handed over in the time the builder declared at registration. Check it on the project page (our AP-RERA project check).

Green / Amber / Red at handover

Green: you have a copy of the occupancy certificate for your block, the written possession offer, the final carpet area in writing, and the conveyance (sale) deed date is fixed.
Amber: the builder asks you to take keys "now" and sends the OC "later", the final carpet area is not stated, or the handover note says "accepted in as-is condition". Ask for each item in writing before you sign.
Red: no occupancy certificate at all, the builder asks for money to "sell" you an open parking slot, or wants a full and final settlement letter that gives up your defect or delay claims. Stop and talk to a lawyer before you sign.

What to keep on file

Registered agreement for sale (Annexure-A format) and payment receipts
OC copy and written possession letter
Signed snag list with photos and dates, plus later defect emails and replies
Parking allotment letter (covered or garage only) and the registered conveyance deed

Want the full buying order in one list? Use our free property buying checklist generator. Flat in Hyderabad? See our TG-RERA handover checklist.

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FAQ

How long is the builder liable for defects in Andhra Pradesh?

AP-RERA's FAQ (Q62) says that under section 14 the builder is liable to rectify structural defects etc. within 5 years from the date of possession.

Is an occupancy certificate needed before I move in?

AP-RERA FAQ Q15 says the builder needs both an occupancy certificate and a completion certificate. Q16 says the OC means the building has water, sanitation and electricity and is habitable. Ask for the OC for your block before taking the keys.

Can the builder charge me for an open parking slot?

No. AP-RERA FAQ Q26 says open parking is a common area to be conveyed to the association after the OC, so it can't be sold or allotted. Covered parking and garages can be sold.

Is delay interest paid automatically?

AP-RERA FAQ Q89 says it follows the Agreement for Sale and should be paid automatically. If it isn't, you can file a complaint with AP-RERA.

Can my agreement have different terms from the Annexure-A format?

AP-RERA FAQ Q67 says extra terms can be added only if they don't contradict the format, the Act or the Rules. Not legal advice.

Official sources

Not legal advice. We don't check properties or certify ads. A lawyer must confirm title, and the Authority's own notices override anything on this page.