Flat possession and handover checklist, Hyderabad (TG-RERA): OC, 5-year defect liability, conveyance deed

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: In a RERA-registered project in Hyderabad, the model Agreement for Sale in the Telangana RERA Rules, 2017 says the builder must offer possession in writing after the occupancy certificate (OC), to be taken within two months of the OC. If any structural defect, or defect in workmanship, quality or services, is reported within 5 years of handover, the builder must fix it free within 30 days. TG-RERA's own FAQ adds that the registered conveyance deed is due within 3 months of the OC (or of 51% of buyers paying in full, whichever is earlier). So write down every defect on handover day and keep the date.

Rule 38 of the Telangana RERA Rules says the Agreement for Sale "shall be in the form as per Annexure", and that any application or allotment letter you signed before it can't cut down your rights under it. Clause numbers below are from that Annexure. Your registered agreement may number them differently.

Before you take the keys: 8 checks

Occupancy certificate. Clause 7.2: possession is offered "upon obtaining the occupancy certificate". Ask for a copy for your block, then check it with our building permission and OC check. The builder also has to hand you the OC at the time of conveyance.
Written offer of possession. Clause 7.2: the offer is in writing, and you have two months from the OC. If you don't take delivery within the time in the notice, you pay all outgoings, including maintenance, from the date of notice.
Final carpet area. Clause 1.7: after the OC the builder confirms the final carpet area. If it shrank, the excess you paid comes back within 45 days with interest at the Rules rate. If it grew, the builder can only ask for up to 3% more area, at the same rate per sq ft.
Delay interest. TG-RERA FAQ Q8: if possession is late, interest for every month of delay is payable until handover, under section 18. The FAQ says it "should be automatically paid". If it isn't, you can complain (see our TG-RERA complaint guide).
Snag list on day one. Walk the flat with the builder's engineer. Note every crack, seepage, tile, door, window, electrical and plumbing issue in writing, with photos and the date, and get it signed.
Warranties. Under the clause 12 exclusions, lifts, generators, motors, STPs, transformers and gym equipment carry the maker's warranty for a limited period, and the builder must pass those warranties on to you or the association.
Utilities in your name. Water and power stay in the builder's or earlier owner's name until you apply. For power, see our TGSPDCL title transfer guide. For tax, see our GHMC property tax and mutation guide.
Conveyance deed. TG-RERA FAQ Q15 (section 17): registered conveyance deed within 3 months of the OC, or of 51% of buyers paying in full, whichever is earlier. Stamp duty and registration fee rows are in our Telangana stamp duty guide.

The 5-year defect window (clause 12)

Clause 12 of the model agreement covers "any structural defect or any other defect in workmanship, quality or provision of services". It must be "brought to the notice of the Promoter within a period of 5 (five) years by the Allottee from the date of handing over possession". The builder then has to rectify it "without further charge, within 30 (thirty) days". If they don't, you are entitled to compensation under the Act.

What clause 12 leaves out: (a) equipment with a limited maker's warranty, after which the association takes an annual maintenance contract; (b) plumbing, sanitary, electrical and hardware fittings with natural wear and tear; (c) allowable structural and other deformations, including expansion; (d) painting and similar work that wears out. Clause 1.6 also says the builder isn't liable for defects in branded third-party fittings unless they cause a structural defect. Clause 12 also expects owners to keep their flats in repair and the association to keep services under AMC and insurance. Exactly how far that limits a claim is a question for your lawyer (to verify).

Practical rule: report defects in writing (email or letter, with photos) and keep proof of the date. The 5 years and 30 days both run from dates you'll need to prove.

Common areas and the association

TG-RERA FAQ Q14/Q25: the builder must enable an association of buyers within 3 months of 51% of flats in the building or wing being booked.
Clause 7.4: after the OC and physical handover, the builder hands the documents and plans, including common areas, to the association or competent authority as local law requires. Where there is no local law, this is within 30 days of the completion certificate.
FAQ Q23: each phase's building and common areas must be handed over in the time the builder declared at registration. Check that date on the project page (our TG-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 and the payment receipts
OC copy, written possession offer, and the final carpet area letter
Signed snag list with photos and dates, plus every later defect email and the builder's replies
Equipment warranty papers handed over, and the registered conveyance deed

Want the full buying order in one list? Use our free property buying checklist generator. Flat in Vizag, Vijayawada or Guntur? See our Andhra Pradesh handover checklist.

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FAQ

How long is the builder responsible for defects in a Hyderabad flat?

The model Agreement for Sale in the Telangana RERA Rules, 2017 (clause 12) says that a structural defect, or a defect in workmanship, quality or services, reported within 5 years of handing over possession must be fixed free within 30 days. If it isn't, you can claim compensation under the Act.

Can the builder give possession without an occupancy certificate?

The model agreement (clause 7.2) says the builder offers possession in writing after obtaining the occupancy certificate. Ask for a copy for your block before you take the keys.

How soon must I take possession after the OC in Telangana?

Clause 7.2 says possession is to be taken within two months of the occupancy certificate. If you don't take delivery within the time in the notice, you pay outgoings, including maintenance, from the date of the notice.

When must the builder register the conveyance deed?

TG-RERA's FAQ (Q15, section 17) says within 3 months of the occupancy certificate, or of 51% of buyers paying the full price, whichever is earlier.

What if the carpet area is smaller than agreed?

Clause 1.7 says that if the final carpet area is smaller, the builder refunds the excess you paid within 45 days, with interest at the rate in 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.