How to Choose a Builder in Pune | 10-Point Checklist 2026
Choosing a builder in Pune is the single most important decision on a home build. The cheapest quote is rarely the best one - here is the 10-point checklist that actually works.
1. Start with RERA registration
Every builder selling flats > 500 sq m or > 8 apartments in Maharashtra must be registered with MahaRERA. Check the project at mahaRERA.gov.in — not just the builder's word. A project without a RERA registration number is a red flag, period.
2. Visit 2–3 past projects in person
Photos on a website are curated. Visit 2–3 completed projects — talk to the residents. Ask about delays, quality of finishing, after-sales service, and whether the final quotation matched the initial one. The residents will tell you the truth.
3. Check the builder's own-account projects
Builders who build their own projects (owner-occupier model) care more about quality than brokers who flip projects. Ask: 'Do you live in any of your completed projects?' If yes, that's a good sign.
4. The written contract matters more than the handshake
A proper construction contract must include: scope of work, material specifications, timeline with milestones, payment schedule (max 10–15% upfront), delay penalty clause, defect liability period (minimum 1 year), and termination clause. If the builder refuses to put these in writing - walk away.
5. Payment schedule: never pay more than 15% upfront
Standard payment schedule: 15% upfront, 25% on RCC completion, 25% on brickwork + plaster, 20% on finish, 10% on handover, and 5% retained for 3 months as defect liability.
6. Material specifications - demand the exact brand
Don't accept vague terms like 'good quality cement' or 'branded steel'. Demand the exact brand, grade, and IS code: for example, 'OPC 53 grade, UltraTech/ACC/Ambuja, IS 12269' and 'Fe 500D TMT steel, IS 1786'. If the builder can't specify the brand, they're likely cutting corners.
7. Delay penalty clause
A serious builder includes a delay penalty in the contract - typically ₹100–200 per sq ft per month of delay. This aligns incentives: the builder is financially motivated to finish on time. If there's no delay penalty, delays are guaranteed.
8. Site supervision - who is the site engineer?
Ask who will supervise the site daily. A dedicated site engineer (not the owner who 'drops in sometimes') is essential. The site engineer should be present 5–6 days a week. Ask for their name and experience before signing.
9. Warranty and after-sales service
Minimum 1-year defect liability period for workmanship. Waterproofing warranty: 5–10 years. Structural warranty: 10–15 years. Ask for these in writing. A builder who won't warranty their work won't fix problems later.
10. Trust your gut - but verify with documents
If something feels off—such as pressure to sign today, verbal promises only, refusal to show past projects, or requests for cash payments—trust your gut and walk away.
- 01Verify RERA registration
- 02Check with residents of past projects
- 03Review the written contract
- 04Confirm material specifications
Real questions, real answers.
How do I verify a builder's RERA registration?
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Go to mahaRERA.gov.in → Registered Projects → enter the builder's name or project name. The registration number must appear on the project page.
How much upfront payment is safe?
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Max 15% upfront. Standard schedule: 15% upfront, 25% on RCC, 25% on brickwork, 20% on finish, 10% on handover, 5% retained for 3 months.
What if the builder is delaying the project?
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Check the delay penalty clause in your contract. If there is one, invoke it in writing. If there isn't, you have limited legal recourse - that's why the contract matters.
Should I hire a separate architect or use the builder's?
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A separate architect who works for you (not the builder) is safer. The builder's architect has a conflict of interest. Pay for your own architect for the design and contract review.
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