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, 5% retained for 3 months as defect liability. Any builder asking for 50% upfront is running a scam.
6. Material specifications — demand the exact brand
Don't accept 'good quality cement' or 'branded steel'. Demand the exact brand, grade, and IS code: e.g. 'OPC 53 grade, UltraTech/ACC/Ambuja, IS 12269' and 'Fe 500D TMT steel, IS 1786'. If the builder can't name the brand, they're 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 — pressure to sign today, verbal promises only, refusal to show past projects, asking for cash payments — trust that feeling and walk away. Then verify: RERA registration, past project residents, written contract, material specs.
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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