Bihar RERA Portal Guide: Check Projects, Rules, and Complaint Process

If you are planning to buy a flat, plot, or invest in a real estate project in Bihar, the Bihar RERA portal is not optional reading. It is one of the first places you should check before paying any booking amount. The portal gives public access to registered projects, rejected projects, defaulter lists, project progress, complaint filing, case status, and order records. That makes it a practical due diligence tool, not just a government website you visit after something goes wrong.

Key Takeaways

• The Bihar RERA portal lets buyers search registered projects, verify project registration, check project progress, see defaulter lists, and file complaints online.
• Projects with more than 8 flats or land area above 500 sq. m. generally need registration, and each phase is treated as a separate real estate project. 
• Promoters cannot take more than 10% advance before entering into a written and registered agreement for sale.
• Bihar RERA requires 70% of amounts collected from allottees to be kept in a designated project account for construction-related use.
• Complaints can be filed online, the portal auto-selects Form M or Form N based on the relief sought, and the official rules prescribe a fee of ₹1,000.

What is the Bihar RERA Portal?

The Bihar RERA portal is the official platform of the Real Estate Regulatory Authority, Bihar. It serves homebuyers, promoters, agents, and the general public. From a buyer’s point of view, its most useful sections are Search Project, RERA Registered Projects, Rejected Projects List, Defaulter List, Verify Project Registration, Report Unregistered Project, Complaint Filing, Case Status, Court Proceedings, and Orders/Judgments.

That matters because property decisions in Bihar often move fast at the booking stage, while verification usually happens too late. A smart buyer flips that order. First verify the project, then understand the promoter track record, then review progress and filings, and only after that move toward token money or booking. बिहार में safe property buying starts with verification, not with brochure promises. This is exactly where a platform like 2Bigha becomes useful as a discovery and due-diligence-first layer. You can shortlist opportunities there, but for any project that falls under RERA, you should still cross-check the official Bihar RERA portal before paying.

What can you actually check on the Bihar RERA Portal?

The summary below is based on Bihar RERA’s public menu structure and buyer-facing tools.

Which projects need Bihar RERA Registration?

Bihar RERA’s official FAQ says projects having more than 8 flats or land area above 500 square metres need registration with the Authority. The FAQ also says ongoing projects, projects without completion certificate, projects without occupancy certificate, and phase-wise developments fall within the registration framework, with every phase treated as a stand-alone real estate project.

This is the first rule buyers should understand. If a promoter is marketing a qualifying project but cannot show a valid RERA registration, that is not a small paperwork gap. It is a serious due diligence warning. Bihar RERA also gives users a dedicated Report Unregistered Project option, and its FAQ says the identity of the informant is kept confidential.

Important Bihar RERA Rules Buyers should know

Bihar RERA’s functions page says a promoter cannot accept more than 10% of the cost of an apartment, plot, or building as advance payment or application fee without first entering into a written agreement for sale and registering that agreement. That single rule can save buyers from a lot of early-stage risk.

The project registration FAQ also states that promoters must create a project webpage after registration, disclose project details for public viewing, file quarterly progress reports, and follow the sanctioned plan. The same FAQ states that 70% of the money collected from allottees must go into a separate designated project account for construction purposes.

Another useful transparency point is location disclosure. Bihar RERA’s FAQ says project coordinates are required so the exact location can be identified and the project can be mapped and monitored properly. That is a strong signal that map accuracy and on-ground verification are not just marketing features anymore. For buyers using 2Bigha, this aligns well with location-first discovery because a listing should never be judged only on visuals or sales talk. It should also stand up to document-based and map-based scrutiny.

Bihar RERA Registration Fee snapshot for Promoters

This quick summary comes from the Bihar RERA Rules, 2017.

How to check a Project on the Bihar RERA Portal

The practical process is simple. Search the project name, promoter name, or registration number. Then verify whether the project appears in the registered list, whether it shows live progress details, and whether the promoter or project appears in rejected or defaulter records. After that, review case status and orders if the project already has litigation or regulatory history. Bihar RERA publicly provides all these pathways on its portal.

Before you pay anything, match the sales claim with the portal record. Check whether the project name matches exactly, whether the registration is active, whether the promoter details are the same, and whether the promised possession or progress story looks realistic. This is where 2Bigha can help buyers shortlist opportunities faster, but the final trust layer should still come from official verification, especially for project-based offerings in Bihar.

Bihar RERA Complaint Process: What Buyers should understand first

Bihar RERA’s official functions page says any aggrieved person may file a complaint with the Authority regarding violations under the Act, while complaints for interest and compensation are handled by the Adjudicating Officer as provided under the rules. The Bihar RERA Rules prescribe Form M for complaints to the Authority and Form N for complaints to the Adjudicating Officer.

Here is the simplest way to understand the difference. This comparison is based on Bihar RERA’s functions page, complaint manual, and rules.

How to File a Complaint on Bihar RERA Portal

The official complaint user manual says the process starts from the “Register Complaint/Execution” section on the Bihar RERA portal. You create an account using OTP verification, receive login credentials, sign in, select the relief sought from the dropdown, and the system automatically chooses Form M or Form N depending on the nature of your prayer.

The manual lists prayer options such as refund of payment, possession, revocation of project, compensation, amenities, parking space, execution of sale deed, execution of agreement for sale, structural defect, and defective title. After that, the complainant fills project details, promoter details, complainant and respondent information, complaint facts, relief sought, and uploads supporting documents in PDF format.

The same manual says payment is made online through cards or net banking, and once payment is successful, a complaint ID is generated. It also states that the complaint filing system is fully digital and there is no need to submit a separate physical application after filing. Meanwhile, the Bihar RERA Rules prescribe a fee of ₹1,000 for complaints to the Authority and also ₹1,000 for complaints to the Adjudicating Officer.

Complaint Filing Checklist for Buyers

This is a practical checklist built from the fields required in Bihar RERA’s complaint manual and the kinds of evidence Bihar RERA has publicly asked citizens to submit in unregistered-project matters.

• Project name and RERA registration number
• Promoter name and project block/flat details
• ID proof such as Aadhaar or passport
• Booking form, allotment details, agreement for sale, or sale deed
• Payment receipts, bank proof, and money receipts
• Brochures, advertisements, screenshots, emails, and WhatsApp communication
• A clear written timeline of what happened and what relief you want

That last point matters. Weak complaints are often not weak because the buyer is wrong. They are weak because the paperwork is scattered. A clean complaint file can make your case easier to understand from the first reading.

Why this matters for 2Bigha users

At 2Bigha, trust, transparency, and map-led discovery matter because buyers in India are no longer satisfied with vague promises. They want location clarity, document confidence, and a cleaner buying journey. This Bihar RERA guide fits that same mindset. Use 2Bigha to discover and compare opportunities, especially when you want a more guided property search experience. Then use the Bihar RERA portal to verify project registration, complaint history, and public disclosures wherever RERA applies. That is how smart buyers reduce avoidable risk.

FAQs - Bihar RERA Portal Guide

1. How can I check whether a project is registered in Bihar RERA?

Go to the Bihar RERA portal and use the Search Project, RERA Registered Projects, or Verify Project Registration options. You can cross-check the project name, promoter name, or registration number before making any payment. The portal also provides rejected project and defaulter lists, which are useful if you want to look beyond just the registration claim.

2. Is every project in Bihar required to be registered under RERA?

No. Bihar RERA’s FAQ says projects with more than 8 flats or land area above 500 sq. m. need registration, and it also covers ongoing projects, projects without completion or occupancy certificates, and phase-wise developments where each phase is treated separately.

3. Can a builder take booking money before RERA registration?

A promoter cannot take more than 10% advance without first entering into a written and registered agreement for sale. So if a builder is demanding a large booking amount before proper paperwork, treat that as a serious caution point and verify the project immediately.

4. What is the Bihar RERA complaint fee?

Under the Bihar RERA Rules, the complaint fee is ₹1,000 for filing with the Authority and ₹1,000 for filing before the Adjudicating Officer. The portal manual also shows that payment is done online during the filing process.

5. What kind of complaints can be filed on the Bihar RERA portal?

The official user manual lists several relief options, including refund of payment, possession, revocation of project, compensation, amenities, parking space, execution of sale deed, execution of agreement for sale, structural defect, and defective title. The portal auto-selects Form M or Form N depending on the relief requested.

6. Can I report an unregistered project in Bihar?

Yes. Bihar RERA provides a dedicated Report Unregistered Project option, and its FAQ says a person can inform the Authority about a Section 3 violation while keeping the complainant’s identity confidential.

Final Word

The Bihar RERA portal is not just for legal disputes. It is one of the best pre-purchase verification tools available to Bihar buyers today. Use it early, not after the damage is done. And if you want a more transparent way to discover property opportunities with a trust-first approach, start with 2Bigha and make official verification part of every serious property decision.

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