NirmaanOne Help
ConceptReviewed 2026-09-29

RERA accounts and the daily sweep

Every buyer payment enters the project's collection account; the bank sweeps it daily, the escrow share (70% under RERA 2016, or the project's own share) to the RERA separate account and the rest to the operative account. NirmaanOne mirrors the sweep as a Contra voucher per receipt the moment it clears, records certified withdrawals from the separate account, warns on receipts banked elsewhere and reports where the money stands; it never moves the money itself.

RERA accounts and the daily sweep

Under RERA 2016 a developer must keep 70% of the money collected from the buyers of a project in a separate bank account and draw on it only for that project's land and construction cost. Banks run this as three accounts: every buyer payment enters a collection account, the bank sweeps that account daily, 70% to the RERA separate account and 30% to an operative account the developer works from, and the separate account is drawn down against the architect's, engineer's and chartered accountant's certificates. NirmaanOne records exactly that: it knows the three accounts of each project, mirrors the sweep as one Contra voucher per receipt the moment it clears, keeps the certified withdrawals, warns when a receipt lands somewhere else and shows where the money stands. It never moves money between accounts.

How it works in NirmaanOne

The three accounts (and the optional fourth)

A promoter's bank accounts carry a purpose. A project needs three of them, owned by its promoter company and pinned to the project (or shared by the promoter; an account pinned to the project is used first, then the promoter's shared one):

Purpose What it is for
Collection account Every buyer payment enters here (100%). It is non-operative: the bank sweeps it daily.
RERA separate account Receives the escrow share of every sweep. Drawn only for land and construction cost, against certificates.
Operative account Receives the rest of every sweep. The developer's working account; cancellation refunds are paid from it by default.
GST (optional) Where a buyer's GST receipt is banked so it never enters the sweep. Without one, the GST receipt goes into the operative account (never swept either); a GST receipt banked into the collection account is swept with the rest.

Each account needs a bank ledger in the promoter's books (saving the account creates it; Sync bank ledgers on the project overview creates any that are missing). Project readiness blocks selling and collecting until the collection, RERA separate and operative accounts exist with their ledgers: "<Promoter> has no collection bank account for this project", "<Promoter> has no RERA separate bank account for this project", "<Promoter> has no operative bank account for this project", "The books have no ledger for the collection bank account <bank> ····<last 4>; sync bank ledgers". A missing GST account is only a warning.

The share

The share is an effective-dated rule of the organization: Settings > Organization, card RERA escrow share, seeded at 70% from 1 May 2017. The rule in force on a date is the row with the latest Effective from on or before it. A project on other terms overrides it with its own RERA escrow share under Accounting on its Settings tab; blank means the organization's rule, and the hint shows it ("Blank = 70% of every collection swept to the separate account (the organization's setting)."). The readiness card shows which applies: "N% of every collection swept to the separate account (the organization's rule)" or "(this project's own share; the organization's rule is N%)".

Receipts go into the collection account

On Record receipt, Into our account is preselected with the project's collection account. If you pick another account the form says so before you save: "Under RERA every buyer payment enters the project's collection account (<bank> ····<last 4>), where the bank sweeps it. Pick it unless the money really went elsewhere; the receipt is saved either way, with a warning." After saving, the warning reads "This receipt goes to <bank ····last 4 | cash>, not the collection account <bank ····last 4> of <project>; under RERA every buyer payment enters the collection account, where the bank sweeps it <n>% to the separate account". It is a reminder, never a block: a cheque paid into the wrong account still has to be recorded, and refusing it would make the books wrong twice. The project's card then shows Receipts outside the collection account until the money is moved (a Contra voucher, once the bank has corrected it).

The GST the buyer pays is its own receipt (receipt kind GST), recorded into the project's GST account, else its operative account, on its own or together with the consideration receipt (Also record the GST receipt). It never enters the sweep: the card and the statement show it as GST banked apart. A GST receipt banked into the collection account is saved with the warning "This GST receipt goes to the collection account <bank ····last 4> of <project>, where the bank sweeps it with the consideration; GST is normally banked into the GST or operative account" and is swept with the rest; one banked anywhere else warns "This GST receipt goes to <bank ····last 4>, which is not the GST or operative account of <project>". Older receipts that split their GST off (GST banked apart / GST into) keep that split, and the sweep took only what reached the collection account.

The sweep

Each cleared receipt into the collection account joins the unswept pool, normally for seconds. A RERA sweep posts one Contra voucher dated the clearing date: Dr RERA separate account = collected × share (rounded half-up to two places), Dr operative account = the rest / Cr collection account. A sweep is numbered SW-<FY>-nnnnn and never takes a receipt twice. It holds one receipt when the automatic rule or Sweep this receipt posted it, every unswept receipt of that clearing date when Sweep now or the catch-up rule did; so a clearing date usually has as many sweeps as receipts.

The seeded workflow rule Receipt cleared into the collection account: post its RERA sweep (system) does this the moment a receipt clears into the collection account. It runs in the background, so seconds after the receipt is cleared its own sweep is posted, dated its clearing date, holding that receipt alone, with the note "Receipt <no>". Two receipts cleared on the same day get two sweeps, each with its own split, so what the buyer's receipt put into the separate account reads off its sweep. The Finance Lead is told only when the sweep could not be posted (a bank ledger missing, inactive books, a closed period: "RERA sweep on <project>: receipt <no> could not be swept"). The rule Daily RERA sweeps (system) is the catch-up: it ships switched off; on, it posts at 09:00 whatever the immediate rule could not, grouped by clearing date. By hand, Sweep this receipt on the payment posts one receipt's sweep, and Sweep now on RERA sweeps sweeps a project by clearing date (several days at once, or Drafts to review); switching the immediate rule off leaves sweeping entirely to you. A Draft takes the bank's own figures: its sweep date, or a split that differs from the share. A Posted sweep is undone with Reverse (a mirror voucher; the receipts become unswept again); to redo one that grouped several receipts, reverse it and then Sweep this receipt on each. A bounce after a sweep leaves the sweep alone; the bounce rule drafts a reversal of that receipt's share. See Sweep the collection account by hand.

Withdrawals from the separate account

Money leaves the separate account only against certificates, in proportion to the work done. An Escrow withdrawal (EW-<FY>-nnnnn) records the request: amount, purpose (Land Cost, Construction Cost or Other), completion percentage and cost incurred so far as certified, with the certificates uploaded on the request. A Finance Lead approves it; once the bank has moved the money, Mark transferred records the date and bank reference and posts the Contra voucher Dr operative / Cr separate. If the books show less in the separate account than the amount, the app warns that the books may be behind the bank. See Withdraw from the RERA separate account.

What you can read

The same figures appear in three places, all built on cleared receipts and posted sweeps:

  • the project overview's RERA accounts card, with a status badge: In order, Unswept money, Receipts outside the collection account, Accounts missing or No receipts yet;
  • the dashboard's RERA accounts card, one bar per project;
  • the statement Reports > RERA accounts, for a set of books and a range, books-wide or for one project, with the share actually swept against the share required and the ledgers of the four accounts.

Demand letters generated from the starter template tell the buyer where to pay: "Pay into the project's RERA collection account: <holder>, <bank>, <branch>, A/c No. …, IFSC …" (and the GST account when there is one).

Example

Sai Darshan's promoter, Shree Siddhi Developers LLP, keeps the three accounts pinned to the project: HDFC Bank ····4410 (Collection account), HDFC Bank ····0217 (RERA separate account) and HDFC Bank ····0912 (Operative account), each with a bank ledger in the LLP's books. The organization's rule is 70% from 1 May 2017 and the project has no share of its own.

On 11 November 2026 two receipts clear into ····4410: a buyer's installment of ₹10,00,000.00 net of TDS and a token of ₹2,50,000.00. A third buyer paid ₹4,00,000.00 on the same day into the operative account by mistake; the accountant records it against ····0912 and sees the warning "This receipt goes to HDFC Bank ····0912, not the collection account HDFC Bank ····4410 of Sai Darshan; under RERA every buyer payment enters the collection account, where the bank sweeps it 70.00% to the separate account". The receipt is saved all the same.

The moment the accountant clears the ₹10,00,000.00 installment, the rule Receipt cleared into the collection account: post its RERA sweep (system) posts that receipt's sweep, SW-2026-27-00031: Dr HDFC ····0217 ₹7,00,000.00 (70%), Dr HDFC ····0912 ₹3,00,000.00 / Cr HDFC ····4410 ₹10,00,000.00, dated 11 November, one receipt in it. When the ₹2,50,000.00 token is cleared an hour later it gets its own sweep, SW-2026-27-00032: Dr HDFC ····0217 ₹1,75,000.00, Dr HDFC ····0912 ₹75,000.00 / Cr HDFC ····4410 ₹2,50,000.00, also dated 11 November. Two receipts, two sweeps on one day; had the rule been off, Sweep now for 11 November would have made a single sweep of ₹12,50,000.00 (₹8,75,000.00 / ₹3,75,000.00) holding both, and Sweep this receipt on each payment the same two sweeps as the rule. The ₹4,00,000.00 banked outside is not swept; the project's RERA accounts card reads Collected into the collection account ₹12,50,000.00, Swept to the separate account ₹8,75,000.00 (70%), Swept to the operative account ₹3,75,000.00, Unswept ₹0.00, Banked outside the collection account ₹4,00,000.00, with the red badge Receipts outside the collection account. The bank later moves the ₹4,00,000.00 into the collection account; the accountant records that Contra by hand.

Had the buyer paid ₹1,00,000.00 of GST too, the accountant would have recorded it as a GST receipt into the GST account (ticking Also record the GST receipt on the installment receipt): the card would show GST banked apart ₹1,00,000.00 ("never swept") and the sweeps would stay at ₹12,50,000.00. Had that GST receipt been banked into the collection account instead, it would carry the warning and be swept with the rest, ₹70,000.00 / ₹30,000.00 more.

In February the architect certifies 40% completion and the CA certifies ₹6,20,00,000.00 spent. The project manager raises EW-2026-27-00004 for ₹5,00,000.00, Construction Cost, uploads the three certificates, the Finance Lead approves, the bank moves the money, and Mark transferred posts Dr HDFC ····0912 / Cr HDFC ····0217 ₹5,00,000.00. The card's Withdrawn from the separate account shows ₹5,00,000.00 and Separate account balance (on the books) ₹3,75,000.00.

Where you see it

Related

  • OrganizationScreen

    Your organization's profile and policies: name and invitation expiry, the two-factor requirement, the AI connectors switch, the help-assistant recording switch, the project defaults every project inherits (RERA gate, estimate validity, the two chargeable areas, carpet area offered, revenue method and trigger) and the effective-dated rules: the RERA escrow share that splits every sweep of a project's collection account, TDS on sales and booking cancellation.

  • Edit projectScreen

    Change a project's facts on one page: basics, site address, land survey details and expected possession, and, on a redevelopment, the development agreement date and the fair value of the development rights. The settings the project inherits from the organization live on its Settings tab.

  • Record receipt / Record payoutScreen

    Record money received from a buyer or society member, or paid to a channel partner or society member: who, how and how much. A receipt settles the payer's open demands by itself, oldest due first; a payout is allocated to commissions or benefit rows by hand. A buyer's consideration and GST are two separate receipts; the TDS they deducted is a TDS credit.

  • PaymentScreen

    One receipt or payout: its details, amounts and allocations, and the actions to clear it, bounce it, cancel it, edit it or delete it.

  • RERA sweepsScreen

    Every RERA sweep of the organization, one per receipt the moment it clears into a project's collection account (mirroring the bank's sweep of that account into the RERA separate and operative accounts) or one per clearing date from the Sweep now dialog that previews and posts sweeps by hand.

  • RERA accountsScreen

    The RERA accounts statement for one set of books, or one project: what reached the collection account, what was swept to the separate and operative accounts and at what share, what was withdrawn from the separate account, and the movement on the four accounts' ledgers.

  • DashboardScreen

    The page you land on after signing in: shortcuts to common jobs, a queue of what is waiting on you, the headline figures and one card each for projects, sales, stock, receivables, construction and the RERA accounts.

  • Bank accountsScreen

    One register of every bank account you pay from or into: the promoter's collection, RERA separate, operative, GST and operating accounts, and the payout accounts of channel partners, vendors, buyers and society members, with joint holders and verification.

  • Project setup wizardScreen

    Set up a project step by step, from the land and RERA details and bank accounts to towers, society, members, offers, amenities, parking, stages and pricing; each step saves as you go.

  • Project overviewScreen

    A project's home page: its details, site, land, RERA registration, inventory summary, whether it is ready to sell and collect, where its money stands across its RERA accounts, and the setup checklist.

  • LedgersScreen

    Every ledger of the chosen set of books, as a grouped tree or a flat list, with the actions to add ledgers and party ledgers, edit or retire them, and open a ledger's report.

  • New voucherScreen

    Enter a manual voucher (receipt, payment, journal, contra, sales, purchase, credit note or debit note) with its lines and bill allocations, and save it as a draft or post it straight away.

  • RulesScreen

    Every automation rule in your organization, system and custom, with filters, the switch that turns each rule on or off, and shortcuts to edit, test, clone, see the run history of or delete a rule.

  • Cancel bookingScreen

    The four-step wizard that cancels a booking: it shows the demands and receipts that will be reversed, suggests the forfeiture and charges from the rule in force, sets the refund and posts everything in one go, releasing the unit and parking and marking the opportunity lost.

  • Check the RERA accounts and the sweep shareHow-to

    Set the organization's escrow share rule (or a project's own share), make sure every receipt enters the project's collection account, and read the RERA accounts card and statement to see that the daily sweeps to the RERA separate account meet the share.

  • Receipt saved with a warning: it went outside the collection accountTroubleshooting

    A receipt of a project recorded into an account other than the project's collection account (or a GST receipt banked somewhere other than the GST or operative account, the collection account included) is saved with a warning that never blocks; under RERA every buyer payment enters the collection account, where the bank sweeps it, so the money sits outside the sweep until it is moved, while GST belongs apart from the sweep.

  • Effective-dated rulesConcept

    Rules that change over time (the RERA escrow share, TDS on sales, booking cancellation forfeiture, the revenue policy and cost budgets) are kept as dated rows; the row in force on a date is the latest one starting on or before it, so old documents keep the figures they were made with.

  • Bank accounts, purposes and bank ledgersConcept

    One register of every bank account you pay from or into: who owns an account, what its purpose tag means, why the collection, RERA separate, operative and GST purposes belong to the promoter, what the primary account and the IFSC are for, and how a bank ledger is created in the books.

  • Project readiness and the RERA gateConcept

    A project is ready to sell and collect once it has a promoter entity with books, the collection, RERA separate and operative bank accounts with their ledgers, and, when the organization requires it, a RERA registration whose validity covers today; bookings and allottee purchases wait for all of it, estimates only for RERA.

  • Dashboard figures: absorption, funnel and operational moneyConcept

    How the dashboard's tiles and cards are worked out: absorption of saleable stock, the sales funnel by stage reached, money read from demands and receipts rather than the ledger, the RERA accounts card, and the period with its comparison window.

  • Receipts and payouts: allocation, clearing and the UTRConcept

    A receipt is recorded as Pending and settles the payer's open demands by itself, oldest due first; a payout is allocated to commissions or member rows by hand. Both post their voucher only when cleared and can be bounced afterwards; the UTR is the bank's transfer reference, typed on NEFT-style payments and per payout when a payout run is cleared.

  • System rules and starter templatesConcept

    The 53 automation rules, six email templates and six draft document templates every organization starts with: which ship switched on, why the customer-facing ones ship off, what is locked, and how to switch, clone or customise them.