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ConceptReviewed 2026-09-29

Project readiness and the RERA gate

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.

Project readiness and the RERA gate

Project readiness is the list of what a project still lacks before it can sell and collect money: a promoter entity, that promoter's books, a collection bank account, a RERA separate bank account and an operative bank account each with its ledger in the books, and, when your organization requires it, a RERA registration whose validity covers today. The RERA gate is that last requirement on its own: an organization-wide switch that stops estimates and bookings on a project while its RERA registration is missing, expired or not yet valid (see RERA registration, its validity and extensions).

How it works in NirmaanOne

What is checked

The project overview's card Ready to sell and collect? shows Ready in green, or N to fix in red with the blockers listed in red and warnings in amber. The blockers, in the words the card uses:

Blocker Message
No promoter entity "No promoter entity: choose the company developing the project"
The promoter keeps no books "<Promoter> keeps no books yet; set them up under Accounting > Books"
No collection account "<Promoter> has no collection bank account for this project"
No RERA separate account "<Promoter> has no RERA separate bank account for this project"
No operative account "<Promoter> has no operative bank account for this project"
An account has no ledger in the books "The books have no ledger for the collection bank account <bank> ····<last 4>; sync bank ledgers" (and the same for the RERA separate, operative and GST bank accounts)
RERA missing while the gate is on "RERA registration is not recorded; no estimate or booking can be made until it is"
RERA expired while the gate is on "RERA registration <number> expired on <date>; record the extension; no estimate or booking can be made until it is"
RERA not yet valid while the gate is on "RERA registration <number> is valid only from <date>; no estimate or booking can be made until it is"

Warnings, in amber banners at the top of the project overview: a missing GST account ("While not required, <Promoter> can also have a GST bank account for this project; without one a buyer's GST is banked into the operative account or goes into the collection account with the rest and is swept", the one note with a Don't show again button, since the account is optional for good); a RERA registration ending within 90 days ("RERA registration <number> expires on <date> (<n> days); record the extension once it is granted"); a registration carried over without an end date ("RERA registration <number>: the validity end date is not recorded"); and, while the gate is off, the three RERA blockers above in their short form ("RERA registration is not recorded", "RERA registration <number> expired on <date>; record the extension", "RERA registration <number> is valid only from <date>").

The bank accounts are the promoter's active accounts with the purposes Collection account, RERA separate account, Operative account and GST: an account pinned to this project is used first, then the promoter's shared ones, which the card marks "(shared)". The card lists them as Collection account, RERA separate account, Operative account and GST account (optional), each with its bank, last four digits and ledger code, or "no ledger" in amber. It also shows Escrow share in force: "N% of every collection swept to the separate account", followed by "(the organization's rule)" or "(this project's own share; the organization's rule is N%)" when the project's RERA escrow share overrides the organization's rule. See RERA accounts and the daily sweep.

What readiness gates

  • Bookings. The booking wizard shows "<Project> is not ready to sell and collect, so nothing can be booked on it yet." with the blockers listed, and Continue and Book are greyed out with the blockers' messages on hover. Should a booking still be attempted, the server refuses it with "<Project> is not ready to sell and collect: <blockers>. Open the project and finish the "Ready to sell and collect?" card." The wizard's fix links (Choose the promoter, Set up the books, Add the collection account, Add the RERA separate account, Add the operative account, Sync the bank ledgers, Record the RERA registration, Add the GST account) explain why: "Demands and receipts post to the promoter's books through these bank accounts; without them the money has nowhere to go."
  • Allottee purchases. Start purchases on an offer lists every blocker: "Nothing is sold to an allottee before the project could sell to any buyer."
  • Estimates are gated only by the RERA gate, not by the rest of readiness: a sales executive can price units before the accounts exist.
  • The dashboard lists "Projects not ready to sell" and marks such projects "· not ready to sell" on the scoreboard (readiness is left out above 30 projects).

The RERA gate

Under Settings, Organization, card Projects, the toggle Require RERA registration before selling is on by default: "Applies to every project of the organization; opportunities (leads) can still be recorded." It saves at once, needs the Edit permission on Organization Settings, and confirms with "Estimates and bookings now need the project's RERA registration." or "RERA registration is no longer enforced before selling."

With it on, a project passes the gate only when its RERA registration card holds a registration or extension whose validity covers today. Until then saving a new estimate or making a booking is refused with "<Project> has no RERA registration recorded; record it under RERA registration before an estimate can be made (organization setting: RERA required before selling)", "<Project>'s RERA registration <number> expired on <date>; record the extension under RERA registration before a booking can be made (organization setting: RERA required before selling)" or "<Project>'s RERA registration <number> is valid only from <date>; an estimate cannot be made before that (organization setting: RERA required before selling)". The wizard still lets you skip the step and warns instead: "Your organization requires a valid RERA registration before selling: no estimate or booking can be made on this project until a registration whose validity covers today is recorded below. You can skip for now and come back."

The gate exists because under RERA a project cannot be marketed or sold before it is registered; turning it off is for organizations whose projects fall outside RERA.

Fixing blockers

The card offers Promoter & bank accounts (the wizard's banking step), Record RERA or Record RERA extension (its Land & RERA step, shown while the registration is missing, expiring, expired or not yet valid) and Sync bank ledgers beside the first ledger blocker, which creates every missing bank ledger for the four accounts in the promoter's books in one click ("Bank ledgers created: <codes>."). The wizard step's note sums it up: "Selling and collecting need the promoter's books and the collection, RERA separate and operative accounts; you can come back to this step." and, once ready, "Books and the three accounts are in place; the bank sweeps N% of every collection to the separate account." Books are set up under Accounting, Books; the card has no button for that. The card's buttons need the Edit permission on Projects; adding a bank account or books also needs Create on Bank Accounts or Books.

Example

Skyline Heights is created with the promoter Shree Developers LLP, which already keeps books. The accountant adds the promoter's HDFC account ····4321 with the purpose Collection account and its HDFC account ····7788 with the purpose RERA separate account, both pinned to the project; their ledgers are created at once because the books exist. Nobody has added an operative account, and the RERA certificate has not arrived. The organization's RERA gate is on.

The overview card shows 2 to fix: "Shree Developers LLP has no operative bank account for this project" and "RERA registration is not recorded; no estimate or booking can be made until it is", with the amber warning "While not required, Shree Developers LLP can also have a GST bank account for this project; without one a buyer's GST is banked into the operative account or goes into the collection account with the rest and is swept" and "70% of every collection swept to the separate account (the organization's rule)" underneath. A sales executive who prices a unit for a lead on the project and saves the new estimate is refused: "Skyline Heights has no RERA registration number and date on file; record them under Land & RERA before an estimate can be made (organization setting: RERA required before selling)".

The project manager clicks Record RERA and saves number P51800012345 dated 20 Sep 2026. The card now shows 1 to fix; estimates can be sent and units held, but the booking wizard warns "Skyline Heights is not ready to sell and collect, so nothing can be booked on it yet." and Book stays greyed out with "Shree Developers LLP has no operative bank account for this project" on hover. The accountant adds the HDFC account ····5560 with the purpose Operative account through Promoter & bank accounts. The card turns Ready (the GST warning remains in amber), the first booking goes through, and its receipts into HDFC ····4321 are swept 70% to ····7788 and 30% to ····5560 by the daily rule.

Where you see it

Related

  • RERA registration, its validity and extensionsConcept

    A project's RERA registration is a history of certificates and extension orders, each with the state authority that issued it and the dates it is valid for; the one in force today decides whether the project may sell, and an expiry is a new row, never an edit.

  • 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.

  • 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.

  • 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.

  • 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.

  • 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.

  • BooksScreen

    The list of every set of books in your organization, one per promoter company, with the actions to set up books for a company, open a set or delete one.

  • New estimateScreen

    Price a unit for a buyer: pick the unit and optional parking slots, load a unit pricing plan or add charges by hand, override rates with a reason, set the validity, and save the draft before moving on to the payment plan.

  • Book <unit> for <name> (booking wizard)Screen

    The three-step wizard that turns an approved estimate into a booking: review exactly what was approved, add co-applicants and their shares, set the booking date and book the unit.

  • Society & TenantsScreen

    On a redevelopment project, link the society being redeveloped, keep its members and the project's landowners and PAP tenants, and give each of them an offer that allots new units and sets the benefits the developer pays.

  • 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.

  • Promoter entityConcept

    The company developing a project; every project must name one, and its books and bank accounts are where the project's demands, receipts and payouts are posted.

  • 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.

  • RERA accounts and the daily sweepConcept

    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.

  • Books, the active books switcher and cost centresConcept

    A set of books is the ledger of one promoter company: every posting for a project lands in its promoter's books, every accounting screen works on the one set chosen in the Books switcher, and cost centres inside the books (usually one per project with a child per tower) let the ledger and reports be cut by project.

  • Allottee purchasesConcept

    How an allottee buys the units their offer allots: one purchase per allotted unit, priced only on the area beyond their entitlement, through the same estimate, payment plan, approval and booking chain as any buyer, with the unit staying Allotted throughout.

  • Make a project ready to sell and collectHow-to

    Clear every blocker on the project's "Ready to sell and collect?" card: a promoter entity, its books, the collection, RERA separate and operative bank accounts with their ledgers, and the RERA registration when your organization requires it, so bookings and allottee purchases can go through.

  • "Not ready to sell and collect": the project's readiness card still has blockersTroubleshooting

    A booking, or an allottee's purchases, cannot go ahead while the project lacks a promoter entity, the promoter's books, its collection, RERA separate and operative bank accounts with ledgers in those books, or (when the organization requires it) the RERA registration; the Ready to sell and collect? card lists what is missing and where to fix it.

  • No estimate or booking allowed: the project's RERA registration is missing, expired or not yet validTroubleshooting

    With the organization's "Require RERA registration before selling" switch on, no estimate or booking can be made on a project unless a RERA registration whose validity covers today is recorded on its RERA registration card; an expiring one only warns, and opportunities can still be logged.