NirmaanOne Help
How-toReviewed 2026-09-29

Record land, RERA and the project's settings

Fill in the land survey details and expected possession, record the RERA registration (jurisdiction, certificate and validity) that lets the project be sold, and override the settings the project inherits from the organization on its Settings tab only where it differs: estimate validity, the chargeable areas for buyers and for members and tenants, carpet area offered, RERA escrow share, revenue method and trigger, plus its occupation certificate.

Record land, RERA and the project's settings

A project carries two kinds of detail. Its facts (the land record, the expected possession date and the RERA registration that lets it be marketed) are on Edit project and the wizard's Land & RERA step. The settings that shape every sale on it (how long a sent estimate holds a unit, which area buyers are priced on and which one members and tenants are measured on, the carpet area offered to allottees, the RERA escrow share and the revenue method and trigger) are inherited from the organization, and a project overrides them only where it differs, on its Settings tab. The occupation certificate for the whole project is recorded there too.

Under RERA a project cannot be marketed before it is registered. When your organization requires it (the default), no estimate or booking can be made on the project until a RERA registration whose validity covers today is recorded.

Before you start

  • The project exists. See New project.
  • You need the Edit permission on Projects. In the default roles that is the Administrator, the Project Manager and the Compliance Officer. Without it the edit page and the Settings tab open read-only ("You can view this project but not change it." on the edit page; no Save settings button on the tab) and the wizard shows "You do not have permission to view the project setup. Ask your administrator."
  • Know your organization's defaults, set on the Projects card under Settings > Organization (see Organization): whether RERA is required before selling, the default estimate validity (7 days unless changed), the Chargeable area for buyers and the Chargeable area for members and tenants (Carpet Area (Mofa) unless changed), the Carpet area offered (Mofa) ("No default" unless set) and the Revenue method and Recognise revenue on ("Books' revenue policy" unless set). Leave the project's fields blank to follow them; the hint under each field tells you what is in force.

Steps

  1. Open the project and click Edit Project in the header. The page Edit <name> opens ("Change any detail; only the fields you touch are saved.") with the sections Basics, Site address, Land & RERA and, on a redevelopment, Development agreement. Or, if the Ready to sell and collect? card on the overview still lists "RERA registration is not recorded…", click Record RERA there: it opens the Project setup wizard on the Land & RERA step, which shows the RERA registration card and the same two sections. While RERA is missing the step warns "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." (or, when RERA isn't required, "RERA registration is not recorded yet; under RERA a project cannot be marketed before it is registered.").
  2. Under Land & RERA ("Survey details. All optional; fill them in when available. The RERA registration itself (jurisdiction, certificate, validity, extensions) is recorded on the RERA registration card of the project overview."), enter the land record: CTS / survey no., Village, District and Registration district, each up to 100 characters. Pick the Expected possession date: charge groups that a pricing plan collects at possession, outside the payment plan, fall due on this date on every booking; "changing it re-dates their open rows on every booking", without asking for confirmation, so set it once and change it only when the plan really moves.
  3. On the RERA registration card (on the overview, or above the fields on the wizard step) click Add registration. Pick the RERA jurisdiction (the state authority; pre-filled from the project's state), enter the Certificate no., the Certificate date, Valid from and Valid to, and click Add registration: "RERA registration recorded." When the certificate is later extended, record the extension as a new row; see Record a RERA extension.
  4. Click Save changes at the bottom of the edit page (it is greyed out until you change something). You see “Project "<name>" updated.” and return to the overview. In the wizard, click Save & continue instead: the step is marked done and the wizard moves on to Promoter & bank accounts.
  5. Open the project's Settings tab (Project settings). The card Project settings explains: "Every setting here is inherited from Settings > Organization > Projects unless this project sets its own. Leave a field blank to keep inheriting; the hint under each field shows the value in force and where it comes from." Below it are the sections Sales, Accounting and Possession.
  6. Under Sales ("Inherited from Settings > Organization > Projects. Blank = the organization's setting; fill a field only when this project works differently."), set the Estimate validity in days, 1 to 365, only if this project differs. The blank field shows the organization's figure greyed out (for example "7"); the hint reads "Blank = 7 days (the organization's setting)." while blank and "Currently 10 days; clear the field to go back to 7 days (the organization's setting)." once set. A bad value shows "Whole numbers only", "Must be at least 1" or "Must be at most 365".
  7. Choose the Chargeable area for buyers ("The area a Per Sqft price multiplies on a buyer's estimate for the new building's units.") and the Chargeable area for members and tenants ("The area a member's offer is measured in: the entitlement, the allotted units, the extra area and an allottee's purchase."): Carpet Area (Mofa), RERA Carpet Area or Super Built-up Area, or leave each on "Inherited: <the organization's area>" (for example "Inherited: Carpet Area (Mofa)"). Every existing offer and estimate keeps the area it was measured on; if the project already has some on another area, Save settings opens the dialog "Change the chargeable area?" with New records only and Review and update existing records. See Change the chargeable area.
  8. On a Redevelopment project, enter the Carpet area offered (Mofa) in "% of existing" ("How much more carpet area (Mofa) an allottee is offered than they hold today; negative when the new building gives back less. Guidance only: every offer can be typed over."), for example 8 for +8%, if it differs from the organization's default. It takes -100 to 200 with at most two decimals ("Must be at least -100", "Must be at most 200", "Use at most 2 decimal places"). The field isn't shown on a New development project.
  9. Under Accounting ("The RERA escrow share and the revenue recognition this project follows. Blank = the organization's setting, which itself falls back to the promoter's books policy for revenue."), set the RERA escrow share in % ("Set it only for a project on other terms.") only if this project's bank sweeps a different share: the blank field shows the organization's share greyed out (for example "70") and the hint reads "Blank = 70% of every collection swept to the separate account (the organization's setting)." Pick a Revenue method or Recognise revenue on only to make this project differ from the organization and the books; the empty choice "Inherited: <value>" and the hints tell you what applies today, for example "Blank = Point in time (the promoter's books policy)."
  10. Under Possession ("The occupation certificate lets possession be offered on the whole project."), fill Occupation certificate no. ("For the whole project. A tower with its own OC (Structure > tower) uses that one.") and OC date ("Blank until the OC is received.") once the certificate is issued; leave both blank until then.
  11. Click Save settings (greyed out until you change something). You see "Project settings saved." and the hints refresh: a field you filled now reads "Currently …; clear the field to go back to <inherited value> (the organization's setting)."

What happens next

  • With a current registration recorded, the RERA line on the Ready to sell and collect? card shows the number, jurisdiction and valid-to date and, when your organization requires RERA, the blocker "RERA registration is not recorded; no estimate or booking can be made until it is" disappears. Estimates and bookings on the project are no longer refused for RERA. The other readiness blockers (promoter, books, bank accounts) are separate: see Make a project ready to sell and collect.
  • Every estimate sent on the project holds its unit (and its parking slots) for the Estimate validity in force; an hourly job releases expired holds.
  • Per Sqft charges on every new buyer's estimate multiply the Chargeable area for buyers in force; new offers measure the entitled and extra area on the Chargeable area for members and tenants, and an allottee's purchase is priced on the area its offer is measured on. A unit without that area recorded is refused when priced: "Unit <n> has no <area basis>, the area this project charges on; record it on the unit first".
  • On a redevelopment, each new offer's entitled area is suggested as the existing carpet area plus the Carpet area offered (Mofa) percentage in force (the project's, else the organization's), until someone types a figure or allots units.
  • Sweeps of the project's collection account split by the RERA escrow share in force; the next revenue run computes under the Revenue method and Recognise revenue on in force. A blank at both the project and the organization means the promoter's books' revenue policy decides.
  • Changing Expected possession moves every possession-linked installment that is still pending and not hand-edited to the new date, across the project's bookings.
  • In the wizard, the Land & RERA step counts as done once either the RERA registration or the CTS / survey number is recorded, so a ticked step does not mean the RERA gate is lifted; check the readiness card.
  • To go back to inheriting a setting, clear the field (or pick "Inherited: …" in a list) and click Save settings; a later change to the organization's default then reaches the project again.

If something goes wrong

  • "This project has no RERA registration number and date on file; record them under Land & RERA before estimates or bookings (organization setting)." when someone tries to send an estimate or book: no current registration is recorded. Record it, or, if your organization does not want the gate, an Administrator can switch off Require RERA registration before selling on the Projects card under Settings > Organization. See RERA registration required (trouble.projects.rera-required).
  • "A project with this name already exists." under Project name when you also changed the name: another project has that name. See Project name taken (trouble.projects.project-name-taken).
  • "Whole numbers only", "Must be at least 1", "Must be at most 365" on Estimate validity, "Must be at least 0" or "Must be at most 100" on RERA escrow share, or "Must be at least -100", "Must be at most 200", "Use at most 2 decimal places" on Carpet area offered (Mofa): correct the value; the tab won't save until you do.
  • Save changes or Save settings stays greyed out: nothing has changed yet. There is no reason on hover.
  • "You can view this project but not change it.", no Save settings button, or "You do not have permission to do that.": your role lacks the Edit permission on Projects. See No permission (trouble.admin.no-access).

Related

  • 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.

  • 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.

  • 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.

  • Revenue policyScreen

    The CA's effective-dated choices on how the books recognise sale revenue and the costs that go with it: framework, method, possession trigger, OC rule, cost treatments and judgement areas.

  • 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.

  • Walk through the project setup wizardHow-to

    Take a new project through the nine setup steps in order: basics, land and RERA, promoter and bank accounts, towers and units, society, members, offers, extras, and review, saving as you go and skipping what can wait.

  • 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.

  • 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.

  • Record a RERA extensionHow-to

    When a project's RERA registration is about to expire or has expired, record the extension order as a new row on the RERA registration card, attach the order, and check that the readiness card reads Current again.

  • Unit areas and the chargeable areas: Carpet area (Mofa), RERA Carpet Area, Super Built-up AreaConcept

    Every unit carries up to three areas; two settings say which one money is worked out on: the chargeable area for buyers (what a Per Sqft price multiplies on a buyer's estimate) and the chargeable area for members and tenants (what a member's offer and an allottee's purchase are measured in).

  • Estimate validity and the unit holdConcept

    A sent estimate holds its unit (and the parking slots it picked) for that buyer until its Valid until date; the hold starts on sending, can be extended with a reason, and an hourly job expires the estimate and frees the unit the day after the date passes.

  • Entitlement: existing carpet, entitled area, uplift, extra area and the splitConcept

    The area figures on an allottee's offer: the carpet they hold today, the area they are entitled to (typed, or filled from the project's uplift guidance or the allotted units), the extra area the allotted units give beyond it, and how the entitlement is split across the units to fix what each one charges for.

  • Expected possession date and charges at possessionConcept

    The project's expected possession date is when the charge groups a pricing plan collects "at time of possession" fall due: one undivided row per charge, owed from booking, outside the buyer's payment plan, re-dated on every open booking when the date changes.

  • 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.

  • Revenue recognition: policy, point in time vs over time, and revenue runsConcept

    Each set of books carries an effective-dated revenue policy (framework, method, possession trigger, cost and brokerage treatments, judgement areas) chosen by the CA; a revenue run is the period close that computes every booking's and member offer's progress under it, recognises the catch-up revenue, cost of sales and brokerage, and posts the journals.

  • Possession: offer, handover, conveyance and the occupation certificateConcept

    Possession of a booked unit is recorded as three dates on the booking (possession offered, handed over, conveyance registered); the occupation certificate on the tower or project is what allows the offer, the handover marks the unit Sold, and the books' revenue policy names which of these dates is the moment sale revenue is recognised.

  • 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.

  • "Already exists" or "listed twice": the name, code, number or line must be uniqueTroubleshooting

    Names, codes and numbers are unique within their scope (the organization, a project, a tower, a set of books) so that records can be told apart, and a line can appear once on a plan, offer or account; rename, reuse the existing record, or remove the duplicate line.

  • "No access" or "You do not have permission": your role lacks a permissionTroubleshooting

    Every screen, button and picker is gated by a permission on a module; your role decides which you hold, so a missing one shows as a No access card, a refused action, a greyed-out button with a hover reason, or a picker that explains which permission it needs.