How-toReviewed 2026-09-29

Check the RERA accounts and the sweep share

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.

Under RERA every buyer payment enters the project's collection account, and the bank sweeps it daily: the escrow share (70% under RERA 2016) to the project's RERA separate account, the rest to its operative account. In NirmaanOne the share is an organization-wide, effective-dated rule that a project can override; the app warns when a receipt is recorded outside the collection account, mirrors each day's sweep as one voucher, and shows on the project card and the RERA accounts statement whether the sweeps meet the share. NirmaanOne records what the bank did; it moves no money.

Before you start

Each project's promoter company has three bank accounts for the project, with the purposes Collection account, RERA separate account and Operative account (a GST account is optional), each with a ledger in the books. The setup wizard's Promoter & bank accounts step adds the accounts and the project overview's readiness card shows what is missing (Make a project ready to sell and collect).
Reading the rule needs the View permission on Organization Settings; changing it needs the Edit permission on Organization Settings, which only the Administrator holds by default. A project's own share needs the Edit permission on Projects. The RERA accounts card needs the View permission on Payments; the statement needs the View permission on Reports (every "reads everything" role: Finance Lead, Accountant, Project Manager, Sales Manager, Compliance Officer, Auditor, Rehab Officer). Recording receipts needs the Create permission on Payments.
The organization ships with one rule: 70% from 1 May 2017. Keep at least one rule; the last one cannot be deleted.

Steps

Open Settings from the user menu and choose Organization (Organization). The RERA escrow share card reads "The share of every collection the bank sweeps to the project's RERA separate account: 70% under RERA 2016. Add a new row when the regulation changes; the sweeps, the statement and the receipt warning use the rule in force on the date. A project on other terms sets its own share on its Settings tab." The table lists each rule with Effective from, Escrow share and Notes; the rule in force carries a green "In force" badge and a future one a blue "Upcoming" badge. To change the share, click Add rule: the dialog "New escrow rule" has Escrow share (%) (70 to start), Effective from (today) and Notes (placeholder "e.g. RERA 2016 section 4(2)(l)(D)"); click Save. You see "Escrow share <n>% from <date> saved." The pencil ("Edit rule") changes a row; the trash ("Delete rule") asks "Delete escrow rule?" and reminds you that "The last rule cannot be deleted; change its percentage instead."
Open the project (Project overview) and check the readiness card: it lists the Collection account, RERA separate account, Operative account and GST account (optional) with their last digits and ledger codes, and the 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>%)"). A blocker such as "<Promoter> has no collection bank account for this project" or "The books have no ledger for the collection bank account <bank> ····<last 4>; sync bank ledgers" must be cleared first (Sync bank ledgers creates every missing ledger in one click). If this project's bank sweeps a different share, open the project's Settings tab (Project settings), set RERA escrow share (%) under Accounting (hint "Set it only for a project on other terms. Blank = <n>% of every collection swept to the separate account (the organization's setting).") and click Save settings. Blank keeps the organization's rule.
When recording a receipt (Record and clear a buyer's receipt), Into our account on the Record receipt page is preselected with the project's collection account (accounts are listed as "<bank> ····<last 4> · <purpose>"). Leave it there and click Save and clear or Save as pending. If you pick another account, an amber alert appears first: "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." Saving then shows the red toast "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" and the receipt is saved all the same. While it is still Pending, Edit on the payment page lets you change the account. The GST the buyer paid is its own GST receipt into the GST (or operative) account: that part never enters the sweep and shows on the card as GST banked apart.
Back on the project overview, read the RERA accounts card (the View permission on Payments). Its text reads "Every buyer payment enters the collection account; the bank sweeps <n>% to the separate account and the rest to the operative account. As of <date>." and the badge is In order (green), Unswept money (amber), Receipts outside the collection account (red), Accounts missing (red) or No receipts yet (grey). The rows are Collected into the collection account, GST banked apart ("never swept", only when there is some), Swept to the separate account (with the actual percentage), Swept to the operative account, Unswept, Withdrawn from the separate account (with "₹… requested"), Separate account balance (on the books) and Banked outside the collection account (only when there is some). An amber note "₹… collected has not been swept yet (₹… on Draft sweeps). The daily rule posts sweeps at 09:00; use Sweep now to catch up." points to the sweeps (each receipt's sweep is posted the moment it clears, so the note means a sweep failed or receipts were released); a red note "<n> cleared receipts (₹…) were banked outside the collection account. Under RERA the money should enter the collection account; move it with a Contra voucher if the bank corrected it." points to receipts to look at. The buttons RERA sweeps, Escrow withdrawals and Statement open the RERA sweeps list, the Escrow withdrawals list and the statement.
Open Accounting > Reports and choose the RERA accounts tab (RERA accounts); the header books switcher picks whose books you are reading. Pick the Fiscal year, the From / To dates and, to read one project, the Project (placeholder "Whole books"). The summary line reads "FY <name> · <from> to <to> · <project | whole books> · <n>% to the separate account (the project's own share | rule from <date>)", with "· no collection account ledger in these books" when the books have none. Eight tiles follow: Into the collection account (hint "GST banked apart ₹…"), Receipts outside the collection account (green "nil" or red "should be nil"), Swept ("<n> sweeps · ₹… unswept"), Share to the separate account ("<n>%" with a green "Meets <n>%" or red "Below <n>%" badge, or "No sweep yet"), To the separate account, To the operative account, Withdrawn from the separate account ("<n> withdrawals") and Separate account balance (hint "collection ₹… · operative ₹…"). Below, the table Ledger / Opening / Debit / Credit / Closing lists each bank ledger with its group and which account it is (Collection account, RERA separate account, Operative account or GST account), and Receipts by bank / cash ledger shows where the money landed, with "outside the RERA accounts" in red beside a ledger that is none of the four.
To test another percentage, type it under Required share (placeholder "Rule"; blank uses the project's own share or the rule in force): the badge is recomputed. Export CSV downloads the ledger table as "rera-accounts-<from>-<to>.csv" with the columns Code, Ledger, Account, Group, Opening, Debit, Credit and Closing (the tiles and the receipts table are not in the file).

What happens next

A receipt cleared into the collection account is swept at once: the system rule "Receipt cleared into the collection account: post its RERA sweep (system)" posts one sweep for that receipt alone, dated its clearing date, split by the share in force on that date (the project's own share, else the organization's rule), as one Contra voucher: Dr separate, Dr operative / Cr collection. To catch up (a sweep that failed, receipts released by a cancel or a reverse) with Sweep this receipt on the payment or Sweep now by clearing date, or to review a Draft before it posts, see Sweep the collection account by hand; the 09:00 catch-up rule "Daily RERA sweeps (system)" (off by default) can be switched on too.
The statement counts cleared receipts only: money debited to bank or cash ledgers on Receipt vouchers in the period, split into the collection account, GST banked apart and everything else. Sweeps are the posted sweeps dated in the period; withdrawals are the transferred ones. Pending receipts and Draft sweeps are not counted (the Swept tile shows the unswept amount).
Money leaves the separate account only through a certified withdrawal; see Withdraw from the RERA separate account.
The dashboard's RERA accounts card shows the same figures per project as a stacked bar (To the separate account, To the operative account, Unswept, Outside the collection account), and the Consolidated report lines up every books.
Changing the rule takes effect for sweeps whose clearing date is on or after its Effective from; earlier dates keep the earlier rule. A project's own RERA escrow share applies to that project whatever the rule says.

If something goes wrong

"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" after saving a receipt: the receipt is saved; move it while Pending if it belongs in the collection account, or record a Contra voucher once the bank has corrected it. "<Project> has no collection bank account yet, so this receipt cannot be checked against RERA; add the account under the project's "Promoter & bank accounts" step": add the account (step 2). See Receipt saved with a warning: it went outside the collection account (trouble.accounting.escrow-share-warning).
"The GST banked apart cannot exceed the amount received net of TDS.", "Give the GST amount banked into that account, or leave the account blank." or "Only a receipt banks its GST apart." when saving: see GST banked apart is refused (trouble.accounting.gst-banked-apart-refused).
The card badge reads Unswept money for days: the immediate sweep rule is off, receipts came back to the pool after a cancel or a reverse, or a day's sweep failed ("The books have no ledger for the collection account; sync bank ledgers on the project.", "Books <name> are inactive", a closed period). See Sweep cannot be posted (trouble.accounting.sweep-cannot-be-posted).
The statement's summary reads "no collection account ledger in these books" or the ledger table reads "No bank ledger in these books yet; the project's accounts get theirs when they are saved.": the promoter's accounts have no ledger in these books. Click Sync bank ledgers on the project overview. See Project not ready for sale (trouble.projects.project-not-ready).
Share to the separate account reads "No sweep yet": no posted sweep falls in the period, or the header books are not the promoter's. Switch the books or widen the dates.
"The separate account ledger shows <balance> on <date>, less than the <amount> withdrawn; the books may be behind the bank (unswept receipts, or an opening balance not recorded)" after a withdrawal: see Separate account balance is short (trouble.accounting.separate-balance-short).
"An escrow rule already starts on that date." when adding a rule: one rule per start date; edit that row instead. "Keep at least one escrow rule; change its percentage instead." when deleting the last one. See Effective-dated rule conflicts (trouble.admin.effective-dated-rule-conflicts).
"Please correct the highlighted fields." on the statement with nothing highlighted: Required share is above 100. Type a percentage between 0 and 100.
Add rule is missing on the card: your role lacks the Edit permission on Organization Settings. See No permission (trouble.common.no-permission).

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.
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.
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.
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.
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.
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.
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.
ConsolidatedScreen
One trial-balance-style view across every active set of books in your organization, matched by the organization's template ledgers or groups, with an optional project cut.
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.
Record and clear a buyer's receiptHow-to
Record the money a buyer paid against an issued demand as a consideration receipt (and the GST they paid as its own GST receipt), clear it to post the receipt voucher, give the buyer their receipt, and hand the TDS they deducted to a TDS credit.
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.
Set the organization's profile and project defaultsHow-to
Fill in the organization's name, description and invitation expiry, decide whether RERA registration gates selling, set the project defaults every project inherits (estimate validity, the chargeable areas for buyers and for members and tenants, carpet area offered, revenue method and trigger), and check the RERA escrow share, TDS and cancellation rules.
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.
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.
"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.
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.
Escrow, TDS or cancellation rule refused: a rule already starts on that date, or it is the last oneTroubleshooting
The RERA escrow share, TDS on sales and booking cancellation rules are effective-dated: one rule per start date and scope, and the last rule is never deleted because every sweep, demand and cancellation needs a rule in force; change the figure or add a rule from a later date instead.
"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.
CollectGuide
Map charges to ledgers, raise and issue demands on bookings and member offers (singly or in runs), record and clear receipts, appropriate them, handle bounces, chase overdue demands, mirror the bank's daily RERA sweeps and watch the RERA accounts.