Taking Possession of a New Flat in Mumbai from Abroad: The NRI Possession Checklist

Taking possession of a new Mumbai flat from abroad: OC check, carpet area, snag list, 5-year RERA defect liability, meters, society and property tax.

New apartment in Mumbai ready for possession handover

The builder's email arrives: your flat is ready for possession. For an NRI, this is both the best and the most stressful moment of buying off-plan. Final demands land, the clock on defect claims starts ticking, and a dozen small formalities need someone physically present in Mumbai.

Get possession right and the flat is ready to live in or rent within weeks. Get it wrong and you inherit seepage, a wrong carpet area and a missing meter transfer that take months to undo. Here is the possession checklist for NRIs we use when we take handover on owners' behalf.

Before you accept the possession letter

Check the occupation certificate (OC). Do not take possession of a flat in a building without an OC. It affects your legal occupancy, utility connections, loans and future resale.
Verify the final demand. Match every line against your agreement: balance consideration, maintenance deposit, society formation charges, legal fees and any interest. Question anything not in the agreement.
Confirm carpet area. Your registered agreement states the RERA carpet area. Ask for the final measurement and check any variation clause for refunds or adjustments.
Check the project on MahaRERA. Confirm the completion status and any complaints. Our RERA helpdesk explains your rights.

Possession day: the inspection

Walk the flat with the builder's representative and record everything in a written snag list, with photographs, before signing the possession letter.

Water and seepage: run every tap and shower, check under sinks, around bathroom floors and on external walls.
Electricals: test every switch, socket and the distribution board; confirm earthing.
Windows and doors: alignment, locks, sliding tracks and sealing against monsoon rain.
Flooring and walls: hollow tiles, cracks, uneven plaster and paint finish.
Specifications: compare fittings, brands and fixtures against the specification list in your agreement.
Keys and documents: all keys, access cards, appliance warranties and the possession letter.

Sign the possession letter only after the snag list is signed too. That piece of paper is your defect claim.

Your rights after possession: the 5-year defect liability

Under RERA, if you report a structural defect or a defect in workmanship, quality or services within five years of possession, the developer must rectify it without charge, generally within 30 days. Report defects in writing, keep photographs and keep copies. A dated snag list from possession day is the strongest evidence you will have.

After possession: the formalities

Society membership. Apply for membership and, once the society is formed, your share certificate.
Electricity meter. Transfer the meter into your name with the distribution company.
Property tax. Make sure the flat is assessed and the bill is in your name. See our Mumbai property tax guide.
Piped gas, internet and water. Apply early; connections can take weeks.
Key custody. Decide who holds keys and how access is logged.

TND app dashboard showing property status and documents — Track possession documents, inspections and expenses from abroad in the TND app.

Rent it, furnish it or keep it vacant?

Many NRIs rent the flat soon after possession. A new flat with fresh interiors commands a premium, and a registered leave and licence agreement protects you. If you plan to keep it empty for a while, read our guide to protecting a vacant flat from abroad, because new buildings often reveal plumbing and seepage issues in their first monsoon.

How TND takes possession for you

TND Care represents NRI owners at handover: we check the OC and final demand, run the snag inspection with photographs, follow up on defects with the builder, transfer meters and tax, and hand over to TND property management if you want the flat let. Developers can also partner with us through TND Plus for post-possession care of their buyers.

Frequently asked questions

Can an NRI take possession of a flat without coming to India?

Yes. Possession can be taken by a person holding your power of attorney, or by a representative such as TND Care, who inspects the flat and signs on your behalf.

Should I take possession without an OC?

No. Without an occupation certificate, occupancy, utility connections, loans and resale can all run into problems.

What is the defect liability period under RERA?

Five years from possession. The developer must fix structural and workmanship defects reported in that period, generally within 30 days, at no cost.

What should a snag list include?

Seepage and plumbing, electricals, doors and windows, flooring and walls, and fittings compared against the agreed specifications, all with photographs.

Related reading

Possession coming up? Book a video call or message us on WhatsApp.

General information, not legal advice.

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