Quick answer: before you collect the keys to a new flat in Mumbai, do three things. (1) Get a copy of the Occupancy Certificate (OC) – without it the building is not legally ready to live in. (2) Inspect the flat properly (“snagging”) and give the developer a written list of defects. (3) Read the possession letter and final dues line by line before you sign. Your rights to have defects fixed continue for five years under RERA, so keep everything in writing.
Last updated: 23 October 2026. A general guide for buyers of new flats in Mumbai. Not legal advice – check your own agreement with a property lawyer.
Possession day feels like the finish line, but it is also the last moment when you have real leverage with the developer. For a luxury home, where finishes, fittings and services are a big part of the price, a careful handover can save months of follow-up. This guide explains the documents to check, how to snag a large flat, and what to do if something is wrong.
Step 1: Check the Occupancy Certificate (OC)
The Occupancy Certificate is issued by the planning authority – in most of Mumbai, the BMC – after it inspects the completed building. It confirms the building was built as per the approved plans and is fit to occupy. In Mumbai it is often issued as an Occupation-cum-Building Completion Certificate.
Why it matters:
- Utility connections, property tax assessment and society formation usually depend on it.
- Banks may hold back the last part of a home loan until the OC is issued – see our home loan guide.
- Selling or renting the flat later is much harder without it.
- A part OC may cover only some floors or wings. Check that your floor and unit are covered.
Ask for a copy, and check that the project name, plot details and number of floors match. Under RERA, developers also upload project documents to the MahaRERA website – our MahaRERA verification guide shows where to look.
Step 2: Read the Possession Letter and Final Dues
The developer will send a possession intimation with a demand for the final instalment and other charges. Before paying, compare it with your Agreement for Sale:
| Item | What to check |
|---|---|
| Final instalment | Matches the payment schedule in the agreement |
| Carpet area | Same as the agreement; ask how any change is adjusted |
| Maintenance and corpus | Months of advance maintenance and the corpus amount – see our running costs guide |
| Other charges | Legal, society formation, utility deposits – only what the agreement allows |
| GST | Applied correctly to the right items |
| Maintenance start date | Should normally start from possession, not earlier |
When you sign the possession letter, watch for a line saying you have inspected the flat and are “fully satisfied”. Do not sign it as it is if your snag list is still open – add a note, or attach the list.
Step 3: Snagging – How to Inspect a Large Flat
Plan at least two to three hours for a 4 BHK. Go in daylight, take a torch, a tape measure, a phone charger to test sockets, a bucket of water, and masking tape to mark defects. Many buyers also hire a professional snagging or home-inspection firm.
Walls, ceilings and floors
- Cracks, uneven plaster, patchy paint and damp marks – especially below windows and near bathrooms.
- Hollow-sounding tiles (tap them), chipped edges, uneven joints and slope towards drains.
- Stone or wooden flooring: scratches, stains and level.
Doors, windows and the sea-facing side
- Every door and window opens, closes and locks smoothly.
- Window seals and frames – check for gaps that could let in water during heavy rain.
- Glass without scratches; sliding doors running smoothly.
- On homes facing the sea, look closely at metal fittings, railings and frames for early rust – salty air speeds up corrosion. Our sea-facing flats guide explains why.
Plumbing and bathrooms
- Run every tap and shower; check hot water, pressure and drainage speed.
- Pour water on bathroom and balcony floors – it should flow to the drain, not pool.
- Look under sinks and around WCs for leaks.
Electrical and services
- Test every switch, socket, light point and the main distribution board.
- Check AC points, data and TV points, and video door phone.
- Confirm kitchen fittings and appliances listed in the specification are installed and working.
Size and specifications
- Measure the main rooms and compare with the floor plan. Our carpet area guide explains how RERA carpet area is measured.
- Tick off each item in the specification list – brands, finishes, fittings.
Step 4: Common Areas and Building Services
- Lifts, staircases, refuge floors and fire-safety equipment.
- Your allotted parking space(s), as per the parking allotment letter.
- Amenities promised in the agreement – are they complete and usable? Read our amenities guide for what to expect.
- Water storage, power back-up and security systems.
Check your parking slot against your car too – our guide to car parking rules in new Mumbai projects explains garage, covered and mechanical parking.
Step 5: The Snag List and Follow-Up
- Write every defect with the room, a short description and a photo.
- Send it to the developer by email or letter and keep the acknowledgment.
- Agree a date for repairs, then re-inspect before you move in.
- Keep copies of everything – they matter if you need to rely on your RERA rights later.
Under the RERA Act, if a structural defect or a defect in workmanship, quality or services is reported within five years of possession, the developer must fix it without charge, normally within 30 days. If it is not fixed, you can approach MahaRERA.
Planning interior work after possession? Read our fit-out guide for a new luxury flat in Mumbai before your contractor starts.
Documents to Collect on Possession Day
- Occupancy Certificate (copy).
- Possession letter, signed by both sides.
- Receipts for all payments and a no-dues letter.
- Parking allotment letter.
- Warranty cards and manuals for fittings and appliances.
- Society membership forms and the maintenance schedule.
What happens next? Our guide to housing society formation and conveyance in Maharashtra explains the handover from developer to society.
Godrej Bandra Bay: Where It Stands
Godrej Bandra Bay at Bandra Reclamation offers 4 BHK homes only, approx. 2,900–3,500 sq ft* carpet, from ₹29 Cr*, in one tower of approx. 26 storeys*. MahaRERA registration is awaited and the possession date has not been confirmed, so this checklist is for later – but it is worth knowing now what your agreement should say. See what is confirmed and not confirmed, our checklist before booking, and the comparison of under-construction vs ready-to-move flats.
Also comparing other projects on the same stretch? Read about Adani Bandra Reclamation, and see another summary on the Godrej Bandra Reclamation property page. For the full picture, read the complete Godrej Bandra Reclamation guide or visit the Godrej Bandra Reclamation project page.
Have a question about the project? Send an enquiry and we will share verified details as they are announced.
Frequently Asked Questions
What is an Occupancy Certificate (OC) in Mumbai?
An Occupancy Certificate is issued by the planning authority (in most of Mumbai, the BMC) after it checks that the building has been built as per the approved plans and is fit to live in. In Mumbai it is often issued as an Occupation-cum-Building Completion Certificate. Without it, the building is not legally ready to be occupied.
Should I take possession of a flat without an OC?
It is safer not to. Without an OC you can face problems with water and electricity connections, property tax assessment, home loan disbursement, resale and society formation. Ask for a copy of the OC before you sign the possession letter.
What is snagging?
Snagging means inspecting a new flat for defects before you accept it – cracks, seepage, uneven tiles, faulty plumbing or wiring, doors and windows that do not close properly, and finishes that do not match the agreement. Every defect goes on a written snag list for the developer to fix.
Who pays to fix defects after possession?
Under RERA, if a structural defect or a defect in workmanship, quality or services is reported within five years of handing over possession, the developer must fix it without charge, normally within 30 days. Report defects in writing and keep copies.
Does signing the possession letter mean I accept the flat as it is?
Read the letter carefully. Some letters include wording that you have inspected the flat and are satisfied. Do not sign such a line until your snag list is attached or recorded in writing. The letter should also show the date from which maintenance becomes payable.
When is possession expected at Godrej Bandra Bay?
The possession date for Godrej Bandra Bay has not been confirmed yet, and its MahaRERA registration is awaited. The date written in the RERA registration and your Agreement for Sale will be the one that counts.
*Prices, sizes and other details are indicative and subject to change. Please verify all details with the developer and on the MahaRERA website before making any decision.
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