Short answer: every project registered with the Karnataka Real Estate Regulatory Authority (K-RERA) must file a quarterly update on the K-RERA portal within fifteen days of each quarter end, under section 11(1) of the RERA Act read with Rule 15(1)(D) of the Karnataka RERA Rules 2017. For FY 2026-27 K-RERA charges ₹25,000 for every update filed late or not at all (circular of 2 July 2026). The next one — for July to September 2026 — is due on or before 15 October 2026.
The update is not a formality. It is published, it is certified by three professionals, and its figures are later read against the annual audit report and the project's GST returns.
| Quarter | Period | Due on or before | Penalty if late (per project) |
|---|
| Q1 | April–June 2026 | 15 July 2026 | ₹25,000 |
| Q2 | July–September 2026 | 15 October 2026 | ₹25,000 |
| Q3 | October–December 2026 | 15 January 2027 | ₹25,000 |
| Q4 | January–March 2027 | 15 April 2027 | ₹25,000 |
K-RERA's circular of 19 June 2026 (No. RERA/ACCOUNTS/DCF/02/2024-ACC) says the updates are to be filed before the 15th; its penalty circular of 2 July 2026 says on or before. Plan to finish before the date.
The July circular fixes the penalty at ₹25,000 × 4 = ₹1,00,000 a year, payable through K-RERA e-payment in the project login when the late update is submitted, and says recovery action runs from 16 July 2026. Each phase registered separately is a separate project, so the penalty multiplies with registrations.
The ₹25,000 figure is recent, and the history explains why K-RERA is now enforcing it.
| Circular | Covers | What it did |
|---|
| 3 September 2020 | All quarters | Delay fee of ₹10,000 up to one month, ₹20,000 per month after — quashed by the Karnataka High Court on 19 September 2025 (WP 3379/2024 and connected matters) |
| 20 January 2026 | FY 2025-26 | ₹25,000 per late update; Q1–Q3 window later extended to 31 March 2026 by corrigendum of 20 February 2026 |
| 7 February 2026 | FY 2017-18 to Q4 FY 2024-25 | ₹25,000 per late update for the back years; window to 31 March 2026, recovery from 1 April 2026 |
| 19 June 2026 | FY 2026-27 | Dates for the year; warning of penalty under sections 61 and 63 |
| 2 July 2026 | FY 2026-27 | ₹25,000 per late update, up to ₹1,00,000 a year |
The High Court's order quashed the 2020 fee but recorded that it would not stand in the way of a levy imposed in a manner known to law. The 2026 circulars rest on the Authority's penalty power in section 61 (up to 5% of the estimated project cost for contravening the Act, rules or regulations), with section 63 (a daily penalty for ignoring the Authority's directions, again capped cumulatively at 5%) held in reserve. ₹25,000 is the Authority's chosen figure, not the ceiling.
Section 11(1) of the Act requires the promoter to keep four things up to date each quarter on the project's web page: apartments or plots booked, garages booked, approvals taken and pending, and the status of the project. Rule 15(1)(D) of the Karnataka Rules spells them out:
| Rule 15(1)(D) item | What it means on the portal |
|---|
| (i) Number and types of apartments or plots booked | Tower- and type-wise units booked and remaining |
| (ii) Number of garages booked | Parking allotted (the Act defines a garage as roofed and walled on three sides) |
| (iii) Status of the project | Percentage completion of each building and each floor, and of internal infrastructure and common areas, with photographs |
| (iv) Status of approvals | Received; applied for with expected date; still to be applied; any modification or revision of a licence or permit |
The rule does not list financial figures, but the portal and the regulations do. K-RERA's post-registration checklist and user manual have the promoter enter, each quarter, the RERA designated account number, the percentage of completion, the advance collected from purchasers in the quarter and the amount withdrawn for the project in the quarter, and upload three certificates.
The three certificates
Under Regulation 3(1)(ii) of the Karnataka RERA (General) Regulations 2022:
| Karnataka form | Issued by | Certifies |
|---|
| Form-4 | Chartered accountant | Land and construction cost estimated and incurred, the withdrawal calculation, borrowings and mortgages, units booked and money realised in the quarter, a quarter-wise and cumulative reconciliation of the RERA account, receivables from sold units and the value of unsold stock |
| Form-5 | Project architect | Percentage of completion of the work against the sanctioned drawings |
| Form-6 | Project engineer | Status of construction work |
Regulation 29(4) adds that the CA-certified bank statement of the RERA account goes with Form-4, and that where money sits in fixed deposits a no-lien certificate from the bank is obtained every quarter and filed with the update. Readers who have seen MahaRERA's forms online should note that the numbers do not carry across: in Karnataka, Form-5 is the architect's quarterly certificate, not the annual report, and the annual audit report is Form-7.
Projects with no construction, no bookings and no collections in a quarter still file. K-RERA's circular of 17 May 2024 made quarterly updates mandatory for all registered projects from 1 April 2024, and the June 2026 circular says the updates continue until 100% is reported against each activity — at which point the portal opens a final summary sheet and the architect furnishes the final update. Neither circular exempts a quiet quarter, and the penalty circular draws no distinction.
A stalled project is exactly where the filing matters most. The update is the public record of the stall, and a promoter who later applies for extension of registration with gaps in the quarterly record is starting the application from behind (see the extension and delay-interest note).
The quarterly update is the first of three places the same project money is reported. The other two are the annual audit report and the GST returns, and they are read against each other.
Form-7, the annual audit report. The statutory auditor reports on fund utilisation and withdrawals from the RERA account for the year in Form-7 (for FY 2025-26, due by 15 November 2026 — see the Form-7 note). The four Form-4 certificates for the year should roll into it: collections, deposits, withdrawals and closing balances. The regulations require the CA certifying withdrawals to be a different entity from the statutory auditor, so two independent professionals are looking at the same account. Regulation 3(2) says that where Form-7 shows a quarterly or withdrawal certificate was false, or withdrawals were not in step with construction, the Authority can act against the promoter and refer the professional to their regulatory body.
GST returns. Units booked and amounts received in the quarter are public. The department can read them against advances and supplies declared in GSTR-1 and GSTR-3B for the same months. Differences arise honestly — time of supply on advances (see advances from flat buyers), cancellations, the landowner's share under a joint development, units sold after the completion certificate — but each one has to be explainable. How the RERA–GST comparison generates notices sets out the bridge to prepare.
The practical rule is to reconcile before uploading: bank statement to Form-4, Form-4 to the books, and bookings and collections to the GST returns for the quarter. Once the figures are on the portal, any correction becomes part of the record too.
The update is filed from the promoter's project login on the K-RERA portal; K-RERA's step-by-step user manual is linked from its Post Registration and Quarterly Update page. Menu paths have changed over the years, so follow the current manual rather than an old screenshot.
- Close the quarter's data by the first week. Booking register (unit, type, carpet area, agreement date, whether registered), cancellations, collections, and the RERA collection and designated account statements to 30 September.
- Reconcile the RERA accounts. Opening balance must equal last quarter's closing balance; deposits from sale proceeds and other deposits; withdrawals; closing balance per the bank statement. Check the deposit percentage against the 70% requirement.
- Get the site certificates. Architect's Form-5 and engineer's Form-6, with current photographs of each building, floor and the common areas.
- Prepare Form-4. Cost incurred against the estimate, percentage of completion, withdrawal eligibility, borrowings, the quarter's bookings and collections, the cumulative reconciliation, receivables and unsold stock. The CA's UDIN is mandatory; if there are no qualifications, the certificate says NIL.
- Reconcile to GST. Bookings and collections for the quarter against GSTR-1 and GSTR-3B, with each difference listed and explained.
- Update the portal. Unit booking status, parking, construction percentages and photographs, approval and NOC status (commencement certificate, fire, BWSSB, BESCOM, pollution board and so on), then the designated bank details section with the three certificates, the certified bank statement and any no-lien certificate. The portal rejects special characters and decimals.
- Submit and pay any penalty. A late update prompts the ₹25,000 e-payment in the same login. Keep the acknowledgement and payment receipt with the quarter's working papers; they are the first thing to produce if the Authority raises a query.
The whole cycle runs on data from three sources — accounts, site and sales — and the fifteen-day window is short when any one of them is late. Our RERA compliance calendar for Karnataka promoters lays the quarterly, annual and withdrawal deadlines out together, and the certification side is covered on the RERA compliance and certification page.
This note summarises K-RERA circulars dated 20 January, 7 February, 20 February, 19 June and 2 July 2026, Rule 15 of the Karnataka Real Estate (Regulation and Development) Rules 2017 and the Karnataka RERA (General) Regulations 2022, as published on the K-RERA website on 29 September 2026. It is not legal advice on any particular project. K-RERA issues circulars frequently and portal fields change; confirm the current circular and the fields in your project login before filing, and confirm the penalty shown on the e-payment screen before paying.