How to Become a UP RERA Registered Agent
2026 walkthrough. Updated 6 November 2026.
On this page
- Do you need to register?
- What it costs
- Step 1: Create your portal profile
- Step 2: Fill in your basic details
- Step 3: Enrol and pass the training
- Step 4: File the registration form
- Step 5: Get your certificate
- How long it lasts
- How to operate legally
- Quarterly returns: REG-9, not the QPR
- Renewal and lapse
- Penalties
- Your compliance calendar
To help sell plots or flats in a RERA-registered project in Uttar Pradesh, you need a UP RERA registration number. People call it a licence. The document is a registration certificate in Form H.
The order matters, because the application form stays locked until training is done: create a portal profile, fill in your details, pay ₹6,000 and pass the four-day training, then file the form with the ₹25,000 fee (₹2,50,000 for firms). After that you keep a transaction register, file a return every quarter, put your number on your adverts and renew on time.
Do you need to register?
Say you show flats in a Noida project and earn commission when a buyer books. You are a real estate agent under Section 2(zm) of the Act: someone who negotiates or acts for a person in a transfer of a plot, apartment or building in a real estate project, for a fee. Section 9 says you cannot facilitate those sales without registration.
The definition is broad. The FAQ on UP RERA's portal says web portals selling plots or apartments are covered too. One registration covers the whole State. If you are not sure whether your work counts, ask UP RERA before you take a commission.
Already registered? You still need the training. UP RERA's order says previously registered agents must take it and get the certificate by 31 December 2026. The training page has the detail
What it costs
| Payment | Individual | Firm or company |
|---|---|---|
| Training, per trainee | ₹6,000 | ₹6,000 each |
| Registration, rule 9(2) | ₹25,000 | ₹2,50,000 |
| Renewal, rule 11(2) | ₹5,000 | ₹50,000 |
| Re-registering for training after failing | ₹3,000 | ₹3,000 each |
| Each late REG-9 return | ₹10,000 | ₹10,000 |
So an individual pays ₹31,000 in official fees to start. Rule 9(2) charges ₹25,000 to an individual and ₹2,50,000 to "anyone other than an individual", and we did not find a separate statement for a sole proprietorship, so check the amount your form shows. Notary costs for affidavits are extra. Every UP agent fee is explained here
Step 1: Create your portal profile
- Go to up-rera.in, open Registrations and click Agent.
- Choose your applicant type: Individual, Sole Proprietorship, Partnership, LLP or Company.
- Enter your full name and personal email. A business enters its legal name and official email.
- Click Send OTP and verify the code sent to your email. Do the same for your mobile number.
- Create a password, enter the captcha and click Create Profile.
Use an email you will keep. UP RERA sends your batch allotment there, and it becomes your login.
Step 2: Fill in your basic details
Log in through Login, User Login, select Agent, then open Account, Basic Information. Take care here, because these details fill the registration form automatically. Later changes are made by updating this profile.
| You are | Have these ready |
|---|---|
| Individual | Photo and signature, Aadhaar and PAN copies, date of birth, address as on Aadhaar |
| Sole proprietorship | Proprietor's photo and signature, registration or GST number and certificate, main objective, start date, brief details of the firm, registered address, employee details |
| Partnership | Registrar of Firms number (or GST if not registered) and certificate, PAN, partnership deed, registered address, partners with their roles, employee details |
| LLP | LLPIN and certificate, PAN, LLP deed and incorporation certificate, registered address, employee details |
| Company | CIN and certificate, PAN, memorandum and articles of association, registered address, employee details |
| Society | Self-attested memorandum of association and by-laws, along with the details above |
File sizes: photos and signatures are JPG up to 500 KB. Documents are PDF up to 2 MB.
Employee details: a firm lists each person who must train, with name, Aadhaar address, email, father's or husband's name, mobile, photo and signature. This list sets your training bill, because the fee is ₹6,000 for each employee you disclose.
Affidavits for firms: a notarised affidavit promises that remaining officers and staff will train later. Foreign national, NRI or sleeping partners and directors who are not acting as agents file their own notarised affidavit for exemption. See who has to train
Step 3: Enrol and pass the training
On your dashboard, click Enrollment for Training and Certification, then Submit & Pay. UP RERA emails your batch, and you must reply to confirm.
The programme runs for four days in Lucknow or Greater Noida. Attendance is recorded each day, and only people who attend all four can sit the exam. You must reach a minimum qualifying score, which UP RERA has not published. If you fail, you can re-register for a later session for ₹3,000.
After you pass, the manual says a digital certificate appears on your dashboard and the physical one is handed over in person at Lucknow. The order says collection in person, in formal dress, is mandatory. Do not skip it: UP RERA warned in July that agents who leave certificates uncollected may face difficulty at renewal.
Read the full training guide for no-show rules and firm minimums, or try ten free practice questions before your batch.
Step 4: File the registration form
The form opens on your dashboard only after UP RERA uploads your training certificate. Your basic details come through automatically. You add the rest:
- Registered address: upload documentary proof.
- Directors or partners: each one's photo, address, mobile, email, and Aadhaar copy, or passport if not an Indian national. Companies and LLPs also give the DIN or LLPIN.
- Branch offices: list all of them in UP. If your registered address is outside UP, give your UP office address.
- Police enquiries, criminal cases, and cases before any authority, tribunal or forum: answer yes with case details, or no with an affidavit in the prescribed format.
- Past experience in UP: if you have any, list your projects with their UP RERA registration IDs.
- Other State RERAs: give your registration number there and the number of projects.
- Letterheads and rubber stamp: a certified copy of all letterheads with an impression of your stamp, signed by the authorised signatory.
- Acknowledgement receipts: self-certified copies of your format, or a declaration on your letterhead that you do not issue them.
- Income-tax returns: self-certified copies for the last three financial years, or an exemption affidavit if you did not file.
The affidavit formats are in UP RERA's SOP for Registration of Real Estate Agents dated 30 March 2024. We have not read that SOP. The portal's home page links a book of SOPs and office orders, so start there.
Paying the fee: the 2016 Rules as printed say demand draft. The order of 5 January 2026 says the fee is paid online, and the manual calls the process fully online. Follow what your form shows.
Step 5: Get your certificate
If the application is accepted, UP RERA issues a registration certificate with your number in Form H. If it is rejected, you hear in Form I. The Act says an application cannot be rejected until you have had a chance to be heard.
The Act also says an applicant who hears nothing within the prescribed period is deemed registered. The Rules we read give no number of days. Our advice is not to start work on that basis without a number from UP RERA, because that number has to go on every sale.
How long the registration lasts
Rule 10(3) of the UP Rules says the first registration is valid for ten years, and a 2022 press report says UP RERA raised it from five. Rule 11(6) says a renewal lasts five years. The Rules are not fully consistent: the Form H template still prints five years. Go by the dates on your own certificate.
How to operate legally
Check the project first
A builder offers you good commission on a new tower, but you cannot find it on the portal. Under Section 10(a) you cannot facilitate sales in a project that should be registered and is not. At its August 2026 webinar, UP RERA told agents to deal only in RERA-registered projects. Search the project on up-rera.in before you take it on.
Put your number on everything
Section 9(5) requires you to quote your registration number in every sale. UP RERA told agents that an advert needs the promoter's written permission and must show the project name, RERA registration number, collection account, QR code and RERA portal link, with your own name and registration number.
Say only what you can show
Section 10(c) bars false statements about services, including claims of approvals or affiliations you or the promoter do not have, and adverts for services that are not going to be offered. If a buyer asks about a clubhouse, check the registered project details before you answer.
Give buyers their documents
Section 10(d) requires you to help the buyer get all the information and documents they are entitled to at booking. Rule 13 asks you to help buyer and promoter exercise their rights and meet their obligations at booking and sale.
Keep records
Section 10(b) requires you to maintain books of account, records and documents. UP RERA told agents to keep Form REG-8 as a continuous record of each transaction: customer, project, unit, price, booking date and commission. ETRealty and others report that the 11th Amendment also expects cash books, journals, ledgers and a customer register, kept for at least five years from project completion or the registered deed. We have not read the amendment itself.
Be careful with cash
At the 54th batch in October 2026, UP RERA's Chairman advised agents to avoid large cash transactions. Take commission through a traceable channel and record it in your register. That part is our advice.
Keep your team trained
New partners, directors and staff who join after registration must also enrol and train. The order says this in paragraph 11, and REG-9 asks about employees' training status.
Quarterly returns: REG-9, not the QPR
Agents often ask about QPRs. The QPR is the promoter's quarterly project report, with a ₹15,000 late fee for each delayed report. Your filing is the quarterly transaction return in Form REG-9.
- What goes in: the projects you work with, transactions in the quarter, and employee details, including training and certification status.
- When: within 15 days of the end of each quarter.
- If late: ₹10,000 for each delayed report. UP RERA says persistent non-compliance may lead to action under the Act, including penalty or cancellation of registration.
- Your first filing: press reports on the 11th Amendment say it must cover all transactions since you were registered, so gather those records early.
What we could not confirm: the material we read does not define the quarter or say what to file for a quarter with no deals. If quarters follow the calendar, returns fall due by 15 January, 15 April, 15 July and 15 October. Confirm this on your dashboard or with UP RERA. We also found no separate annual filing for agents, though the regulations we could not read may contain one.
Renewal and lapse
Apply in Form J at least three months before expiry, under rule 11. For example, a registration ending on 31 December 2028 means applying by 30 September 2028. You pay ₹5,000 as an individual or ₹50,000 otherwise, and submit updated documents. UP RERA says the training certificate is mandatory for renewal.
Renewal depends on your staying compliant with the Act, Rules and regulations. If it is granted, you hear in Form K. It cannot be rejected until you have been heard, and a rejection comes in Form I. Work out your renewal date here
If it lapses: we did not find a late-renewal window in the Rules. RealtynMore reported in February 2025 that UP RERA removed about 2,707 agents with lapsed registrations from the agent section of projects. Treat a lapsed registration as no registration until UP RERA tells you otherwise.
Penalties
| If you | You may face |
|---|---|
| Work without registration, or breach Section 9 or 10 | ₹10,000 for every day of default, up to 5% of the cost of the unit (Section 62) |
| Ignore an order of the Authority | A daily penalty up to 5% of the estimated cost of the unit (Section 65) |
| Ignore an order of the Appellate Tribunal | Up to one year in prison, or a daily fine up to 10% of the estimated cost (Section 66) |
| Breach a registration condition, or get registered by fraud | Suspension or revocation, after a hearing (Section 9(7)) |
| File REG-9 late | ₹10,000 for each delayed report |
These are maximums set by law. What applies in a real case depends on the facts and on what the Authority decides, so take professional advice if you receive a notice.
Your compliance calendar
| When | What to do |
|---|---|
| By 31 December 2026 | Already registered: get trained and certified. Firms: enrol existing staff |
| Before taking a project | Find its registration on up-rera.in and get the promoter's written permission to advertise |
| Every deal | Quote your number, update REG-8 and keep the documents |
| Every advert | Check all the required details appear |
| Every quarter | File REG-9 within 15 days of quarter end |
| New joiner | Enrol them for training |
| Three months before expiry | File Form J at the latest, with the certificate and updated documents |
Quick check
A developer offers you a project with no UP RERA number and asks you to start advertising. May you do it if the developer promises registration next month?
Answer: No, if it is a project that has to be registered. Section 10(a) bars you from facilitating sales in a project that should be registered and is not, and a promise does not change that. Wait until you can find it on the portal, then get written permission to advertise.
Getting ready for your training batch?
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Take the free 10-question checkFrequently asked questions
How much does it cost to become a UP RERA agent?
Can I apply for UP RERA registration before I do the training?
How long is a UP RERA agent registration valid?
Do UP RERA agents file a QPR?
How long does UP RERA agent registration take?
When should I renew my UP RERA agent registration?
What is the penalty for working without UP RERA registration?
Do I need an office in Uttar Pradesh?
Sources
- UP RERA user manual on the agent registration module
- UP RERA office order dated 5 January 2026 (Hindi, LiveLaw's copy)
- UP RERA press releases of 26 July, 13 August, 18 August and 28 October 2026
- UP RERA Rules, 2016, rules 9 to 13 and Forms G to K
- The RERA Act, 2016, Sections 2(zm), 9, 10, 62, 65 and 66
- FAQ on UP RERA's portal, question 21
- Press reports, which are secondary: ETRealty on the 11th Amendment, RealtynMore on lapsed agents and Constro Facilitator on validity
Related UP RERA pages
- UP RERA agent training course: fee, exam and the 31 December deadline
- UP RERA agent fees: registration, renewal and training costs
- UP RERA agent registration fee and renewal
- Agent renewal deadline calculator
- UP RERA exam pattern: what is confirmed
- UP RERA mock test: timed practice paper