East Bengaluru buyer answers
Can I start interiors in my new flat before possession or the OC?
Direct answer: Not as of right. Under RERA, the builder offers possession after getting the occupancy certificate, and you take it within two months. Early access for interiors before that is only by the builder's written permission. Even after possession, the model agreement bars structural changes, removing walls and altering the exterior of the building.
Disclosure: acre&key’s advice is free to buyers; we are an authorised sales partner for some projects and may be paid by the developer.
Verify with your lawyer: This page explains the RERA Act and the K-RERA model agreement as published, not legal advice. Have your own property lawyer read your agreement for sale before you or your contractor start any work in the flat.
Interiors are a big spend, and it's natural to want them done before you move in. But the law sets an order of events, and starting early can mix up who is responsible for what.
What order does RERA set for possession?
Three steps, in this order:
- The builder gets the occupancy certificate. Section 11(4)(b) of the RERA Act makes the promoter responsible for obtaining the completion certificate or the occupancy certificate, or both, and making it available to buyers or their association.
- The builder offers possession in writing. Clause 7.2 of the K-RERA proforma agreement for sale says the promoter, "upon obtaining the occupancy certificate", shall offer possession in writing, to be taken within two months from the date the OC is issued.
- You take possession within two months. Section 19(10) of the Act puts the same duty on you: every allottee shall take physical possession within two months of the occupancy certificate.
The Act defines the OC in section 2(zf) as the certificate "permitting occupation of any building", which has provision for civic infrastructure such as water, sanitation and electricity. Our page on why OC and CC matter covers what the certificate itself proves.
The two documents involved are explained in possession letter vs OC.
Is there any rule that lets me in early for interiors?
Not in the Act, and not in the model agreement. The K-RERA proforma agreement has clauses on possession (clause 7), defect liability (clause 12), the association's right to enter for repairs (clause 13) and how you may use the flat after possession (clause 15). None of them gives a buyer a right to start fit-out work before possession.
So any early access is a private arrangement between you and the builder. If the builder agrees, get it in writing, and make sure it says:
- the date access starts and what work is allowed;
- that the flat is still in the builder's possession until the formal handover, so the builder's obligations don't change;
- who is responsible for damage to the flat, the common areas or other flats while your contractor is on site; and
- that early access doesn't count as accepting possession or the condition of the flat.
That last point matters most. Read your own agreement for sale for anything that treats access, key handover or "fit-out permission" as possession.
Can I ask for changes while the flat is still being built?
Yes, within limits. Section 14(2)(i) of the Act stops the builder from changing the sanctioned plans and the agreed specifications of your flat without your consent. Its proviso allows "minor additions or alterations as may be required by the allottee". The model agreement repeats this in clause 17.
The Explanation to section 14(2)(i) then says what "minor" excludes: any structural change, including adding area, changing height, removing part of a building, or building, removing or cutting into any wall, partition, column, beam, joist or floor. So you can ask the builder for small changes during construction, but not for anything that touches the structure. Get every change confirmed in writing before it is done. The page on when a builder can change the plan after booking explains the consent rules from the builder's side.
What can't I change even after possession?
Clause 15 of the K-RERA model agreement sets the limits once the flat is yours to use:
- No law-breaking changes. Clause 15.1 says you shall not do anything to the building or the flat that violates any law or rule, and you must make sure the support and shelter of the building are not damaged.
- No change to the outside. Clause 15.2 says you shall not change the colour scheme of the outer walls, paint the exterior side of the windows, or change the exterior elevation or design.
- No removing walls. Clause 15.2 also says you shall not remove any wall, including the outer and load-bearing walls.
- No hazardous storage. You can't store hazardous or combustible goods in the flat or leave heavy material in common passages or stairs.
- Electrical load. Clause 15.3 says you must plan your electrical load in line with the systems the builder installed, and you are responsible for loss caused by breaking these conditions.
Check your interior plan against this list before you sign a contractor. Breaking a wall to open up a kitchen, or building out a balcony and changing the exterior elevation, are the kinds of changes these clauses rule out.
How do interiors affect my defect claims?
Section 14(3) of the Act gives you five years from the date of handing over possession to report structural defects or defects in workmanship, quality or provision of services. The builder must fix them free of charge within thirty days, and if it doesn't, you're entitled to compensation under the Act. Clause 12 of the model agreement says the same.
Interior work can blur that picture. If your contractor drills, chases walls for wiring or changes plumbing, and a leak or crack appears later, it may be argued over whose work caused it. A few habits help:
- Inspect first. Finish your possession inspection and snag list before any work starts. Our possession inspection checklist walks through it.
- Record the starting condition. Dated photos and videos of walls, floors, bathrooms and fittings, taken before your contractor arrives.
- Report builder defects in writing. Send them to the builder as soon as you see them, so the five-year clock is working for you. More on that in structural defects after possession.
- Keep your contractor's scope in writing. What they touched, where, and when.
Does the association or builder get to check my work?
Clause 13 of the model agreement lets the association of allottees or the maintenance agency enter your flat after due notice, during normal working hours, to set right any defect. It also gives the builder, maintenance agency or association unrestricted access to common areas and parking for maintenance. Before you start, ask the association or maintenance office whether it has rules on contractor hours, debris and lift use. The page on apartment association handover explains when the association takes over from the builder.
What about registration and the sale deed?
Possession and ownership are different steps. Section 17(1) of the Act requires the builder to execute a registered conveyance deed in your favour and hand over physical possession. Where there's no local law on timing, the conveyance deed must be carried out within three months from the date the OC is issued. Interiors don't change any of these duties. If you plan to spend heavily on interiors, it's worth knowing where your sale deed stands; our guide to allotment letter, agreement and sale deed sets out the documents in order.
What can I do if the builder won't give possession on time?
If the OC is delayed and you can't start interiors because possession hasn't been offered, the remedies are about the delay, not the interiors. You can raise it with the builder in writing and, if needed, file a complaint with Karnataka RERA under section 31. Here's how to file a complaint with Karnataka RERA.
Frequently asked questions
Can I do interiors before the occupancy certificate is issued?
Only with the builder's written permission. The RERA Act and the K-RERA model agreement don't give buyers a right to fit-out access before possession, and possession is offered after the OC.
How long do I have to take possession after the OC?
Two months. Section 19(10) of the RERA Act says every allottee shall take physical possession within two months of the occupancy certificate.
Can I remove a wall or extend a balcony during interiors?
The model agreement says no. Clause 15.2 bars removing any wall, including outer and load-bearing walls, and changing the exterior elevation or design of the building.
Will interior work affect my five-year defect claim?
It can make it harder to show whose work caused a defect. Inspect and record the flat's condition before work starts, and report builder defects in writing as soon as you find them.
Can I ask the builder for changes during construction?
Yes, for minor changes. Section 14(2)(i) allows minor additions or alterations the allottee asks for, but not structural changes to walls, columns, beams or floors.
References
- Real Estate (Regulation and Development) Act, 2016, ss. 2(zf), 11(4)(b), 14(2)(i), 14(3), 17(1), 19(10), 31. https://rera.karnataka.gov.in/resources/staticpage/Real_Estate_Act.pdf, accessed 17 Oct 2026.
- Karnataka RERA, Proforma Agreement of Sale, clauses 7.2, 12, 13, 15 and 17 (Downloads page): https://rera.karnataka.gov.in/downloadPage, accessed 17 Oct 2026.
- Karnataka RERA portal (project search). https://rera.karnataka.gov.in/, accessed 17 Oct 2026.
This page explains public rules and processes. It isn't legal or tax advice. acre&key gives buyers advice for free. We are an authorised sales partner for some projects and may be paid by the developer.