RERA registration, from the landowner's side
The obligations sit with the promoter. In a joint development, the landowner is often closer to that definition than they expect.
Under the Act the promoter carries the registration, the disclosure and the liability for delivery. In a straightforward development that is the developer. In a joint development where the landowner takes a share of the revenue or the area, the position is less obvious, and it needs to be settled in the agreement rather than assumed.
The practical consequence is the escrow requirement. A stated proportion of collections has to stay in a dedicated account and be drawn only against construction progress. It constrains what can be done with early receipts, and an owner expecting to draw freely on bookings should know that before signing rather than after.
Disclosure is the other obligation worth understanding early. Registered projects publish their approvals, their plans, their timeline and their progress. That is a discipline on the developer, but it is also a document the landowner is associated with, and it should say something they are willing to stand behind.
None of this is an argument against the structure. Registration is what makes the project financeable and what makes buyers commit at the early stage where the rate is best. It is an argument for reading the agreement's allocation of promoter obligations closely.