Zirakpur property: What no one tells you

Been looking for a 2BHK in Zirakpur for months now, and honestly, the sheer number of projects is overwhelming. My parents keep saying 'builder ka track record theek se check karna', but what does that even mean beyond RERA? I'm worried about hidden risks, like the actual possession date or unexpected costs after OC. Kisi ko pata hai Zirakpur mein kya red flags dekhne chahiye before signing? Especially about the quality of construction ya maintenance issues later. Koi tips hain jo first-time buyers miss karte hain? Hope this helps someone else too.