Get your building plan sanctioned by the municipal corporation before starting any construction.
Jurisdiction
India — municipal corporations and development authorities; procedure follows National Building Code 2016 and local building by-laws; patterns for BBMP (Bengaluru), MCGM (Mumbai), BDA (Bengaluru Development Authority), DDA (Delhi), and DTCP (Tamil Nadu) described
Who applies
Owner or developer intending to construct a new building, add a floor, extend an existing building, or change the use of a structure within the limits of a municipal corporation or development authority; construction without sanction is illegal under all state municipal laws
Typical time
BBMP Bengaluru: 30–60 days (online DPMS). MCGM Mumbai: 60–120 days. BDA / DTCP: 45–90 days. Large projects with multiple NOCs: 6–18 months. Under RERA-mandated timelines in some states: 60 days for residential
Fee
Development charges: Rs 100–Rs 600 per sq ft (city and zone dependent). Scrutiny fee: Rs 5–Rs 50 per sq ft. Labour cess (BOCW): 1% of project cost. Total fees on a 2,000 sq ft house can range from Rs 50,000 to Rs 5 lakh depending on city and zone
| # | Document | Type needed | Purpose |
|---|---|---|---|
| 1 | Application form for building plan sanction (online or prescribed form) | Download / Print | Formal application to the development authority or municipal corporation to sanction the proposed building plan |
| 2 | Title deed / sale deed / lease deed of the plot | Self-attested Copy | Establishes ownership or right of the applicant to construct on the land |
| 3 | Latest Khata certificate and Khata extract (for urban plots) | Self-attested Copy | Confirms the property is registered in municipal records in the applicant's name |
| 4 | Land conversion order (DC order) — for converted agricultural land(optional)Required for plots on converted agricultural land; not needed for BDA/BBMP-approved layouts | Self-attested Copy | Proves that the land has been officially converted from agricultural to the intended use |
| 5 | Architect's drawings — site plan, floor plans, elevations, sections | Soft copy (PDF) | Complete architectural drawings prepared by a licensed architect showing the proposed building in compliance with local by-laws |
| 6 | Structural stability certificate from licensed structural engineer | Original | Certification that the proposed structure is structurally safe; mandatory for buildings above a certain height (usually above G+1) |
| 7 | Fire NOC from State Fire Department(optional)Mandatory for high-rise and commercial buildings; may not be needed for small residential constructions | Original | Required for buildings above 15 m height, commercial, industrial, or assembly use buildings |
| 8 | AAI NOC (if within airport zone)(optional)Required for properties within OLS zone of any airport | Original | Height clearance from Airports Authority of India for structures near airports |
| 9 | Environmental clearance (for large projects)(optional)Required for large-scale residential and commercial developments | Original | EC from SEIAA for residential projects above 20,000 sq m built-up area or as specified in EIA Notification |
| 10 | Property tax paid receipt (latest) | Self-attested Copy | Confirms no property tax arrears on the plot — required before plan sanction in most cities |
| 11 | BOCW registration / labour cess payment challans(optional)Required for construction projects above Rs 10 lakh cost | Download / Print | Building and Other Construction Workers Act compliance — registration and payment of 1% labour cess on project cost |
Original documents: Carry originals only for in-person visits — do not hand them over permanently unless explicitly required.
Hire an architect registered with the Council of Architecture (COA). The architect prepares site plans, floor plans, elevations, and sections in compliance with local building by-laws (Floor Space Index/FAR, setbacks, height limits, parking norms). Get a structural engineer to review and certify the structural design.
Identify and obtain all mandatory NOCs required for the project type and location (Fire, AAI, Water Board, Environmental). These must be in hand before or along with the plan submission. Some cities allow conditional submission pending NOC.
In Bengaluru, submit via the BBMP DPMS (Development Permission Management System) portal at bbmpdpms.karnataka.gov.in. In Mumbai, use the BMC DCR portal. Upload all drawings in prescribed format (DWG/PDF), fill in built-up area, setbacks, FSI consumed, and upload all support documents. Pay scrutiny fee online.
The submitted plans are assigned to a junior engineer (JE) or assistant executive engineer (AEE) who scrutinises the drawings for compliance with local by-laws — FSI, setbacks, parking, fire exits, accessibility. Queries or objections are raised online; the applicant must respond within the stipulated period.
An engineer or inspector visits the site to verify land dimensions, confirm no existing illegal structures, and check ground conditions. The inspection report is uploaded to the portal and forms part of the sanction process.
After plan scrutiny approval, the system generates a demand notice for development charges, infrastructure development charges (IDC), and any other applicable levies. Pay these online via the portal. Also pay BOCW cess of 1% of the construction cost to the state Labour Welfare Board.
After all queries are resolved, fees paid, and inspection completed, the competent authority issues the sanction order (Development Permission Order / Building Permission). The approved plan is stamped and signed by the engineer/officer. Download the sanctioned plan and permission order from the portal.
Display the sanctioned plan and permission certificate at the construction site as required by law. Commence construction strictly as per the approved plan. Any deviation requires a revised plan sanction before implementing the change.
BBMP / Municipal Corporation — Buildings Department
Plan scrutiny and site inspection
Scrutinises building plans for by-law compliance, visits site, raises technical queries, and prepares approval recommendation
BBMP / Municipal Corporation — Buildings Department
Issuing the sanction order
Signs the development permission order; has authority to approve plans within their jurisdiction and financial limits
Development Authority (BDA, DDA, DTCP) or Municipal Corporation
Master plan compliance and land use verification
Verifies that the proposed development conforms to the city master plan land use designation and grants development permission
Online building plan application, scrutiny, fee payment, and download of sanctioned plan in Bengaluru
Online building plan submission and development permission for Mumbai (Brihanmumbai)
Building plan sanction application for Delhi MCD limits
Development permission for areas under DTCP jurisdiction in Tamil Nadu
Verifying architect's COA registration number before engaging for building plan preparation
Constructing without a sanctioned plan or deviating from the approved plan is a punishable offence under state municipal acts. Municipal corporations issue show-cause notices and can demolish unauthorised portions. Regularisation schemes (if available) are expensive and not guaranteed.
Floor Space Index (FSI or FAR) determines how much you can build on a plot. Miscalculating FSI (by not including or excluding the right components) leads to approval of excess construction or rejection of plans. Get the FSI calculation verified by an experienced architect familiar with local by-laws.
Any deviation — additional floor, change in staircase position, balcony extension — constitutes an offence. Apply for a revised/modification plan before implementing any change. Deviations found during OC inspection lead to rejection of Occupancy Certificate.
Building permission is valid for a specified period (usually 2–5 years, varying by city). If construction is not completed within this period, the sanction lapses and renewal must be applied for. Building post-lapse is considered unauthorised.
In many cities (Mumbai, Delhi), a separate Commencement Certificate (CC) or Notice of Commencement must be filed with the authority before breaking ground, even after plan sanction. Skipping this step can result in sealing orders on the construction site.
Sanctioned building plans are required for future sale, loan, OC application, and alterations. Keep the original stamped approved plan and all permission orders safely. Loss of plans requires obtaining certified copies from the municipal authority, which can be time-consuming.