Before you build a house in Bengaluru, the building plan must be approved by the planning authority for your area. Skipping it or building differently from the approved plan can lead to penalties, trouble with loans and resale, and in serious cases demolition notices. Here is what homeowners should understand.
Rules, fees and processes change. This article is general guidance; always confirm the current requirements with the authority for your plot or with your architect.
Who approves your plan?
It depends on where your plot is. Within the city’s municipal limits, plans are approved by the city corporation (the area formerly under BBMP, now part of the Greater Bengaluru governance structure). Plots outside it may come under the BDA, BMRDA or a local planning authority. Your architect can confirm which applies to your site.
Documents usually needed
- Title deed (sale deed) for the property
- Khata certificate and extract
- Latest property tax paid receipt
- Encumbrance certificate
- Site plan or survey sketch
- Building plans prepared by a registered architect or engineer
- Structural details or a structural stability certificate, where required
Setbacks and FAR in simple terms
- Setbacks are the open spaces you must leave between the building and the plot boundaries. They depend on plot size and the width of the road.
- FAR (Floor Area Ratio) limits the total floor area you can build compared to the plot size.
- Height and number of floors are also limited, often depending on road width.
These three rules together decide how big your house can be. That is why your architect works them out before designing the layout.
Building as per the approved plan
The approval is for the plan you submitted. Building extra floors, reducing setbacks or changing the use of the building later can create violations. If you want changes, check whether a revised approval is needed.
Occupancy certificate
Once construction is complete, an occupancy or completion certificate confirms that the building was built as approved. It can be needed for utility connections, loans and future sale, so keep it with your property documents.
How we help
For homes in Kengeri, RR Nagar, Vijayanagar, Nagarbhavi and along Mysore Road, we coordinate the architectural drawings and help you prepare for the approval process before construction starts. See our architecture and 3D elevation service or ask us about your plot.
