CMDA · DTCP · Municipality · Corporation · Panchayat. Get your building permit sanctioned without a single trip to the office. Starting ₹2,999.
The building approval process in India involves a minimum of 8–12 touchpoints with government departments — architects, structural engineers, fire departments, electricity boards, water boards, and the ULB itself. Each touchpoint has its own queue, format requirements, and portal access. Most building owners who try to manage this themselves spend 3–6 months chasing approvals that should take 3–6 weeks.
ClearlyComply has built an end-to-end delivery model for building approval that handles every single touchpoint on your behalf — so you never have to visit a government office, chase an NOC, or second-guess whether your drawings comply with the latest bye-laws.
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Thousands of property owners, developers, and contractors across India choose ClearlyComply over local consultants and individual architects for one reason — we deliver approvals, not excuses.
We file applications the same day documents are complete. Our pre-submission compliance check means first-time acceptance rate exceeds 90% — no back-and-forth that drags timelines by weeks.
We cover all major cities and states — Chennai, Bengaluru, Hyderabad, Mumbai, Delhi, Pune, Coimbatore, and 50+ more. One point of contact, no matter where your property is located.
Professional fee from ₹2,999. Government fee quoted upfront based on your project details before you pay anything. Zero surprise invoices after the fact.
All drawings are prepared and certified by architects registered with the Council of Architecture — a legal requirement that unregistered local draughtsmen cannot fulfil. Your approval is legally bulletproof.
Your title deed, Aadhaar, and revenue documents are handled with strict confidentiality on encrypted servers. We never share client documents with third parties.
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Yes. Building plan approval from the local Urban Local Body — municipal corporation, municipality, DTCP, CMDA, or GHMC — is legally mandatory before starting any construction activity in India. Constructing without approval violates state Municipal Acts and Building Bye-Laws, and can result in demolition orders, heavy fines, denial of electricity and water connections, and problems with property registration and resale.
CMDA (Chennai Metropolitan Development Authority) is the planning authority for the Chennai Metropolitan Area. DTCP (Directorate of Town and Country Planning) is the authority for all other areas of Tamil Nadu outside the CMDA jurisdiction. Similarly, other states have their own development authorities — HMDA in Hyderabad, BDA in Bengaluru, DDA in Delhi — that work alongside municipal corporations in their respective jurisdictions.
A completion certificate (CC) — also called an occupancy certificate (OC) — is issued after construction is finished and inspected, confirming the building was constructed as per the sanctioned plan. It is mandatory before occupying the building and is required for property registration, Khata transfer, electricity and water connections, bank loans, and resale. Without a CC, the building is legally an unauthorised structure.
Consequences include: demolition notice and forced demolition at the owner's cost; fines ranging from ₹10,000 to several lakhs; denial of permanent electricity and water connections; inability to obtain Khata; banks refusing home loans; difficulties in property registration and resale; and buyers facing legal complications when purchasing such property.
No. All major banks and NBFCs in India — SBI, HDFC, ICICI, Axis — require a sanctioned building plan as a mandatory document for home loans or mortgage loans. An unapproved building is not a legally valid property, so banks will not extend credit against it.
Typical timelines: residential buildings (up to G+1) — 15–30 working days; residential buildings (G+2 to G+4) — 30–45 working days; commercial buildings — 45–75 working days; industrial buildings — 60–90 working days; apartments — 60–90 working days. Online portals have reduced timelines significantly in cities like Chennai, Bengaluru, and Hyderabad.
FAR (also called FSI in some states) is the ratio of total built-up area across all floors to the total plot area. A plot of 2,400 sq.ft. with FAR 2.0 allows a maximum built-up area of 4,800 sq.ft. FAR limits depend on road width, land-use zone, and city master plan. Exceeding permissible FAR is the most common rejection reason.
Setbacks vary by plot size, height, and road width. General guide: front setback — 3 to 6 metres; rear setback — 1.5 to 3 metres; side setbacks — 1 to 3 metres per side. For multi-storey buildings, setbacks increase with height. Setback non-compliance is the single most common rejection reason.
Yes. All building plans must be certified and signed by a licensed architect registered with the Council of Architecture (COA) under the Architects Act, 1972. Structural drawings must be certified by a licensed structural engineer. Plans by unlicensed draughtsmen are rejected outright. ClearlyComply works with empanelled COA-registered architects across India.
Core documents: title deed, Encumbrance Certificate, Patta/Chitta or revenue record, FMB sketch, architect-certified building plan drawings, structural stability certificate, Aadhaar and PAN of owner, latest property tax receipt, and NOCs from Fire Department, Electricity Board, and Water Board (where applicable).
Yes. Any addition, alteration, or extension that increases built-up area or affects structural stability requires fresh building plan approval or an amendment to the existing sanction. Minor internal work — painting, tiling, non-structural partitions — generally does not require approval. Adding floors, extending the footprint, or changing the use from residential to commercial always requires separate permission.
Government fees are calculated per sq.ft. of built-up area by the local authority. Typical ranges: residential — ₹8 to ₹65 per sq.ft.; commercial — ₹18 to ₹1,10 per sq.ft. Mumbai and Delhi have the highest rates. ClearlyComply's professional consultation fee starts at ₹2,999 and is separate from government charges.
Top reasons: (1) FAR/FSI exceeded, (2) Insufficient setbacks, (3) Height limit violation, (4) Inadequate parking, (5) Missing NOCs, (6) Incomplete drawings, (7) Plans not signed by COA architect, (8) Wrong land-use zone, (9) Title/encumbrance disputes, (10) Incorrect scrutiny fee payment.
Most states now mandate online submission: Tamil Nadu uses ECAS; Karnataka uses BBMP's Sakala portal; Telangana uses GHMC's online portal; Maharashtra uses MCGM's portal; Delhi uses MCD's online system. ClearlyComply handles the entire online filing process — creating the account, uploading drawings, paying fees, and tracking status — on your behalf.
RERA registration requires the sanctioned building plan as a prerequisite. So the correct sequence is: (1) Obtain building plan approval, (2) Register the project with RERA, (3) Commence marketing and sales. ClearlyComply helps coordinate both building approval and RERA registration.
Municipal corporation approval applies to properties within city limits. DTCP approval applies to properties outside municipal limits — peri-urban zones, town panchayat areas, and areas under state master plans. Plots in DTCP-approved layouts require DTCP sanction; properties inside city limits require municipal/corporation approval.
Yes. ClearlyComply covers all major cities and towns across India — Chennai, Bengaluru, Hyderabad, Mumbai, Delhi, Pune, Coimbatore, Madurai, Vijayawada, Kochi, and 50+ more. For towns without direct coverage, we coordinate remotely with local licensed architects to handle your application.
Khata (primarily in Karnataka) is the property account maintained by the municipal authority for property tax. An A-Khata is issued for legally approved properties; a B-Khata for unauthorised constructions. Obtaining an A-Khata requires a valid sanctioned plan and a completion certificate. Khata is essential for property registration, sale, bank loans, and utility connections.
A building permit is the approval of architectural drawings — issued before construction begins. A commencement certificate is a separate permission issued after the building permit, authorising actual construction to start (excavation and foundation). Some states like Tamil Nadu require a commencement certificate as a separate step before ground is broken. Both are required before construction can legally begin.
Professional consultation fee starts at ₹2,999 (Basic — up to G+1), ₹4,999 (Standard — up to G+3 with NOC coordination), and ₹7,999 (Premium — multi-storey/apartment with RERA and CC/OC support). Government fees are charged separately at actuals based on your built-up area and city. We provide a complete cost breakdown before you commit.
Over 30% of first-time building plan applications are rejected due to avoidable errors. Knowing these pitfalls before you apply saves weeks of delay and re-work cost.
Government fees for building plan approval are calculated by each Urban Local Body based on total built-up area, FAR utilised, and land-use category. The table below gives typical fee ranges and processing timelines across major Indian cities.
| City / Authority | Residential (per sq.ft.) | Commercial (per sq.ft.) | Typical Timeline |
|---|---|---|---|
| Chennai — CMDA | ₹15–₹45 | ₹35–₹90 | 20–45 working days |
| Tamil Nadu — DTCP areas | ₹8–₹25 | ₹20–₹55 | 15–30 working days |
| Bengaluru — BBMP / BDA | ₹10–₹35 | ₹28–₹75 | 25–50 working days |
| Hyderabad — GHMC / HMDA | ₹12–₹38 | ₹30–₹80 | 20–45 working days |
| Mumbai — MCGM / MMR | ₹20–₹65 | ₹45–₹1,10 | 30–60 working days |
| Delhi — MCD / DDA | ₹18–₹50 | ₹38–₹90 | 25–50 working days |
| Pune — PMC / PMRDA | ₹10–₹30 | ₹22–₹65 | 20–40 working days |
| Coimbatore — Corporation | ₹8–₹22 | ₹18–₹50 | 15–30 working days |
| Other towns / panchayat areas | ₹5–₹18 | ₹12–₹40 | 10–25 working days |
Note: Government fee rates are subject to revision by local authorities. The above are indicative ranges as of 2026. ClearlyComply will confirm the exact fee for your project based on your plot details and location before you proceed.
Choose the plan that fits your project. Government fees are payable separately at actuals as per ULB rates.
From document collection to final approval — here is exactly what happens at every stage.
Before any drawings are prepared, our team verifies the title deed, encumbrance certificate, patta/chitta, and FMB sketch to confirm clear ownership and identify any encumbrances or legal issues. This step prevents costly rejections later — a disputed title cannot get building approval, regardless of how perfect the drawings are.
We check the current land-use zoning in the city's Master Plan, applicable FAR/FSI, permissible height, mandatory setbacks, and parking norms for your specific plot. This analysis determines what you can legally build before a single drawing line is drawn — saving significant re-work cost if the initial plan was over-designed.
Our empanelled licensed architects (Council of Architecture registered) prepare the complete drawing set — site plan, all floor plans, four-side elevation drawings, building section, and area statement. Drawings are prepared in the exact format and scale required by the local authority's submission guidelines. Structural drawings are prepared in parallel by a licensed structural engineer.
Where required (buildings above G+2, commercial buildings, or buildings near utility lines), we coordinate the collection of No-Objection Certificates from the state Fire & Rescue Services department, the state Electricity Board, and the water/sewage authority. These NOCs are mandatory attachments to the building plan application and are typically obtained before online submission.
Most states now mandate online submission of building plan applications. Our team creates the applicant's account on the state portal (ECAS in Tamil Nadu, Sakala/BBMP portal in Karnataka, GHMC portal in Telangana, MCGM portal in Maharashtra), uploads all documents and drawings in the required digital format, and pays the scrutiny fee online on your behalf.
After submission, the ULB's engineering or town planning department undertakes a desk scrutiny of the drawings — checking FAR compliance, setback compliance, height limits, parking provisions, and completeness of documentation. If any discrepancy is found, a scrutiny query is raised and must be responded to within the stipulated period. Our team handles all query responses promptly to avoid delays.
For larger projects or in cases where the authority wants to verify the plot dimensions and existing conditions, a site inspection is ordered. A junior engineer from the ULB visits the site to verify that the plot dimensions match the documents and that there is no existing unauthorised structure. Our team coordinates the inspection schedule and ensures the site is ready for inspection.
Once the scrutiny is cleared, the authority generates a demand notice for the applicable government fees — based on the total built-up area, FAR utilised, and land use category. Our team calculates the exact fee payable, confirms the computation, and facilitates payment through the online portal. This is separate from ClearlyComply's professional fee.
After fee payment, the authority issues the Building Permit (plan sanction order) — a formal document bearing the authority's stamp and signature, specifying the approved built-up area, number of floors, height, and conditions to be followed during construction. This is the document that legally authorises you to commence construction. We deliver the original or certified copy to you along with a guide on the conditions to follow.
In states that require a separate Commencement Certificate (CC) before excavation or foundation work — such as Tamil Nadu — we assist you in applying for the CC after the building permit is in hand. Once the CC is obtained, construction can begin. We advise you on the mandatory periodic inspections at plinth level, first floor, and roof level that must be obtained from the ULB during construction.
After construction is complete, the building must be inspected by the local authority engineer to confirm it was built exactly as per the sanctioned plan. Upon satisfactory inspection, the authority issues the Completion Certificate (CC) — also called an Occupancy Certificate (OC) in some states. The CC/OC is required to legally occupy the building, obtain utility connections in your name, and for future sale or mortgage of the property. ClearlyComply assists with the CC/OC application as well.
Our experts navigate every step for you — from title verification to final CC/OC.
Apply for Building Approval Instantly →The exact checklist varies by state and authority, but the following documents are universally required across all urban local bodies. Missing even one document results in rejection at the scrutiny stage.
| Document | Why It Is Required | Who Issues It |
|---|---|---|
| Original sale deed / title deed | Proves legal ownership of the plot | Sub-Registrar Office |
| Encumbrance Certificate (EC) | Confirms the plot is free of mortgage or legal dues (last 13–30 years) | Sub-Registrar Office |
| Patta / Chitta (Tamil Nadu) / Khata (Karnataka) / Revenue record | Revenue record confirming land ownership and classification | Revenue / Tahsildar office |
| FMB sketch / Survey sketch | Shows exact plot boundaries, survey number, and dimensions | Survey Department / DILRMP |
| Architect-certified building plan drawings | Site plan, floor plans (all floors), elevations (all sides), section — signed by licensed architect (COA registered) | Licensed architect |
| Structural drawings + stability certificate | Foundation, column, beam, slab drawings certified by a licensed structural engineer | Licensed structural engineer |
| Soil test report | Mandatory for buildings above ground + 3 floors or where soil conditions are uncertain | Accredited geotechnical lab |
| Latest property tax receipt | Confirms existing tax payments are current (required for plots with existing structures) | Municipal corporation / ULB |
| Aadhaar card + PAN card of owner | Identity proof of the applicant / property owner | UIDAI / Income Tax Dept |
| NOC from Fire Department | Required for all buildings above G+2 (above 9 metres height) or where public access is involved | State Fire & Rescue Services |
| NOC from Electricity Board | Confirms no existing electrical infrastructure conflict with the building footprint | State Electricity Board |
| NOC from Water/Sewage Board | Confirms sewer/water line alignment is not affected by the construction | State Water Board / ULB |
| Airport Authority NOC (if applicable) | Required for buildings in the funnel zone or within 20 km of an airport — mandatory under DGCA regulations | AAI / DGCA |
| Environmental clearance (EC) | Required for projects with built-up area above 20,000 sq.m. under EIA Notification, 2006 | MoEFCC / SEIAA |
| RERA registration certificate | Required to be submitted to RERA after plan sanction — but the plan sanction itself is a prerequisite for RERA | State RERA Authority |
The approval type required depends on the intended use of the building. Each type has different FAR norms, setback requirements, parking standards, and approval authorities.
Covers independent houses, villas, row houses, and bungalows. Residential approval is typically the most straightforward category, with permissible FAR ranging from 1.5 to 2.5 depending on the city and road width. Front setbacks, side setbacks, and rear open space norms must be strictly adhered to. In Chennai, CMDA allows a FAR of 1.5 for ground-plus-one structures and up to 2.5 for ground-plus-three on wider roads.
For shops, showrooms, offices, hotels, hospitals, malls, multiplexes, and any building used for commercial or service activities. Commercial approval involves higher scrutiny — parking norms (as per NBC 2016 and state bye-laws), fire NOC for buildings above 15 metres height, lift provisions for multi-storey structures, and higher FAR charges. Government scrutiny fees for commercial buildings are significantly higher than for residential buildings.
Factories, warehouses, manufacturing units, and logistics centres require industrial building approval. This category typically involves additional clearances — Pollution Control Board NOC, Factory Inspector approval under the Factories Act, 1948, and CEIG (Chief Electrical Inspector) clearance for high-tension connections. Industrial zones typically allow lower FAR (0.5 to 1.5) but generous ground coverage and height.
Multi-storeyed residential apartments and group housing projects involve the most complex approval process. In addition to local authority approval, projects with more than 8 units or above a certain built-up area require RERA registration. Lift, fire safety, rainwater harvesting, solar panels (in some states), and EWS/LIG housing provisions are mandatory. Tamil Nadu's CMDA and Bengaluru's BBMP/BDA both have detailed multi-storey building approval checklists.
Before individual plots can be sold in a newly sub-divided land parcel, the layout (master plan of the entire development) must be approved by DTCP, CMDA, or the relevant development authority. Layout approval covers road widths, open space reservations (typically 10–15% of the total area), drainage and storm-water provisions, and amenities. Buying a plot in an unapproved layout is a serious legal risk — individual building approvals cannot be obtained on unapproved plots.
Skipping the building approval process might seem like a shortcut — but the legal and financial consequences can be far worse than any time saved. Here is what is at stake when you construct without a valid building permit.
State Municipal Acts empower the local authority to issue a demolition notice and demolish an unauthorised construction at the owner's expense. Hundreds of such demolitions take place across India every year — and there is no appeal once the order is executed.
TANGEDCO, BESCOM, MSEDCL, and other state electricity boards, along with water supply boards, require a valid building approval number before granting a permanent connection. Unapproved buildings are permanently stuck with illegal or temporary power connections.
SBI, HDFC Bank, ICICI Bank, Axis Bank, and all other scheduled banks will not grant a home loan, construction loan, or mortgage loan against an unapproved property. The sanctioned plan is a mandatory document in every home loan application checklist.
Buyers and their lawyers will identify the absence of a building approval during due diligence. An unapproved property typically sells at a 20–40% discount — if it sells at all — and the buyer inherits the legal liability for the unauthorised construction.
In many states, the Sub-Registrar's office now cross-checks whether the property has a valid building approval before registering a sale deed. Without approval, property registration can be refused — making it impossible to legally transfer ownership.
Even if demolition is not ordered, authorities regularly impose compounding fines that can range from ₹50,000 to several lakhs depending on the extent of the unauthorised construction and the state's penalty schedule. These fines are in addition to the cost of regularisation.
Without a sanctioned plan, you cannot obtain a Completion Certificate (CC) or Occupancy Certificate (OC). Without a CC/OC, the building is legally unoccupied, you cannot obtain a Khata in Karnataka, and the property cannot be insured through standard property insurance policies.
Building approval — also called a building permit, plan sanction, or building licence — is the formal permission granted by a local authority before any construction activity can legally begin on a plot of land in India. It is the local government's way of confirming that your proposed structure complies with the master plan of the city, building bye-laws, National Building Code (NBC) provisions, zoning regulations, and safety standards.
Whether you are building a house in Chennai, an office complex in Bengaluru, or a warehouse in Hyderabad, the concept is the same — the relevant authority reviews your architectural drawings, verifies compliance with permissible floor area ratio (FAR), setback requirements, height restrictions, and land-use zoning, and then issues a plan sanction certificate that allows you to proceed with construction. Without this certificate in hand, any construction work is unauthorised and illegal under the respective state Municipal Acts.
For properties located within the limits of a Municipal Corporation or Municipal Council. Applies to major cities — BBMP (Bengaluru), BMC (Mumbai), GHMC (Hyderabad), MCD (Delhi), PMC (Pune), and CMDA/GCC (Chennai).
The Directorate of Town and Country Planning approves building plans for areas outside municipal limits — covering peri-urban zones, town panchayat areas, and non-corporation towns. Mandatory in Tamil Nadu, Andhra Pradesh, Telangana, and Rajasthan for such areas.
The Chennai Metropolitan Development Authority handles building plan approvals within the Chennai Metropolitan Area — spanning Chennai, Kancheepuram, Tiruvallur, and parts of Chengalpattu. CMDA applies different FAR norms and approval procedures compared to DTCP areas.
For rural and village areas, the Gram Panchayat or Town Panchayat is the approving authority. Panchayat areas typically have lower FAR norms and simpler processes, but approval is still legally mandatory before construction.
State-level development authorities — BDA (Bengaluru), HMDA (Hyderabad), DDA (Delhi), PMRDA (Pune) — have jurisdiction over planned development areas on the city's outskirts and issue their own plan sanctions for projects within their boundaries.
Industrial buildings in designated SIDCO, SIPCOT, KIADB, or GIDC zones require approval from the respective industrial development authority in addition to — or instead of — the local municipal authority, depending on the state.
Businesses getting building approval also used these compliance services
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