Before construction can legally begin in India, your building plan must be approved (sanctioned) by the local municipal authority or development authority. Building without sanction risks penalties, demolition and trouble getting loans or occupancy certificates. Here's how the process works in 2026.
Which authority approves your plan?
It depends on where your plot is — for example BBMP/BDA in Bengaluru, GHMC/HMDA in Hyderabad, CMDA in Chennai, or the local City Municipal Council (CMC) in smaller towns. Your civil engineer or architect will know the right authority and its current rules.
Documents typically required
- Title deed / ownership documents of the plot
- Latest property tax receipt and Khata / property extract
- Encumbrance Certificate (EC)
- Approved layout / sub-division plan
- Architectural drawings (site plan, floor plans, elevations, sections)
- Structural drawings and stability certificate from a licensed engineer
- Land survey / measurement sketch
- NOCs where applicable (fire, environment, airport authority, etc.)
The step-by-step process
- Prepare drawings: a licensed architect/engineer prepares plans as per local building bye-laws (setbacks, FAR, height limits).
- Apply online: most authorities now accept applications through online single-window portals.
- Document scrutiny: the authority verifies ownership, setbacks, FAR and zoning.
- Fee payment: pay scrutiny fee, betterment charges and other levies.
- Site inspection: an officer may inspect the plot.
- Sanction: the approved plan and commencement certificate are issued.
How much does approval cost and how long does it take?
| Item | Typical 2026 range |
|---|---|
| Plan scrutiny / sanction fees | ₹10,000 – ₹60,000+ (varies by area & built-up) |
| Professional fee (drawings + liaison) | ₹15,000 – ₹75,000+ |
| Timeline | 2 – 8 weeks (longer if NOCs needed) |
Exact charges depend on your city, plot size and built-up area. A local engineer will give an accurate estimate.
Common reasons approvals get delayed
- Setback or FAR violations in the drawings
- Incomplete ownership or tax documents
- Missing NOCs (fire/airport/environment)
- Discrepancy between the site and the survey sketch
Get help with approvals — free to start
Plan approval is much smoother with a professional who knows your local authority's rules. On Balaji Builds you can post your requirement and select "Construction Permission / Approvals" (along with floor plans or full construction). Verified engineers and architects familiar with your city's authority will contact you directly — zero brokerage.
Planning the whole build? Read how to get house plans and elevations and decide between design-only vs full construction.
