Planning to construct a house, apartment, or commercial space in Karnataka?
Before you start laying bricks, getting a building plan sanctioned is not just important—it’s legally mandatory.
Let us walk you through the entire process in simple terms, so you know exactly what to do and avoid legal troubles later.
Understanding Building Plan Sanction
A building plan sanction is the formal approval given by the local planning authority or municipal corporation (now called GBA – Greater Bengaluru Authority, formerly BBMP) before any construction can begin.
This approval ensures that your proposed construction complies with:
- Zoning regulations
- Building bye-laws
- Floor Area Ratio (FAR) limits
- Setback norms
- Height restrictions
- Parking requirements
- Environmental norms
Without this approval, your building may be termed unauthorized, and authorities can penalize, demolish, or withhold utility services.
🏢 Who Gives the Building Plan Approval?
In Karnataka, depending on where your property is located, building plan sanction is given by:
- GBA (Greater Bengaluru Authority) for Bengaluru areas
- Municipal Councils or Town Planning Departments for smaller cities
- Panchayat Development Office for rural areas
📋 Documents Required for Building Plan Sanction
The process starts with submitting a detailed set of documents, which usually include:
- Ownership documents (like a Sale Deed, Gift Deed, etc.)
- Latest Khata Certificate and Khata Extract
- Encumbrance Certificate (EC) for the past 10–15 years
- Property tax paid receipts
- Survey sketch or RTC extract (in rural areas)
- Sanction drawings made by a licensed architect, including:
- Site Plan
- Floor Plans
- Elevation
- Section drawings
- Structural stability certificate (if required)
- Zoning certificate
- NOC from relevant authorities (fire, forest, airport, etc., if applicable)
🧾 Step-by-Step Process for Building Plan Sanction
1️⃣ Hire a Licensed Architect or Engineer
Only a licensed professional can prepare and sign your building plan. They also ensure your plan follows GBA or local municipal norms.
2️⃣ Submit Application Online or Offline
- In Bengaluru, visit GBA’s online portal
- For other cities/towns, apply through local municipal offices or the Town Planning Department.
You’ll need to attach all relevant documents, forms, and drawings.
3️⃣ Pay the Prescribed Fees
Fees are based on:
- Plot size
- Proposed built-up area
- Type of building (residential, commercial, mixed-use)
This includes scrutiny fee, development charges, and other applicable levies.
4️⃣ Site Inspection by Authorities
The planning authority may visit your plot to verify physical conditions and cross-check details against submitted drawings.
5️⃣ Scrutiny and Approval
Your plan will be examined for compliance with:
- Master plan/zonal plan
- Building bye-laws
- FAR, setbacks, and height rules
If everything is in order, you’ll receive the sanctioned building plan with an official stamp and letter.
If not, you’ll receive an objection notice, which you must rectify and resubmit.
⚖️ Legal Relevance and Case Law
In the case of Friends Colony Development Committee v. State of Orissa [(2004) 8 SCC 733], the Supreme Court held that unauthorized constructions, even if made in good faith, cannot be regularized and are liable for demolition if not sanctioned by law.
This shows the critical importance of obtaining sanction before construction—the law is clear and unforgiving when it comes to illegal buildings.
🏚️ What Happens If You Build Without a Sanctioned Plan?
Building without a sanctioned plan may result in:
- Demolition notices
- Penalty or regularization fee under Akrama-Sakrama (if revived)
- Denial of power/water connections
- Ineligibility for occupancy certificate
- Problems during resale or registration
🏁 Final Thoughts
Getting your building plan sanctioned may seem tedious, but it’s the foundation of a legally valid and stress-free property.
It protects your investment, ensures you comply with local laws, and gives you peace of mind.
📞 Conclusion: Need Help With Building Plan Sanction in Karnataka?
Whether you’re building a home, apartment, or office space, RJ Property Law can guide you through the entire building plan approval process with precision and care.
We assist with everything from document verification, architect coordination, legal scrutiny, to ensuring that your plan is sanctioned without delays or complications.
📧 Email: ranjinijayaram@rjpropertylaw.com
📱 Phone: 8088417193
🌐 Website: www.rjpropertylaw.com
❓FAQs: Building Plan Sanction in Karnataka
1. Is it mandatory to get building plan sanction in Karnataka?
Yes, it’s legally mandatory. Without it, your construction is considered illegal.
2. Who sanctions building plans in Bengaluru?
The GBA (Greater Bengaluru Authority), which replaced BBMP, is the approving body.
3. How long does the building plan approval take?
Generally, 15–30 days if all documents are in order.
4. Can I start construction before getting plan sanctioned?
No. Starting construction before approval is illegal and risky.
5. Is sanction required for house renovation or extension?
Yes, if the renovation changes the structure or adds floors.
6. What if my land is in a Green Zone?
You may not get plan sanction unless the land use is changed to residential or commercial.
7. Can a Khata B (B-Khata) property get building plan sanction?
No. You need an A-Khata or converted property with clear title.
8. Is an architect mandatory?
Yes. Only licensed architects or engineers can submit plans for approval.
9. What is the validity of a sanctioned plan?
Usually 2 years from the date of sanction. You must start construction within this period.
10. Can I revise the sanctioned plan later?
Yes, but it must be resubmitted and reapproved with applicable changes.