GUIDE
Plan sanction in Bangalore: a checklist before you build
Which authority sanctions your plan, what documents are usually asked for, the sequence to follow, and what to keep on site once work begins.
Why this matters more than it seems
Building without a sanctioned plan is the most expensive shortcut in Bangalore. Notices, demolition of unapproved portions, difficulty getting an occupancy certificate and problems at resale all trace back to it. The process is manageable if you start early and follow the sequence.
Which authority? Within the city's municipal limits, building plans are sanctioned by the Greater Bengaluru Authority — the body that replaced the BBMP in 2025, now operating through five city corporations. Sites in BDA-formed layouts have their own requirements, and plots in surrounding village limits fall under the local panchayat or the planning authority notified for that area. Your architect or licensed engineer confirms which applies to your survey number.
IN ORDER
The approval sequence
- 01
Verify title and khata
Confirm the sale deed, khata certificate and extract, tax receipts and encumbrance certificate are in order. Approval starts with clean paperwork.
- 02
Appoint a registered architect or engineer
Drawings must be prepared and signed by a professional registered with the authority. This is also who submits the application.
- 03
Prepare drawings to the bylaws
Setbacks, floor area ratio, height and parking follow the plot size and road width. Drawings are prepared to comply, not adjusted afterwards.
- 04
Submit and pay fees
The application, documents and fees go through the authority's process. Queries are answered by your architect.
- 05
Sanction and commencement
Once sanctioned, the approved plan and commencement certificate are issued. Only now does excavation start.
- 06
Build to the sanctioned plan
Keep a copy on site. Deviations create problems at completion; changes go through a revised sanction.
- 07
Completion and occupancy
On completion, the occupancy certificate application confirms the building matches the sanctioned plan. Keep it with the title documents.
DOCUMENTS
What is usually asked for
The exact list depends on the authority and your plot. This is what most applications include.
| Document | Why it's needed |
|---|---|
| Sale deed and title documents | Proves ownership of the plot being built on |
| Khata certificate and extract | Confirms the property is recorded with the authority for tax purposes |
| Latest property tax paid receipt | Shows dues are cleared |
| Encumbrance certificate | Shows the property is free of registered claims for the period requested |
| Survey sketch or site plan | Fixes the plot boundaries and dimensions the drawings are based on |
| Building drawings by a registered professional | The plan being sanctioned, prepared to the bylaws |
| Structural stability certificate | Usually required as the number of storeys increases |
| No-objection certificates where applicable | Fire, airport height limits or utility providers, depending on the site and building |
What to keep on site once work starts
- A copy of the sanctioned plan, with the sanction number visible
- The commencement certificate
- Any approval letters or NOCs the sanction depended on
- A site register recording inspections and visits
Questions about approvals
Can you get the plan sanctioned for me?
Sanction applications are submitted by the registered architect or engineer who prepared the drawings. We coordinate closely with them and build to what is sanctioned; if you don't have one, we can introduce independent professionals.
What happens if the building deviates from the plan?
Small deviations may be regularised through a revised sanction; larger ones can attract notices or be refused an occupancy certificate. It is far cheaper to revise the plan before building than to fix the building after.
Do I need an occupancy certificate?
It confirms the completed building matches the sanction and is the document buyers, banks and utilities increasingly ask for. Plan for it from the start.
WHO DOES THIS FOR YOU
The service behind this guide
Architecture & Planning
Floor plans, structural design and GBA building plan approval — formerly handled under BBMP terminology — filed in your name by registered architects and licensed engineers.
ReadHouse Construction
Once the plan is sanctioned, the build itself: from the soil test to the keys on one itemised contract.
Read
Drawings sanctioned and ready to build?
Send us the approved plan and we'll quote against it.