Building a Home in India has a few Rules o be followed.
Being a vast country the rules differ from State to State.
I am providing some information on Building a House in Karnataka in general and Bangalore in particular.
Check your State Government’s portal for updates.
The following link will be useful.
Laws and Byelaws for Building a House in Bangalore.
Licence – Every person who intends to erect or re-erect a building or make material
alterations or cause the same to be done, is required to obtain a licence from the
Authority.
3.2 Application and documents to be submitted with the application – Every person
who intends to erect or re-erect or alter a building, including temporary structures for
the purpose of exhibitions, trade fair or circus or execute any of the works other than
repairs, as specified in Sections 299, 304 or 312, of the Act, shall give an application in
writing to the Authority in the Form set forth in Schedule II and such application shall be
accompanied by plans, documents and information as required hereunder.
3.2.(1) Title deed/possession certificate – A copy of the title deed or possession certificate
of the property, issued a competent authority.
3.2.(2) Property card and latest assessment book extract – A copy of the property card
along with the sketch issued by the Department of Survey and Settlement, and Land
Records (City Survey) and latest assessment book extract issued by the Corporation
indicating the measurements of the property .
3.2.(3) Upto date tax paid receipt – The receipt for having paid up to date property tax to the
Corporation shall be enclosed.
3.2.(4) Previously sanctioned plan – Attested copy of the previously sanctioned plan if the
application is for addition/ alteration/modification to the existing building. If the applicant
for any reason cannot produce the previously sanctioned plan of the existing building,
then in such cases the plan of the existing building along with site plan, etc., will have
to be submitted.
3.2.(5) Drawings – The following drawings in ammonia prints. One drawing on tracing cloth /
polyester tracing film shall be enclosed in addition to the ammonia prints.
3.2.(5.1) Key plan – A key plan drawn to a scale of not less than 1 in 10,000 showing the
boundary locations of the site with respect to neighbourhood landmarks.
3.2.(5.2) Site plan – Site plan drawn to a scale of 1:500 for sites of area upto one hectare and
1:1000 for sites of area more than one hectare. The site plan shall indicate the
following, namely:-
a) title of drawing consisting of the property number of the site name of the block,
street or road in which the site is situated, number of the site if situated in an
approved layout, and reference number of such approval with the use of the
building;
b) the boundaries of the site and of any contiguous land belonging to the owner
thereof;
c) the north direction relative to the plan of the building;
d) the name and description of the adjacent roads, street, or lanes, if any, with the
width thereof;
Download at,
http://www.naredco.in/notification/pdfs/Bangalore-Building-Byelaws.pdf
| Obtain attested copy of approved layout by the Bengaluru Development Authority (Municipal)
According to the Karnataka Town and Planning Act (1961) under section 17, and the Bangalore Development Authority Act (1976) under section 15, any layout plan must be approved by the Bangalore Development Authority. |
3 days | INR 10,000 | |
|---|---|---|---|
| * 2 | Obtain no-due-tax receipt at the House Tax Department (Municipal)
The building company must submit up-to-date tax receipt to apply for the building permit. |
1 day | INR 100 (flat fee) |
| 3 | Obtain drawing plan/building permit approval from the Commissioner of the Bengaluru Mahanagara Palike (Municipal)
The Bangalore Mahanagara Palike Building bylaws refer to the warehouse being built as a low-rise storage building for non hazardous goods. The building company must obtain a building license (building-plan approval) from the Commissioner, Bangalore Mahanagara Palike, or an officer authorized by the Commissioner. The building company has to submit the application for the building-plan approval along with the following documents: a. Title deed/ownership documents (certified copy); b. Property card and latest assessment book; c. Attested copy of approved layout by BDA or city-survey sketch issued by the Department of Survey and Settlement; d. Up-to-date tax receipt; e. Drawings; f. Key plan; g. Site plan; h. Building plan; i. License-fee receipt; j. Indemnity bond; k. Foundation certificate issued by a registered architect/engineer; l. Other certificates and NOCs (if required); m. Supervision certificate from the registered architect/engineer who will be undertaking the supervision. The Authority shall communicate its decision to the applicant within 30 days. While granting the building license, the Authority may impose a condition that at least two trees shall be planted on sites larger than 200 square meters. The following fees apply based on the area and structure of the building: a. Building-license fee for non-residential property: INR 60 per square meter of the built area; b. Scrutiny fees: 5% of the license fee and subject to a minimum of INR 50; c. Ground rent for stocking of building materials on public land: INR 100 per square meter (for small plots only); d. Fee for additional copies of the plan: INR 400 for first 5 copies and INR 600 for more than 5 copies; e. Refundable security deposit: INR 100 per square meter. Building bylaws, building-approval application forms, and fees are available on the website http://www.bmponline.org. Furthermore, a single-window clearance system has been introduced. |
25 days | INR 81,938 (license fee INR 60 per square meter of built up area + scrutiny fee at 5% of the license fee) |
| 4 | Obtain commencement certificate (with inspection) from the Bengaluru Mahanagara Palike (Municipal)
The authority inspects the site within 15 days of receipt of the notice about commencement of contruction to verify that the line-out marked for the building is according to approved plans. If the site passes the inspection, the Commissioner will issue a commencement certificate in the form prescribed in Schedule VII. The fee for the commencement certificate is INR 40 per square meter. |
2 days | INR 52,024 (INR 40 per square meter of built up area) |
| 5 | Apply for permanent electricity connection with the Bangalore Electricity Supply Board (BESCOM) (State)
BESCOM was created in 2002 as a limited-liability company wholly owned by the Government of Karnataka. The application is available in the BESCOM office or online, together with the tariff schedule, at http://www.bescom.org. The building company must submit the application along with the following documents: 1. Copy of the sanctioned plan of the building; 2. Memorandum and Articles of Association and Certificate of Incorporation; 3. Indemnity bond; 4. Permanent Account Number (PAN) number. The building company shall indicate in the application the name and address of the licensed electrical contractor who will provide the interior wiring and transformer work. For all buildings over 500 square feet, the registration fee is INR 250. |
1 day | INR 250 (registration fee) |
| 6 | Receive inspection from electricity utility provider BESCOM (State)
An inspection is carried out by a BESCOM engineer. After the inspection, the building company receives an inspection letter stating the estimated cost and describing all work to be carried out. |
1 day | No cost |
| 7 | File a completion certificate and apply for an occupancy permit at the Bengaluru Mahanagara Palike (Municipal)
The building company must notify the Commissioner, Bengaluru Mahanagara Palike, about completion of the construction within a month. It must attach to the notice a certified application prepared by a registered architect/engineer/supervisor in Schedule VIII to apply for permission to occupy the building. |
1 day | INR 2,500 (flat fee) |
| 8 | Receive final inspection of the construction by the Bengaluru Mahanagara Palike (Municipal)
The authority decides after a physical inspection whether to approve the building. During the inspection, the authority checks whether the owner had obtained the commencement certificate and submitted all required documents. |
1 day | No cost |
| 9 | Obtain the occupancy permit from the Bengaluru Mahanagara Palike (Municipal)
The authority should inform the applicant whether the application for occupancy certificate is accepted or rejected within 30 days of receipt of the completion notice. In case the application is accepted, the occupancy certificate is issued in the Form Schedule IX. |
30 days | No cost |
| 10 | Apply for permanent water and sewerage connection with Bangalore Water and Sewerage Board (BWSB) (Municipal)
To get a new water supply and sanitary connection, the building company applies to BWSSB through a licensed plumber. Application forms are available for INR 30 at all BWSSB service stations and offices. New simplified joint applications are available for water and sewerage connections. The prorata and other charges to be levied are available on the BWSSB website http://www.bwssb.org. The website also features details on procedures and processing times. |
1 day | INR 30 (flat application fee) |
| * 11 | Apply for permanent phone connection at Bharat Sanchar Nigam Limited (National)
The building company must apply for the telephone connection at the local BSNL office. To obtain a commercial connection, the building company must submit the application along with a proof of ownership of the business and the Permanent Account Number (PAN) card. The same tariff applies across the country with minor differences due to local demand. The following charges must be paid: INR 500 in case there is a waiting list for registration charges; INR 300 in installation charges (if fewer than 500 lines) or INR 500 (if more than 500 lines); and a refundable security deposit of INR 2,000. |
1 day | INR 500 (flat registration fee) |
| * 12 | Receive inspection from the Bangalore Water and Sewerage Board (Municipal)
Inspection assesses the cost of connection and work. The inspector issues a demand notice. The following inspection-charge schedule applies: a. Areas up to 1,000 square feet: INR 500; b. Areas up to 2,000 square feet: INR 2,000; c. Areas up to 4,000 square feet: INR 4,000; d. Areas above 4,000 square feet: INR 5,000. |
1 day | INR 5,000 (flat inspection charge) |
| * 13 | Obtain permanent electricity connection (with inspection) from BESCOM (Private sector)
To obtain the connection, the building company has to install an own transformer. BESCOM only supervises the work. Payment and connection would take place 1 day after the work is finished. The building company has to pay provision for load break (INR 122,400) and a refundable security deposit (INR 1,100 per kW for residential buildings and INR 1,350 per kW for commercial buildings). |
30 days | INR 122,400 (provision for load break) |
| * 14 | Obtain permanent water and sewerage connection upon final payment from BWSB (Municipal)
The following pro-rata rates apply for commercial building connections: a. INR 80 per square meter of built area for water supply connection; b. INR 80 per square meter of built area for sanitary connection; c. Sanitary-point charges at INR 120 per point (minimum 5 points per floor). The pro-rata charges for residential building are INR 70 per square meter. |
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