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Indian Real Estate
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Today real estate offers a great opportunity for a good investment. The demand for readily available homes at affordable prices is high in Bangalore. Besides, the income tax deductions on real estate make it all the more convenient for buyers to invest in real estate.
This is why builders develop projects to meet the market demand. Innovative plans, better construction techniques and good customer service enable them to keep up with the booming real estate market. However, as buyers, we generally pay attention to what we see when looking to buy a home. There is a whole lot of legal process and a long list of approvals & registrations that go on behind the whole process of signing a deed to your new home.
To construct a building, the builder must acquire approval from the concerned authorities and legal bodies. Buildings built without proper sanctions can be levied with major penalties, and in some cases, it can result in the demolition of the building without any prior notice.
Let us take a brief look at,10 Major approvals the builder needs to have in place for construction within Bangalore Urban area.
10 Major Bangalore Building Approvals
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BDA/BBMP/BMRDA/BIAPPA
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Clear Property Khata
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BESCOM Approval
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BWSSB No Objection Certificate
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KSPCB Approval
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Fire Department No Objection Certificate
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Airport Authority of India No Objection Certificate
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Ministry of Environment and Forests Approval
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Tax Paid Receipts
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RERA Approval
Let's explore these major building approvals in Bangalore in detail!
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1. BDA/BBMP/BMRDA/BIAPPA
BDA/BBMP/BMRDA/BIAPPA are regulatory bodies that overseas the planning & development of infrastructure, provision of sites and services. The state Town planning department assists these bodies in preparing Master plans for Bangalore Metropolitan Area, layout plans & approving the development plans for layouts as well as the major group housing schemes.
2. Clear Property Khata
It is mandatory for all buildings to get a Khata certificate to obtain building licenses, layout plan approvals, and bank loans, electricity and water connections in different parts of Bangalore city.
Having an easily accessible Khata makes things simple—no more waiting around for approvals and utilities! It provides a clear record for verifying ownership and preventing disputes. Getting things going with utilities is a breeze when you've got a Khata certificate. It's like the golden ticket authorities want to see for the green light on those must-have connections!
A Khata is a legal document that is used for filing & evaluating property tax. It also identifies the owners that are liable to pay taxes in Karnataka. Khata contains all the property details, like the owner's details, location, property size, carpet area, built-up area, tax assessment, and property identification number.
3. BESCOM Approval
Bangalore Electricity Supply Company is the authority for electric connections in Bangalore city. To get electric connections to your building, you get an application form from BESCOM. This application is known as A Form. With an Rs. 50 registration fee and necessary documents, the form is registered in the office. The on-site verification is done by a Licensed Electrical Contractor. He will determine an estimate after he visits the site. After all this, you are required to pay the infrastructure fees and some deposits once the power has been sanctioned.
4. BWSSB No Objection Certificate
The water connection in Bangalore is under the jurisdiction of the Bangalore Water Supply and Sewerage Board. To get water and drainage supply in your home, you have to fill an application for it from a BWSSB service station along with an Rs. 30 each fee for water and sanitary connection. You must also submit the certificate if the building is higher than G+3 floors. Along with the application, you must also get permission to cut the road.
Generally, the permission amount for a 30*40 plot can be estimated to be 80 thousand to 1.3 lakhs approximately.
5. KSPCB Approval
The KSPCB or Karnataka State Pollution Control Board for Prevention and Control of Water Pollution was formed by the Karnataka Government in the September of 1974 in pursuance of the Water (Prevention & Control of Pollution) Act, 1974.
KSPCB approval is mandatory "to plan a comprehensive programme for the prevention, control or abatement of pollution of streams and wells in the State and to secure the execution thereof."
6. Fire Department No Objection Certificate
In Bangalore, a fire license or no-objection certificate is a mandatory document to obtain building plan approval from the Local Municipal Authority. Citizens in Karnataka can acquire a fire license from The Department of Fire and Emergency Services in Karnataka.
Here are the major required documents that should be submitted along with the application form for the Karnataka fire license.
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Site plan
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Ground floor plan
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Built-up area statement
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Section
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Elevation
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Schematic drawing of firefighting system
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Schematic drawing of fire detecting system
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Typical floor plan
Additionally, the location of water tanks for fighting fire outbreaks and domestic use, as well as the key details of the water source proposed to be incorporated, are included in the fire prevention and firefighting provisions.
7. Airport Authority of India No Objection Certificate
Obtaining NOC or No Objection Certificate for height clearance is a statutory requirement as per the Indian Government's Gazette Notifications GSR 751 (E). The rule makes it mandatory to obtain the NOC for height clearance prior to the start of construction.
The application for acquiring NOC can be made to the designated officer through the NOCAS or No Objection Certificate Application System in respect of civil aerodromes, which is a completely paperless process. As all the work is paperless, there is no need for a hard copy. The grant of NOC letter as well as the updates are sent to the applicant through both E-mail & SMS.
The details can be viewed on the dashboard, and NOCAS has a well-systemized mapping system available to analyze the proposed sites.
8. Ministry of Environment and Forests Approval
Bangalore has set apart a few major rules and regulations to make sure that the developments and the constructions do not disturb or destroy the ecology.
In this backdrop, if a builder group is starting a project of a 20,000 sqm built-up area or more, they need to get environmental clearance from the state, along with all the other permissions from authorities like BBMP, BWSSB etc.
The application for environmental impact assessment should have details like the manner of energy and water usage during construction, procurement of materials, impact on water and air, transportation, solid waste, debris removal strategy and its mitigation steps, the health of construction workers.
9. Tax Paid Receipts
The property tax levy is to ensure efficient maintenance and running of civic infrastructure such as maintenance of roads, parks, sewage and drainage etc. This financial contribution plays a vital role in enhancing the overall quality of living in the community. Property tax is governed by State Government and further delegation to various municipalities.
Property that is included for property tax purposes generally includes independent buildings (residential and commercial), Flats and apartments, Shops, Godowns, vacant land, etc.
Having a Tax Paid Receipt is like having a golden ticket—it proves you've met your legal duty by paying property tax. Plus, it's a must-have for all kinds of important legal stuff and anything related to your property. It's your go-to proof that you're doing things by the book!
10. RERA Approval
RERA stands for Real Estate Regulations Act, which specifies certain norms and regulations for buildings as well as the development of real estate that will enhance transparency in transactions. It provided many great rights to the home buyers and specified certain rules & regulations to be followed by all builders and developers.
Major benefits of the RERA Act:
Below are some of the major benefits of having RERA approval in your building:
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Reduces the Risk of Builder Insolvency/ Bankruptcy.
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Right of the Buyer in case of False promises.
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Right of the Buyer in case of Defect after possession.
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Rights of the Buyer Delay in possession.
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Rights of the Buyer in case of defect in Title.
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Right to information.
What Is The Penalty For Not Following Statutory Approvals:
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Halt in Construction: Strict compliance with statutory permissions is critical for construction projects. Local governments have the power to instantly cease any building work that does not comply with approved plans and permits. This prompt intervention protects public safety and ensures compliance with building codes. The stoppage might occur at any point of the construction process, possibly causing major delays and requiring developers to address non-compliance issues before resuming work.
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Demolition Orders: Authorities have the authority to issue Demolition Orders, which necessitates the entire or partial removal of prohibited structures. This serves as a powerful deterrent against flagrant violations and ensures public safety. However, demolition is rarely conducted lightly and is usually saved for extreme circumstances in which the unauthorized building poses a major threat to public safety or clearly breaches important building codes. Issuing such an order follows due process, considering the severity of the violation and attempts to achieve compliance through other means. This emphasizes the need of acquiring the necessary permits before construction begins in order to avoid such a drastic consequence.
We hope you enjoyed the article on the 10 Approvals you need for Construction in Bangalore. Do share your thoughts in the comments section below.
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Most Frequently Asked Questions?
Is G 4 legal in Bangalore?
Yes. The construction of the ground plus 4 floors is allowed in Bangalore. As per the building regulations set by the real estate authorities, you can construct more that 1 floor to your home.
How much deviation is allowed by BBMP?
BBMP will not allow more than 15% deviation, or let's say that the BBMP can not tolerate heavy violations when it comes to residential buildings.
How many floors can be built without permission?
Without any legal permission you are allowed to construct G+2 or stilt+G+2 floor in Bangalore with a floor plan ratio of about 1.75. Moreover, you have to get permission from the legal authorities for the approval of the construction of the building.
What is the FSI in Bangalore?
FSI or Floor Space index in Bangalore residential properties is 2.25. And as for commercial properties in Bangalore, the FSI will be 3.
NaNCr 1 
23, February 2025
Gratefull reading your valueable! Excellent!
y@Md Monayem Khan Gratefull reading your valueable! Excellent!
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