A building plan sanction is the official permission that allows a structure to be built according to an approved design. For a buyer, it is one of the most important documents in the file, because it tells you whether the building was allowed to exist in the form you can see and whether it can be lawfully occupied. A flat in a building without the right sanctions can face stoppages, demolition orders, difficulty in getting water and power connections and problems when you try to sell or borrow against it.
This guide explains the approvals a Bengaluru building should carry, who issues them and how a buyer can check the sanctioned plan against the actual site. It does not replace the advice of a qualified lawyer or architect, who should review the documents for a specific property. The aim is to help you know what to ask, what to look for and when a missing document should stop the purchase.
Why approvals matter more than the brochure
A brochure shows the future. The sanctioned plan records what the civic authority has agreed to permit. The two should match in the important details: the number of floors, the setbacks from the road and boundary, the open space, the parking, the height and the built-up area. When they do not match, the building may have been constructed in deviation of the approval, even if the sales team describes it as fully approved.
Approvals also protect you after handover. Many problems that surface years later, such as a closed balcony that breaches setbacks or a lift that was added without permission, trace back to an approval that was never properly sought or was later ignored. A buyer who checks the paperwork before paying is in a far stronger position than one who discovers a defect after moving in.
The main approvals in the chain
A building in Bengaluru usually depends on a chain of approvals rather than a single document. The land must have a valid title and a permitted use. The layout, if the land was divided into plots, must have been approved by the relevant development authority. The building plan must be sanctioned by the civic body. Other departments may then issue permissions for water, sewerage, power, fire safety and, for larger projects, environmental clearance. The final stage is the occupancy or completion certificate, which allows the building to be used.
The table below lists the main approvals, the authority that usually issues each one and what a buyer should check. The exact requirements depend on the size, height, use and location of the building, so treat the table as a checklist rather than a definitive list.
| Approval | Typically issued by | What a buyer should check |
|---|---|---|
| Layout approval | Bengaluru Development Authority, the metropolitan development authority, or the local planning authority | That the layout covers the land, shows road widths, open spaces and the plot numbers |
| Building plan sanction | The civic body that succeeded the BBMP for the locality | That the sanctioned plan matches the number of floors, setbacks and built-up area on site |
| Occupancy or completion certificate | The civic body after inspection | That it has been issued before you take possession, and that it covers your block |
| Water and sewerage approval | The Bengaluru Water Supply and Sewerage Board | That the connection and any sewage treatment plant are approved and working |
| Power connection | The electricity distribution company for the area | That the sanctioned load covers lifts, pumps and common areas |
| Fire safety clearance | The fire and emergency services authority | That it is in place where the building height or use requires it |
| Environmental clearance | The state environment authority | That it is in place for large projects above the applicable threshold |
Reading the sanctioned plan
The sanctioned plan is a drawing approved by the civic body, usually with a sanction number and a date. Ask the developer or the society for a copy, and compare it with the plan you were shown before booking. Look at the number of floors, the position of the stairs and lifts, the balconies, the parking layout and the common areas. Any difference should be explained in writing. Many civic bodies publish sanction details online, but treat an online summary as a starting point. Ask for a certified copy of the sanctioned plan and the sanction order, and keep them in your file, because an online version may not show later revisions or the conditions attached to the sanction.
Pay particular attention to the setbacks. These are the open spaces left between the building and the road or boundary. Many deviations involve extending a balcony, enclosing a terrace or building a utility room in a space that was meant to stay open. Such changes can affect light, ventilation and fire escape routes, and they can be ordered removed later. Ask the developer to confirm in writing that no such changes were made in your block, and ask for the same confirmation from the society when you buy a resale flat.
Checking the approvals on the ground
A plan on paper tells only part of the story. Walk the building with the sanctioned drawing in hand, and check the main features against it. Count the floors, compare the number of units on each floor with the plan, and look at the terrace for additions that may not be shown. Check the parking area and confirm that it has not been converted to other use. These checks take less than an hour and can reveal problems that the sales office would prefer to keep out of view. Take dated photographs of the approved layout, the terrace and the parking area, so that you have a record of the condition at the time of your visit. If you return later and find a change, those photographs will help you raise the issue with confidence.
- Compare the number of floors and the overall height with the sanctioned drawing.
- Check the setbacks at the front, sides and rear for any enclosures or extensions.
- Confirm that the parking shown on the plan is still available for parking.
- Look at the fire exits, staircases and lift lobbies for obstruction or enclosure.
- Check the terrace and any shared areas for unapproved structures.
Understanding the occupancy and completion certificates
The occupancy or completion certificate is the civic body’s confirmation that the building has been constructed in line with the approved plan and that it can be occupied. It is a critical document. Without it, you may find it difficult to get permanent water and power connections, and a lender may refuse to finance a purchase or may insist on conditions. Ask your lawyer to confirm which document the civic body issues for your building and exactly what it covers. Do not accept a letter from the developer as a substitute for the official certificate, however reassuring it sounds.
Ask whether the certificate covers the whole building or only certain blocks. Large projects are often built in phases, and a certificate for one phase does not automatically cover another. Check the certificate number and the block or tower it relates to, and compare them with the flat you are buying.
What to do when an approval is missing
Sometimes a building is occupied before all approvals are in place, or an approval has expired and not been renewed. In such cases, ask the seller to explain the status in writing, and find out what steps are being taken and when they will be completed. Do not accept a verbal promise that the paperwork will follow after the sale.
If an approval is missing, consider whether to proceed at all. You may be able to make the sale conditional on the certificate being issued before the balance payment, or you may be able to negotiate a lower price to reflect the risk. A qualified lawyer can help you draft these terms into the agreement, so that your position is protected if the approval does not arrive as promised.
Deviations and regularisation
Some deviations can be regularised by paying a penalty or revising the plan, while others cannot be corrected at all. Whether a particular deviation is regularisable depends on its nature, the rules in force and the authority’s decision. Ask for the regularisation file and the status, and check whether the building has already been penalised for the deviation.
Do not assume that regularisation is automatic or quick. It can involve revised drawings, inspections and payments, and it may take many months. Factor this uncertainty into your decision before you pay a large amount. Ask your lender how it views a building with a pending regularisation. Some lenders will not finance a flat until the deviation is cleared, while others may accept a formal undertaking. The answer affects how much cash you need and when you must pay it.
Frequently Asked Questions
Is a building plan sanction the same as a title?
No. The sanction permits construction according to a plan. The title shows who owns the land and how it passed to the seller. Both are needed for a safe purchase.
Can I ask for the sanctioned plan before booking?
Yes, and you should. Ask for a copy of the sanctioned plan and the sanction number, then compare it with the drawings and the site. A seller who refuses this request is a warning sign.
What if the flat has an extra balcony that is not in the plan?
An extra balcony that breaches setbacks or adds to the built-up area may be a deviation. Ask whether it can be regularised, what it will cost and whether it affects the occupancy certificate. Do not assume it is harmless.
Do I need an architect to check the plan?
It is helpful, especially for a large or older building. An architect can compare the drawings with the site and point out deviations that are easy to miss, and a lawyer can review the legal position.
Should I wait for the occupancy certificate before buying?
Not always. For an under-construction flat, you may pay in stages. However, the balance payment and possession should be linked to the certificate, and the agreement should say so clearly.
Verifying before you commit
Building approvals are the paper trail that shows a building was allowed to exist. Check the layout, the sanctioned plan, the occupancy certificate and the service approvals before you commit. Compare the documents with the site, and treat any gap as a question to answer rather than a detail to ignore. Once the file is in order, you can negotiate with confidence. A missing or weak approval is a legitimate reason to ask for a lower price, a longer payment window or a clear written undertaking from the seller. Sellers with sound projects expect these questions, and the way they respond tells you a great deal about the building behind the brochure.
