Bangalore guide
BBMP building plan approval checklist (2026)
What you need to get a building plan sanctioned in Bangalore: the documents, the steps, the charges to budget, and common mistakes to avoid.
Before construction begins in Bangalore, most residential buildings need a sanctioned building plan from the local authority. Which authority that is changed in 2025, so it is worth getting right before you spend anything on drawings. This guide explains the process, the documents you need and what to budget for. It is general guidance, not legal advice; confirm current rules with a licensed architect or the authority.
In short: engage a licensed architect or engineer, prepare drawings that follow the zoning, floor area ratio and setback rules for your plot, submit them with your ownership and tax documents, pay the scrutiny and betterment charges, and receive the sanctioned plan before you start building.
Who needs plan approval?
Almost every new residential building and major reconstruction needs sanction. Building without an approved plan risks penalties, demolition of unauthorised portions, and problems getting water, power, an occupancy certificate or a home loan.
Which authority sanctions your plan now
Most people, and plenty of officials, still say BBMP, and older sanction letters and tax receipts carry that name. Formally it no longer exists. Under the Greater Bengaluru Governance Act 2024, in force since May 2025, BBMP was replaced by the Greater Bengaluru Authority as the apex body, with five city corporations beneath it: Bengaluru East, West, North, South and Central. Ward boundaries within those corporations were still being finalised through 2026, so confirm your ward when you apply.
Outside city limits, a corporation is not your authority at all. Depending on the location it may be a local planning authority such as Anekal or Kanakapura, a gram panchayat, or in the case of the Electronic City township, KEONICS. The practical rule is to read your khata rather than your postal address, because two plots on the same road can answer to different bodies. Our area by area pages name the authority for each major corridor.
Documents commonly required
- Title deed and sale deed of the property
- Khata certificate and Khata extract
- Latest property tax paid receipts
- Encumbrance certificate
- Survey sketch or tippani and property drawings
- Building drawings prepared by a licensed architect or engineer
- Identity and address proof of the owner
The approval process, step by step
- Engage a licensed architect or structural engineer
- Prepare drawings that follow zoning, floor area ratio and setback rules
- Submit the application with documents, online where available
- Departmental scrutiny of the drawings and documents
- Pay the scrutiny fee, betterment charges and applicable cess
- Receive the sanctioned plan and commencement approval
- After construction, apply for the occupancy certificate
Charges to budget for
Expect scrutiny fees, betterment charges, labour welfare cess (commonly around one percent of estimated cost) and consultant fees. Exact amounts depend on your plot, built-up area and zone, so treat these as items to budget rather than fixed figures. Confirm current rates with your architect or the authority.
Common mistakes to avoid
- Starting work before the plan is sanctioned
- Ignoring setback and floor-area-ratio limits, which creates unauthorised portions
- Missing or outdated Khata and tax documents
- Not keeping the sanctioned plan and approvals on record
Which authority you apply to depends entirely on where your plot is, and on this point the area matters more than the address. See Whitefield, Sarjapur Road, Electronic City, Hebbal and Kanakapura Road, or the full area index.
Frequently asked questions
Do I need BBMP approval for a 30×40 house?
Yes. New residential construction needs a sanctioned plan regardless of plot size. The application goes to whichever authority covers your plot: one of the five Bengaluru city corporations inside city limits, or a planning authority, panchayat or KEONICS outside them. Requirements and charges scale with built-up area and zone.
How long does plan approval take?
It varies with the authority, the completeness of your documents and the zone, commonly a few weeks to a couple of months. A licensed architect who knows the local process helps avoid delays.
What happens if I build without sanction?
Unauthorised construction can attract penalties, demolition of the unauthorised portion, and difficulty getting utilities, an occupancy certificate or a loan. Get the plan sanctioned first.