Why it’s important to understand the process of plan approval and documentation before you start the construction process, both commercial and residential.

If you have clear knowledge about what documents are needed and the office you have to visit to get an approval. Usually how many days it takes to complete your documents. What legal documents should you follow to get your plan approval?

1.Property verification

(e-Khata or e-aasthi certificate) Ownership proof required by “BBMP” or MUNICIPAL BODIES. Get this in “BBMP e-aasthi portal” for Bangalore. Respective cities/district revenue office. Documents: sale deed, aadhar, tax receipts, encumbrance certificate (EC).

Usually it takes 3-10 days.

2.Site and zoning preparation for your plan approval

Ensure site size, road width, setback, FAR compliance pre “Revised master plan” (RMP).

Office: BBMP town planning (Bangalore) local district town planning office.

Documents: Survey sketch, land use certificate, clearance if plot is in zoned commercial.

3.Architectural and structural plan

Hiring licensed engineers and architects. Prepare-soil test, floor plans, elevations, for structure stability certificate.

Applicable for both residential and commercial.

4.Application submission for plan approval (BBMP/MUNICIPAL)

Inside Bangalore:

Use BBMP OBPAS (EoDB-OBPAS portal), and NAMBIKE NAKSHE for up to 50×80 ft sites.

Upload required documents, pay scrutiny and license fees, get provisional clearance. (Artificial intelligence verifies plans for compliance).

Site inspection by BBMP civil engineers within 5-7 days, final approval within 15 days, if delayed Deemed approval.

Another district:

Submit to the local municipal corporation or town planning department, follow the similar procedures.

Timeline: usually 15-30 working days, depending on the city.

5.Additional NOCs (mainly applicable for commercial construction)

Commercial projects or large residential (>20 units or > 2000sqm build-up) be needed.

• Fire NOC.
• KSPCB CFO for “pollution”
• Airport authority NOC (if its within 10km radius of airport)
• BMRCL/BSNL NOC
• BESCOM/BWSSB NOC

1-2 Months depending on how fast you collect NOCs.

6.COMMENCEMENT CERTIFICATE (CC)

Need before starting construction-issued after plan approval or sanction.

Usually issued for 2 years or expended.

7.Periodic Affidavits and inspection

BBMP ward officer inspects periodically, every 3 months during construction

8.Occupancy certificate (OC)

Rechecking after completing construction and site clearance. includes as builds- as drawing, plan, photographs. Issued within 10-17 days for compliant project; otherwise, stoppage.

Verification	Authority	Timeline
e‑Khata Verification	BBMP/Municipality	3-10 days
Survey & Zoning Check	BBMP TD/District TP	3-5 days
Plan Preparation	Architect	7-10 days
Application & Approval	BBMP/Corporation	15-30 days (fast in Bangalore)
Additional NOCs (if needed)	Fire Department, KSPCB, AAI, BESCOM, BWSSB	1-2 Months
Commencement Certificate	BBMP/Local Planner	7-10 days
Construction Inspections	BBMP Ward Office	Every 3 months while construction
Occupancy Certificate	BBMP	10-17 days

Portals and contacts

• KSCBP, AAI, FIRE, BDA. Municipal TP website
• BBMP (e-khata portal)
• BBMP Plan approval (bpas.bbmpgov.in)
• Sakala grievance portal (to track delay)

Plan approval is a must before starting a commercial or residential construction. Have knowledge of this plan approval process and documentation, for a smooth and transparent way and save time.