! Why approval checks matter
Buying a property built without proper approvals can lead to legal disputes, heavy fines, and even demolition of the structure.
- Risk of demolition orders and penalties from the authority.
- Difficulty getting water, electricity, or other utility connections.
- Possible court cases, financial losses, and problems reselling later.
1 Step 1 – Ask seller for key documents
Always start with original or certified copies of approvals instead of casual promises or WhatsApp photos.
- Original sanctioned building plan with stamp and seal.
- Building / construction permit issued by the competent authority.
- Occupation or Completion Certificate (OC/CC) for finished buildings.
- Recent property tax receipts matching the approved structure.
- Latest khata / property card and mutation documents.
2 Step 2 – Visually inspect the plan
Carefully read what is printed on the approved plan – not just the drawing – to confirm it is genuine and current.
- Official municipal or local authority stamp and seal.
- Unique approval / reference number and file number.
- Date of approval and validity period of the permission.
- Signature of authorized town‑planning or competent officer.
- Clear floor plans with dimensions and marked setbacks.
3 Step 3 – Verify at the municipal office
Visit the local development authority or municipality to cross‑check documents directly in their records.
- Carry full address, survey number, seller details, and copies of documents.
- Request plan scrutiny / approval report for compliance status.
- Ask for updated property card / khata showing all approvals.
- Check for required NOCs (fire, pollution, airport, etc., if applicable).
4 Step 4 – Compare site vs approved plan
The actual construction must match the sanctioned drawing in height, area, and margins; even “small changes” can be treated as violations.
- Measure setbacks (front, rear, and side margins) on site.
- Compare number of floors built with the approved floors.
- Confirm built‑up area and floor area ratio (FAR) are within limits.
- Look for unauthorized extensions, enclosed balconies, or extra rooms.
5 Step 5 – Obtain official certifications
Close the loop by getting certified documents that clearly state the plan is approved and construction complies with it.
- Plan Sanction Certificate confirming plan approval.
- Building Completion / Compliance Certificate for constructed properties.
- Non‑Encumbrance Certificate (EC) to check legal issues or charges.
- Updated khata and property tax assessment based on the approved plan.
⚠ Red flags you should not ignore
If you notice any of these, pause the deal and seek professional or legal advice before proceeding.
- Only photocopies / scans with no original stamps or signatures.
- Approvals older than the usual validity period (often 3–5 years).
- Clear mismatch between drawing and existing structure.
- Missing NOCs where they should be mandatory.
- “Regularization” applications for earlier unauthorized construction.
- Fresh paint hiding recent changes or added rooms.
- Closed setbacks converted into living space.
- Extra floors without proper lift / fire provisions.
- Multiple electricity meters for a single sanctioned unit.
✓ Getting professional verification
In most cities, spending a small fee on architects or legal experts gives you written, certified comfort before you buy.
- Licensed Architect: checks technical compliance, obtains certified copies, and issues a verification report.
- Property Lawyer: verifies title, approvals, EC, and any pending notices or litigation.
- Online portals: where available, use plan‑status portals, QR codes, or digitally signed approvals.
Typical cost ranges around ₹5,000–₹15,000 and the full process may take 7–15 days; certificates are usually valid for a few months.
✉ Sample verification request letter
You can adapt this format when writing to the municipal corporation or development authority for certified copies.
To,
The Commissioner,
[Name of Municipal Corporation],
Subject: Request for certified copies of approved building plan
Dear Sir/Madam,
I intend to purchase property at [Full Address, Survey No.].
Please provide:
1. Certified copy of sanctioned building plan
2. Building permit status
3. Compliance certificate
4. Details of any pending notices or violations
Enclosed: Property details, ID proof, and application fee.
Yours faithfully,
[Your Name]
☑ Final checklist before paying
Run through this quick checklist just before token, agreement, or final payment.
- Original approved plan verified at the municipal office.
- No major deviations found during site inspection.
- All essential certificates and NOCs collected.
- Property tax receipts align with the approved structure.
- No pending demolition / violation notices in records.
- Title documents match the approved plan details.
- Independent architect / lawyer report received.
Disclaimer: This is a general informational guide. Exact documents and procedures vary by city, state, and local regulations; always follow local rules and take professional advice for your specific property.