Building plan approval in Bangalore: who sanctions it and what to check

2.4.1 Who approves a building plan in Bangalore?

Inside the Greater Bengaluru Area, the Commissioner of the City Corporation approves a building plan. The Greater Bengaluru Governance Act, 2024 sets this rule. Section 228 says no person can construct a building in a City Corporation area except under the Act and the building bye-laws. Under Section 229, the builder applies to the Commissioner with the site plan, floor plans, elevations, sections and specifications. Section 230(2) says the Commissioner decides on the advice of the Additional Chief Town Planner. The plan must conform to the Act, the master plan and the building bye-laws. The Commissioner can refer an application to the Chief Commissioner of the Greater Bengaluru Authority (GBA). Section 14(2) makes the GBA the Planning Authority for the Greater Bengaluru Area. The GBA can approve layouts, and the City Corporation sanctions the buildings. Outside the Greater Bengaluru Area, a different planning authority and local body apply. Sachi did not check those authorities for this chapter.

Step	Who acts	Section of the Greater Bengaluru Governance Act, 2024
Layout approval	Greater Bengaluru Authority, as Planning Authority	14(2)(b)
Building plan application	Builder, to the City Corporation Commissioner	229, 230(1)
Scrutiny of the plan	Additional Chief Town Planner advises the Commissioner	230(2)
Sanction or rejection	City Corporation Commissioner	230(2), 231
Plinth certificate	Commissioner, after a site inspection at plinth level	239
Occupancy certificate	Commissioner, after an inspection of the finished building	241

2.4.2 How long is a building plan sanction valid, and how fast is it issued?

A building plan sanction inside the Greater Bengaluru Area is valid for five years. Section 230(6) of the Greater Bengaluru Governance Act, 2024 says that after five years, the builder must apply for permission again. This matters for a new flat. If the sanction is old and the building is far from complete, ask the builder for the fresh permission. Section 231 sets the time for a decision. The Commissioner must grant or refuse the permission by written order within 30 days of the application. If no order comes, the applicant can write to the Commissioner, who then has 15 more days. If there is still no decision, the applicant can ask the Chief Commissioner, who must decide within one month. If the Chief Commissioner also does not decide, the Act treats the permission as given. Even then, the building must still follow the Act and the bye-laws. Section 230(11) says a sanctioned plan is a public document, published on the City Corporation website.

Rule	What the Act says	Section
Validity of the sanction	Five years, then a fresh permission	230(6)
Time for a decision	30 days, then 15 more days after a letter	231(1), 231(2)
No decision at all	Chief Commissioner decides within one month, or the permission is deemed given	231(3)
Public record	Sanctioned plan published on the City Corporation website	230(11)
Licence fee cap, residential	Up to 0.20 percent of the guidance value of the vacant site	232(2)(a)

2.4.3 What happens between the sanction and the occupancy certificate?

After the sanction, the building passes two more checks: the plinth certificate and the occupancy certificate (OC). Section 239 of the Greater Bengaluru Governance Act, 2024 says construction cannot go above plinth level without a plinth certificate. The builder must get it within the validity of the sanction. The Commissioner inspects the site, and issues the certificate within 15 days if the work follows the sanctioned plan. If the Commissioner does not issue it in 15 days, work can go on according to the sanctioned plans. If the work differs from the plan but stays within the bye-law limits, a modified plan can be approved under Section 245. At the end, Section 241 says the builder must apply for the OC within 30 days of completion. An empanelled architect or engineer certifies the application, with as-built floor plans. The Act lets the Commissioner condone deviations of up to ten percent of the permissible limits, with a compounding fee. No one can occupy the building before the OC, unless the Commissioner does not refuse within 30 days.

1. Ask the builder for the plinth certificate of your tower, with its date.
2. If the plan was modified, ask for the modified plan and its approval.
3. Before possession, ask for the OC of your tower.
4. Compare the as-built plan in the OC file with your unit.

2.4.4 How do you match the sanctioned plan with the K-RERA page?

The K-RERA page is where a buyer can see the plan that the builder filed. Section 4(2) of the RERA Act, 2016 says the registration application must include an authenticated copy of the approvals and the commencement certificate. That is clause (c). It must also include the sanctioned plan, the layout plan and the specifications, under clause (d). For a project in phases, each phase needs its own approvals. Section 2(m) defines a commencement certificate as the permit that lets the builder begin work as per the sanctioned plan. Section 11(3)(a) says that at booking, the builder must make the sanctioned plans, layout plans and specifications available to you. On the K-RERA page, open the Uploaded Documents tab. Check that the approved plan and the commencement certificate are real files, not placeholders. Then compare them with the brochure. The K-RERA registration does not issue the sanction, so check the sanction date and authority on the document itself.

Check	Where to look	What to compare
Who sanctioned the plan, and when	The sanction order or licence	The authority name, the date and the five-year validity
Approved plan	K-RERA Uploaded Documents tab	Tower count, floors, unit types and your unit’s position
Commencement certificate	K-RERA Uploaded Documents tab	The date and the phase that it covers
Plan changes	K-RERA Modification of Plan Details, on some pages	What changed, and whether buyers consented
Phase	K-RERA registration number	That your tower is in the registered phase

2.4.5 What if the brochure differs from the sanctioned plan?

If the brochure differs from the sanctioned plan, treat the sanctioned plan as the record and ask the builder to explain each difference in writing. Section 14(2) of the RERA Act, 2016 protects you after the builder discloses the plans. Clause (i) says the builder cannot change the sanctioned plans, layout plans or specifications of your unit without your previous consent. Minor changes are allowed only if you ask for them, or if an authorised architect or engineer recommends them for architectural or structural reasons. The builder must then tell you. The Act says a structural change, more area or a change in height is never a minor change. Clause (ii) covers other changes to the building and its common areas. These need the previous written consent of at least two-thirds of the allottees, other than the builder. Each allottee counts once, whatever the number of flats they booked. Keep dated copies of the brochure, the plan and the K-RERA page for your lawyer.

Type of change	Consent the RERA Act requires	Section
Change to your own unit	Your previous consent	14(2)(i)
Minor change for structural or architectural reasons	Recommendation by an authorised architect or engineer, and notice to you	14(2)(i), proviso
Change to the building or common areas	Previous written consent of two-thirds of the allottees	14(2)(ii)
Structural change, more area or more height	Never counted as minor	14(2)(i), Explanation

Sachi reads the plan documents that builders file on K-RERA for Bangalore projects. To compare your project’s filed plan with its brochure, Ask Sachi.