Document Guide · Haryana
How to Check Building Plan Approval in Haryana — Complete Guide 2026
A sanctioned building plan is the official approval that says a structure can legally exist. In Haryana, the plan must match the actual building. If it does not, the structure is unauthorised and can be demolished. This guide covers how to apply, verify, and what to check before buying a built property.
Quick Reference
Also calledSanctioned Plan / Building Plan Approval / Building Permission
Issued byMunicipal Corporation / HSVP (formerly HUDA) / Gram Panchayat depending on location
Valid forApproval tied to specific plan drawings; any deviation requires a fresh revision application
CostVaries by plot size, building type, and authority; fee payable online at ulbharyana.gov.in
Time taken7 working days for low-risk category under self-certification; longer for high-risk cases
Online portalulbharyana.gov.in / obpas.hsvphry.org.in / haryanabpas.gov.in
noteThe sanctioned plan must match the actual building. A mismatch is a deviation. Deviations can result in demolition notice and denial of Occupancy Certificate.
1
What is Building Plan Approval in Haryana?
Definition
A building plan approval, also called a sanctioned plan, is the permission granted by the competent authority confirming that the proposed construction complies with zoning, setbacks, Floor Area Ratio, height limits, and other building regulations. It is governed by the Haryana Building Code 2017, which applies uniformly across the state.
Haryana divides buildings into two categories. Low risk covers structures below 15 metres in height and residential, industrial, or commercial buildings on plots under 1000 sq m. High risk covers everything above 15 metres and all institutional or commercial buildings above 1000 sq m. Low risk cases are sanctioned under self-certification, meaning the architect and owner take responsibility for compliance. The authority does not verify drawings manually before issuing approval. That shifts accountability firmly onto the applicant.
Who approves what matters. Municipalities handle non-CLU low risk cases in old municipal limits. The Directorate of Urban Local Bodies handles all CLU cases and high risk cases in extended limits. HSVP handles building approvals within its sectors through its own OBPAS portal. Gram Panchayats handle rural areas outside municipal and HSVP jurisdiction. Buy a property and you need to know which authority should have issued the approval and whether they actually did.
State-specific note: The Haryana Building Code 2017 is the governing law for building approvals across the state. Any construction without a sanctioned plan under this Code, or any building that deviates materially from the sanctioned plan, is unauthorised and subject to demolition or compounding. The Supreme Court in December 2024 directed that constructions in violation of sanctioned plans cannot be encouraged and upheld demolition orders accordingly.
2
How to Apply for Building Plan Approval in Haryana: Step-by-Step
Applications go online. Have property documents, site plan, and an empanelled architect ready before you start. The authority depends on your location: municipal area, HSVP sector, or rural Panchayat area.
Online method (recommended)
1
Open the portal for your authority For municipal areas, go to ulbharyana
gov.in and click Building Plan Approval under Online Services. For HSVP sectors, go to obpas.hsvphry.org.in. HSVP allottees must select an empanelled architect through the portal before filing.
2
Fill the application form Select fresh application or revision
Enter applicant name, father or husband name, mobile number, type of municipality, and property details. Upload AutoCAD drawings prepared by a registered architect along with site plan showing road width, setbacks, and FAR calculations.
3
Upload documents and pay fee Attach ownership proof, property title document, NOC from the fire department for high-risk buildings, and any other documents specified by the authority
Pay the prescribed fee online. The fee varies by plot size and building type; confirm current rates on ulbharyana.gov.in.
For low-risk self-certification cases, the drawing is sanctioned automatically if it clears the digital compliance check. Any error in the AutoCAD drawing triggers rejection. Have the architect verify compliance with HBC-2017 before submitting.
4
Physical verification within 20 days After online submission, visit the respective municipal office within 20 days for physical verification of documents and building plans
Track application status online using the application number. SMS updates are triggered at each stage.
Offline method (Sub-Registrar Office)
1
Visit the concerned authority office Go to the municipal office or HSVP estate office for the sector or area where the property is located
Visit the concerned authority office Go to the municipal office or HSVP estate office for the sector or area where the property is located
2
Collect and submit application Collect the building plan application form
Attach all documents including site plan, title proof, NOC from fire department if required, and architect's drawings. Submit at the counter with the applicable fee challan.
3
Site inspection Officials conduct a site visit to check road width, setbacks, and ground conditions before processing the application
High-risk cases undergo more detailed scrutiny before approval.
4
Collect sanctioned plan Once approved, the sanctioned plan is issued with an official stamp and approval number
For HSVP cases, the approval is also available digitally on the OBPAS portal.
Keep both the original sanctioned plan and a digital copy. Banks require the sanctioned plan for home loan processing and the Occupancy Certificate cannot be issued without it.
3
What Does a Building Plan Approval Contain in Haryana?
The sanctioned plan is a technical document; these are the elements every buyer and builder must read carefully.
| Field | What it means | What to check |
|---|---|---|
| Unique reference number issued by the competent authority | Use to verify authenticity on ulbharyana.gov.in or with the issuing office Plot Details | Plot number, sector, village, area, and frontage as approved |
| Floor Area Ratio sanctioned for the plot | Any additional floor built beyond approved FAR is an unauthorised deviation Setback Dimensions | Front, rear, and side setbacks approved in the plan |
| Floors sanctioned including stilt, basement, and upper floors | Every additional floor built beyond this is a deviation; it cannot be sold or rented legally Issuing Authority | Municipal body, HSVP, or Panchayat that sanctioned the plan |
Good sign: Approval number traceable on the official portal, plot details matching the sale documents, approved FAR and floors matching what is physically built, and no revision applications pending against the property.
4
Common Issues With Building Plan Approval in Haryana
These are the problems that surface when buyers discover what the sanctioned plan actually shows.
Building does not match sanctioned plan
Extra floors, a basement not in the plan, or extended coverage beyond approved limits. This is a deviation. The Occupancy Certificate is denied and demolition notices follow. The Supreme Court in 2024 explicitly upheld demolition of structures built in deviation of sanctioned plans.
Fix: Ask the seller for the sanctioned plan and physically count floors and measure setbacks on site. Any mismatch needs written clarification from the municipal authority before purchase.
No sanctioned plan at all
Common in rural areas, older buildings, and plots near village boundaries. The owner built without ever applying for approval. The entire structure is unauthorised from foundation to roof.
Fix: Never buy a built property without first asking for the sanctioned plan approval number and verifying it on ulbharyana.gov.in or at the municipal office. No plan means no legal building.
Plan sanctioned but approval lapsed
Building plan approvals come with a validity period. If construction never started or was abandoned, the approval lapses. A lapsed approval is the same as no approval for any new construction or restart.
Fix: Check the approval date and validity period on the sanctioned plan. If approval is old and construction incomplete, confirm with the authority whether it is still valid or needs renewal.
Self-certification approval with errors
Low-risk cases are sanctioned automatically under self-certification. If the architect uploaded drawings that did not comply with HBC-2017 and the system passed them through anyway, the sanction is technically faulty. Liability falls on the architect and owner, not the authority.
Fix: For low-risk self-certified buildings, ask specifically whether a compliance check was done by the authority after sanction. Any notices issued after sanction are a red flag.
Wrong authority issued the plan
A building inside HSVP limits was approved by a municipal body or vice versa. The wrong authority's approval is not legally valid. This is more common than buyers expect near boundary zones between municipal limits and HSVP sectors.
Fix: Confirm which authority has jurisdiction over the specific plot before accepting any building plan approval. Check the authority name printed on the sanctioned plan against the actual jurisdiction map.
Revision never filed for changes
Owner made changes to the building after the original plan was sanctioned but never filed a revision application. The original plan shows 2 floors. The building has 3. Both are technically illegal situations as the deviation was never regularised.
Fix: Ask specifically whether any revisions were made and whether revision applications were filed and approved. Request all revision approvals alongside the original sanctioned plan.
5
Why Building Plan Approval Matters for Land Buyers in Haryana
A building without a matching sanctioned plan is not a building in law. It is a structure waiting for a notice.
No plan means no Occupancy Certificate The Occupancy Certificate is issued only after the building authority confirms the structure matches the sanctioned plan
No sanctioned plan means no OC. No OC means no legitimate use, no home loan from banks, and no resale to buyers who need one.
Deviation can cost you a floor A building with 4 floors where the plan shows 3 means one floor is unauthorised
That floor cannot appear in sale documents, cannot be registered, and can be demolished by the municipal authority. You may have paid for it. That does not make it legal.
Banks verify before lending Banks check the sanctioned plan before approving home loans
A property with no plan or a material deviation will be rejected. Even if you do not need a loan today, resale to any future buyer who does will be blocked permanently.
Haryana-specific: authority jurisdiction determines validity Haryana has multiple building approval authorities: Municipal Corporations, HSVP, DTCP, and Gram Panchayats
Each covers specific areas. A plan approved by the wrong authority for that location carries no legal weight. This is particularly relevant in rapidly expanding areas around Gurugram, Faridabad, and Panchkula where jurisdiction boundaries are contested.
Red flag: Seller says the extra floor is "not on the plan but it is regularisable." The Supreme Court ruled in December 2024 that constructions in deviation of sanctioned plans cannot be encouraged. Regularisation is not guaranteed. Do not pay for a floor that does not exist on paper.
For Land Owners & Agents
Looking to sell your land in Haryana?
I want to sell my land in Haryana10:32
Plz share your Land's location - We will list it on 1acre map, for Free.10:32
For Land Buyers
Browse 52+ verified lands & plots in Haryana
Every listing goes through our Preliminary Verification Process.
Frequently Asked Questions
What is Building Plan Haryana 2026 & Why should every buyer check it?
A sanctioned building plan is an official approval that confirms a structure is legal under Haryana Building Code 2017. If not – the building is not approved. Any deviation of the plan from actual structure results in denied OC and possible demolition notice.
How to get online building plan approval in Haryana?
Visit ulbharyana.gov.in, click on Building Plan Approval under the Online Services tab, and apply with AutoCAD drawings from a registered architect. Obpas.hsvphry.org.in for HSVP Sectors. The physical document verification at the municipal office is mandatory within 20 days of online submission.
What is the difference between low risk and high risk construction in Haryana?
Low risk includes buildings under 15 meters high and residential or commercial buildings on plots smaller than 1000 sq m. These are approved by self certification without a manual review. High risk is any building higher than 15 metres or any institutional or large commercial building which has to be looked at in detail before approval.
Who sanctions the building plans in Haryana?
Municipalities handle non-CLU cases within old municipal limits. OBPAS is used for HSVP’s own sectors. Directorate of Urban Local Bodies: All CLU cases and high risk buildings in extended limits. The rural areas outside these jurisdictions are under the Gram Panchayats. Which portal to use is decided by jurisdiction. FAQ 5 Q. What are the documents required for building plan approval in Haryana? A: Proof of ownership, site plan showing width of road and setbacks, AutoCAD drawings as per HBC-2017 by an architect registered with the council, NOC from the fire department for high risk buildings and payment of prescribed fees. File online first, then visit the municipal office within 20 days.
What if the building is not as per sanctioned plan in Haryana?
Denial of the Occupancy Certificate. The council can serve a demolition notice on any unauthorised parts. The Supreme Court in December 2024 upheld demolition orders on structures built in violation of the approved plans and directed all high courts to adopt the same position.
How can I check if a building has a valid sanctioned plan in Haryana?
Ask the seller for the approval number and the name of the issuing authority. You can check the approval at ulbharyana.gov.in or at the municipal office or HSVP estate office. Visit the site and compare the sanctioned plan drawings with the building on the ground. FAQ 8 Q. Can deviations from sanctioned plan be regularised in Haryana? A: Minor deviations can also be compounded by paying a penalty fee. “Major deviations like exceeding the approved FAR, addition of unapproved floors or violation of setbacks are getting difficult to regularise.” A 2024 Supreme Court ruling has diminished the prospects of authorities permitting regularisation of serious violations.
Other Related Guides
Haryana
Khasra Girdawari Haryana 2026: Complete Guide for Land Buyers
Check Khasra Girdawari Haryana before buying land. Verify land use, crop status, and NA conversion via jamabandi.nic.in. Full buyer guide 2026.
Read guide →Haryana
Legal Heir Certificate Haryana 2026: Complete Step-by-Step Guide
Learn how to get a Legal Heir Certificate in Haryana in 2026. Covers Antyodaya SARAL online process, documents, fees, Patwari verification, and why all heirs must consent before sale.
Read guide →Haryana
Property Tax Haryana 2026: Complete Guide for Land Buyers
Check property tax dues and get Nil Dues Certificate in Haryana before buying. Pay online via NDC portal, avoid inheriting arrears. Full buyer guide 2026.
Read guide →Haryana
Shajra Map Haryana 2026: Village Map Guide for Land Buyers
Learn how to check and use the Shajra Map in Haryana 2026. Find plot boundaries, verify encroachments, get certified Naksha from Patwari, and use jamabandi.nic.in.
Read guide →Haryana
Lal Dora Land Haryana 2026: What Buyers Must Know
Buying Lal Dora land in Haryana 2026? Understand what Lal Dora means, why no OC or building plan is possible, how to verify, and the extreme risks before you pay.
Read guide →Haryana
Title Deed Haryana 2026: Complete Guide for Land Buyers
Verify title deed in Haryana before buying land. Check 30-year ownership chain via IGRS, spot fake deeds, and know stamp duty rates for 2026.
Read guide →