Document Guide · Maharashtra

How to Check Building Plan Approval in Maharashtra — Complete Guide 2026

The Building Plan Approval Maharashtra is the sanctioned plan IOD commencement certificate package issued by the Planning Authority before construction. Actual construction must match the plan, line by line. This guide covers how to apply through BPMS, what to verify on the sanctioned drawing, and the deviations that destroy resale value.

Quick Reference

Also calledSanctioned Plan, Building Permission, IOD (Mumbai), Commencement Certificate (CC)

Issued byPlanning Authority (Municipal Corporation, Council, MMRDA, NMRDA, or Gram Panchayat with Collector approval) under the MRTP Act, 1966 and UDCPR, 2020

Valid forCommencement Certificate is valid for 1 year and renewable up to 4 years overall, after which a fresh permission is required

CostScrutiny fee, development charges, premium charges, and fire infrastructure charges as per UDCPR 2.2.12 to 2.2.14

Time takenStatutory limits under UDCPR 2.6, with deemed permission under 2.6.2 if exceeded

Online portalBPMS at mahavastu.maharashtra.gov.in (most cities) and AutoDCR at autodcr.mcgm.gov.in (Mumbai)

What is Building Plan Approval in Maharashtra?

Definition

Building Plan Approval is the prior development permission and Commencement Certificate granted by the Planning Authority under the Maharashtra Regional and Town Planning Act, 1966 read with the Unified Development Control and Promotion Regulations (UDCPR), 2020. It permits a specific structure, on a specific plot, to a specific design.

The package usually contains the sanctioned drawing stamped by the Authority, the IOD (Intimation of Disapproval) in Mumbai or the Building Permit elsewhere, the Commencement Certificate (CC), and the conditions list. UDCPR Chapter 2 governs scrutiny, signing of the plan, structural stability certification, and commencement. UDCPR 2.6.2 also provides for deemed permission if the Authority exceeds statutory timelines.

For Mumbai, MCGM uses AutoDCR. For most other municipal areas, MIDC, MMRDA, NMRDA, and rural Regional Plan zones, the Maharashtra-wide BPMS portal applies. Gram Panchayat construction in regional plan areas needs Collector or planning authority concurrence under the same UDCPR rules. Skipping any of these steps invalidates resale, loans, and Occupancy.

State-specific note: Actual construction must match the sanctioned plan. UDCPR 2.8.5 treats deviations as offences. Beyond the small permitted tolerance, regularisation, fines, or demolition follow. The Occupancy Certificate gets blocked.

How to Get Building Plan Approval in Maharashtra

Most Maharashtra cities run the application through BPMS. Mumbai uses AutoDCR. A licensed architect or town planner must sign every drawing under UDCPR Appendix B and C.

Online method (recommended)

Engage a licensed technical person Hire an architect or licensed town planner registered with the Authority or with the Directorate of Town Planning under UDCPR Appendix C

They must hold a valid licence (renewable every three years).

Verify the licence number on the [dtp.maharashtra.gov.in](http://dtp.maharashtra.gov.in) registry before signing the engagement.

Open BPMS or AutoDCR For most Maharashtra cities and MMRDA / NMRDA areas, log in at [mahavastu

maharashtra.gov.in](http://mahavastu.maharashtra.gov.in) . For Greater Mumbai, use [autodcr.mcgm.gov.in](http://autodcr.mcgm.gov.in) . Upload the 7/12 or Property Card, layout, ownership documents, and DP Remarks.

Submit drawings and pay scrutiny Upload the building drawings prepared per UDCPR

Pay the building/layout permission scrutiny fee under UDCPR 2.2.12, plus development charges and premium charges. The portal raises a demand letter for these.

Receive IOD then Commencement Certificate The Authority issues conditional approval (IOD or LOI), demands compliance, then issues the Commencement Certificate

Download both in PDF with digital signatures. ###

Sanctioned plans are displayed on the Authority's website under UDCPR 2.6.4. Cross-check the project ID.

Offline method (Sub-Registrar Office)

Visit the Building Permission Department Approach the local Municipal Corporation, Municipal Council, Nagar Panchayat, or for Regional Plan areas, the Collector / Planning Authority

Collect Appendix A-1 of UDCPR for buildings, or A-2 for layouts.

Submit drawings, ownership, and NOCs

File the application with 7/12 or Property Card, layout, ownership chain, NA Order or deemed NA proof, structural stability certificate, fire NOC where applicable, and the architect's signature under Appendix B

Pay fees and respond to scrutiny Pay scrutiny, development, premium, and fire infrastructure charges

Respond to the deficiency letter promptly. Site inspection follows.

Collect sanctioned plan and Commencement Certificate On approval, collect the stamped sanctioned plan, building permit, and CC

The Authority records permissions on its website.

Insist on a digitally signed copy alongside the paper stamp.

What Does Building Plan Approval Contain in Maharashtra?

Each line on the sanctioned plan controls what you can build. Reading it badly is the most common buyer mistake.

Field	What it means	What to check
Building Permit / IOD Number and Date	Unique permission ID and issue date	Cross-check on the relevant authority’s website
Plot Identifier and Area	Survey/CTS number, plot area, frontage	Must match exactly with 7/12 extract or Property Card
Permitted FSI / Built-up Area	Maximum buildable area allowed	Reject if seller’s brochure exceeds sanctioned limits
Setbacks and Height	Front, side, rear setbacks and total building height	Verify physically on-site against approved drawings
Permitted Use and No. of Floors	Residential, commercial, mixed use, basement, parking	Any change of use requires fresh approval
Conditions and Validity	Compliance requirements, NOCs, CC validity period	CC valid for 1 year; renewable up to 4 years total
Sanctioned Drawing Stamp	Authority’s official stamp and architect’s signature	Drawings without both are not legally valid

Good sign: A clean approval shows the digitally signed sanctioned plan, valid CC, matching plot identifiers, paid fees, all NOCs in place, and architect's licence number current.

Common Issues With Building Plan Approval in Maharashtra

Each line on the sanctioned plan controls what you can build. Reading it badly is the most common buyer mistake.

Deviation from sanctioned plan

The actual building has extra floors, encroached setbacks, or a basement that is not on the drawing. UDCPR 2.8.5 makes this a punishable deviation. The OC gets blocked and demolition is possible.

Fix: Walk the site with the sanctioned drawing in hand. Reject anything that does not match within UDCPR tolerance.

Expired Commencement Certificate

A CC is valid for 1 year, extendable up to 4 years overall. Beyond that, a fresh permission is required. Buyers acquire stalled projects with lapsed CCs and face fresh approval risk.

Fix: Check the CC date and revalidation history on BPMS or AutoDCR before paying.

IOD without CC

In Mumbai, an IOD only sets out conditions. Construction cannot start without the Commencement Certificate. Brokers occasionally pass off IOD as full sanction.

Fix: Demand the CC. Verify on the AutoDCR citizen search before any payment.

Unauthorised change of use

A residential sanction does not allow commercial floors. Change of use requires fresh permission and possibly fresh premium.

Fix: Match the sanctioned use with the actual use plan. Insist on amended permission if any change is intended.

Drawings not signed by a licensed person

UDCPR Appendix C requires the architect, structural engineer, and supervisor to be licensed. An unsigned drawing has no legal weight.

Fix: Verify each licence number with the Authority or the Directorate of Town Planning.

NOCs missing (fire, environment, AAI, MPCB)

High-rises, hospitals, and projects near airports or eco-sensitive zones need additional NOCs. Missing NOCs surface only at the OC stage.

Fix: Read UDCPR 2.2.11 conditions carefully. Get every NOC referenced in the IOD before construction starts.

Why Building Plan Approval Matters for Land Buyers in Maharashtra

Four reasons it sits at the centre of every plot or flat purchase.

📋

Defines what is lawfully built The sanctioned plan, IOD, and CC together define every legal dimension of the building

Without them, the structure is unauthorised and the seller has no enforceable right to convey it as built.

⚠

Construction must match the sanctioned plan Maharashtra enforces strict deviation control under UDCPR 2

8.5. Any mismatch beyond permitted tolerance triggers regularisation costs, fines, OC blocks, or demolition. Verify before paying.

🏦

Bank loan and home loan dependency Banks, HFCs, and RERA-regulated lenders require the sanctioned plan and valid CC before disbursal

Many home loans are rejected at this gate, not at title.

🔍

Maharashtra-specific: UDCPR 2020 statewide framework Only Maharashtra runs a unified UDCPR across all Planning Authorities (with carve-outs for Greater Mumbai, MIDC, NAINA, Hill Stations, and a few others)

The same regulations and BPMS workflow apply from Pune to Nagpur. ###

Red flag: A seller showing only a layout sketch, an unsigned drawing, an old IOD without a current CC, or a building visibly larger than the sanctioned plan. Every project failure in Maharashtra starts with one of these.

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Frequently Asked Questions

What is Building Plan Approval Maharashtra and why does it matter?

Building Plan Approval Maharashtra is the development permission and Commencement Certificate granted by the Planning Authority under the MRTP Act, 1966 and UDCPR, 2020. Without it, construction is unauthorised, OC is denied, and banks refuse to lend against the property.

How do I verify a sanctioned plan online in Maharashtra?

For Mumbai, search the project on [autodcr.mcgm.gov.in](http://autodcr.mcgm.gov.in) citizen search. For most other cities, check [mahavastu.maharashtra.gov.in](http://mahavastu.maharashtra.gov.in) . UDCPR 2.6.4 requires Authorities to display sanctioned permissions on their websites. Match the project ID and dates carefully.

How long is the Commencement Certificate valid?

A Commencement Certificate is valid for 1 year from issue. It is revalidated annually for up to 4 years overall. Beyond 4 years, the developer must apply for fresh building permission under prevailing UDCPR rules.

What is the difference between IOD and Commencement Certificate?

The IOD (Intimation of Disapproval) lists conditions to be complied with before construction. The Commencement Certificate is the actual permission to start work. In Mumbai both are issued by MCGM. Construction without a CC is illegal.

What happens if construction deviates from the sanctioned plan?

Deviations beyond the small UDCPR tolerance are offences under UDCPR 2.8.5. Consequences include refusal of Occupancy Certificate, fines, demand for regularisation, or demolition. Banks and Sub-Registrars treat unauthorised construction as a major title risk.

Who issues building plan approval in rural Maharashtra?

In Regional Plan areas, the Collector or designated Planning Authority issues approval, with Gram Panchayat concurrence where applicable. UDCPR rules apply uniformly. MMRDA, NMRDA, and similar special planning authorities handle their own jurisdictions through BPMS.

How much does building plan approval cost in Maharashtra?

Costs include scrutiny fees (UDCPR 2.2.12), development charges (2.2.13), premium charges, and fire infrastructure charges (2.2.14). The total varies by city, FSI consumed, and project size. Authority demand letters break it down.

Is deemed permission allowed in Maharashtra?

Yes. UDCPR 2.6.2 allows deemed permission if the Authority does not decide within statutory timelines. Buyers should still secure a written deemed permission certificate, as banks and Sub-Registrars often demand explicit documentation rather than implied approval.

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