Document Guide · Telangana

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

A Building Plan Approval Telangana, also called the sanctioned plan, is the green light from GHMC, HMDA, DTCP or your local panchayat to construct on a plot. Telangana inspectors flag any deviation above 10% for demolition without notice, so the plan must match what stands on site. This guide walks owners and buyers through both sides.

Quick Reference

Also calledSanctioned Plan, Building Permit, TS-bPASS Approval, BP Order

Issued byGHMC, HMDA, DTCP, Municipality or Gram Panchayat

Valid forGenerally 6 years from sanction date

CostBuildNow user charges Rs. 5,000 to Rs. 10,000, plus development charges, scrutiny fees, and 1% labour cess on construction cost

Time takenUp to 21 days (deemed approved if no response)

Online portalbuildnow.telangana.gov.in (TGbPASS shut after 15 December 2025)

noteconfirm with GHMC

What is Building Plan Approval in Telangana?

Definition

A Building Plan Approval, locally called a sanctioned plan, is the formal permit from the urban local body certifying that your design follows the master plan and Telangana Municipalities Act, 2019. Without it, the building is illegal from day one.

The permit covers everything you intend to put on the plot. Setbacks. Floor count. Height. Parking provision. Water and sewage layout. Boundary walls. The sanctioned plan is issued as a stamped drawing plus a proceedings letter, both downloadable from the portal once fees are cleared. For plots up to 75 square yards with only ground or G+1 construction, no permission is needed, but you still register online and pay the registration fee with your first property tax receipt.

GHMC building permission used to flow through the older DPMS and TS-bPASS portals. That changed in late 2025. From December 15, 2025, applications under GHMC, HMDA and DTCP limits all route through the new BuildNow Telangana platform, with an AI-driven scrutiny engine that checks drawings against zoning rules in minutes. The legacy TG-bPASS sanctioned plan you may still see on older buildings remains valid, but every fresh application after that cutover sits on BuildNow.

State-specific note: The District Collector heads a Special Task Force in every Telangana district. They demolish unauthorised buildings without prior notice under Section 174(4) of the Telangana Municipalities Act, 2019.

How to Get Building Plan Approval in Telangana: Step-by-Step

There are two routes today. Most owners and licensed engineers apply online through BuildNow. A handful of small plots and rural panchayat cases still walk into the local office. Have your sale deed, link documents, latest property tax receipt, layout LP number, and architect drawings ready before you start.

Online method (recommended)

telangana.gov.in](http://buildnow.telangana.gov.in) . Citizens, owners, builders and licensed technical persons (LTPs) each get a separate registration. Token amount is Rs. 1.

Plots up to 75 sq yards with G or G+1 only need this registration, no plan sanction.

Upload your drawings and documents Your LTP submits the architectural drawings, structural details, sale deed, link documents, EC, latest property tax receipt, and the LP number for the layout

The AI engine validates the drawing against the Telangana Building Rules in real time.

Pay the fees as intimated Once the application is technically clean, the system raises a fee letter via SMS and email

This includes scrutiny fees, development charges (G.O.Ms No. 223), 1% labour cess on estimated construction cost, and BuildNow user charges. Pay within 15 days.

Download the sanctioned plan After payment, the proceedings, sanctioned drawing and BP order land in your portal account as PDFs

If 21 days pass with no action by the authority, deemed approval kicks in under TS-bPASS Act, 2020. ###

Keep the digital copy and a hard copy on site during construction. Inspectors ask for it.

Offline method (Sub-Registrar Office)

Visit the local office For panchayat areas outside GHMC, HMDA and DTCP zones, walk into the Mandal or municipality office

Ask for the building permission application form and the prevailing fee schedule.

Submit the application set Hand over the filled form, sale deed copy, latest tax receipt, layout approval, drawings signed by a licensed engineer, and the prescribed challan

The town planning section logs it.

Site inspection and review The town planning officer or junior engineer inspects the plot

They check setbacks, road width, and clearance from any heritage, water body or high-tension line. The file then moves to the Building Committee for sanction.

Collect your stamped plan

On approval and fee payment, you receive the sanctioned plan with the office seal and the BP proceedings letter

Cross-check the file number on the panchayat notice board or the District Town and Country Planning website to confirm authenticity.

What Does the Sanctioned Plan Contain in Telangana?

Every sanctioned plan packs the same core fields. Read them once before signing the construction contract.

Field	What it means	What to check
BP Number / File Number	Unique permit ID generated by BuildNow or GHMC	Confirm it pulls up the same plot on the BuildNow Citizen Search
Owner Name and Survey Number	Sanctioned holder and exact plot identifier	Match against sale deed and latest passbook entry
Plot Area and Built-up Area	Total plot extent and approved built area in sq m	Verify built-up does not exceed permissible FAR for the zone
Setbacks (Front, Rear, Sides)	Mandatory open space around the building	Walk the site with a tape and confirm setbacks are kept
Height and Floor Plan	Sanctioned height and number of floors	Check that no extra floor sits above the sanctioned line
Land Use and Zone	Residential, commercial or mixed under master plan	Reject buildings on Conservation Zone or unsanctioned use
Validity and Date of Sanction	Issue date and expiry under building rules	Expired plans need revalidation before construction restarts

Good sign: A clean plan carries a clear BP number visible on BuildNow Citizen Search, an unbroken digital signature, sanctioned drawings that match what stands on site, and a current validity date.

Common Issues With Building Plan Approval in Telangana

Every sanctioned plan packs the same core fields. Read them once before signing the construction contract.

Built area exceeds sanctioned plan

Owners often add a slab, extend a balcony or close in setbacks after sanction. Even a 10% deviation invites penalty.

Fix: Get a licensed engineer to measure deviations against the sanctioned drawing before you buy. Demand a regularisation order if any addition exists.

Sanctioned plan does not match site

Some sellers show a beautiful sanctioned PDF that maps to a different plot or older proposal. The stamp looks real, the plot number is wrong.

Fix: Punch the BP number into BuildNow Citizen Search. The plot survey number and address must mirror what you see on the ground.

Plot falls in conservation or restricted zone

Layouts and buildings are not permissible in Conservation Zone under Telangana zoning rules. Plots near tower lines, water bodies or heritage zones face hard limits.

Fix: Pull the master plan layer for the area on HMDA or local ULB site. If the plot is shaded restricted, no genuine sanction exists.

Permission obtained on misrepresentation

If an applicant lied on documents, the sanction can be revoked under the TMA Act, 2019. The Special Task Force then demolishes without notice.

Fix: Verify the seller's sale deed date is on or before the cutoff dates in G.O.Ms.No.251, 261 and 265 MA, 2019 for newly constituted municipalities.

No occupancy certificate after construction

For plots above 200 sq m and height above 7 m, an occupancy certificate is mandatory. Buildings without OC cannot get electricity and water connections legally.

Fix: Ask for the OC alongside the sanctioned plan. No OC, no clean handover.

Plan expired before construction began

A sanctioned plan that lapsed without revalidation is not a permit any more. Banks reject home loans against expired permits.

Fix: Check the date of sanction and validity period. If expired, the owner must apply for revalidation before fresh construction.

Why Building Plan Approval Matters for Land Buyers in Telangana

The sanctioned plan is the dividing line between a legal asset and a building waiting to be pulled down.

📋

Legalises the structure Without an approved plan, the building is unauthorised construction in Telangana

The District Collector's Special Task Force can demolish it under Section 174(4) of the TMA Act, 2019. No notice, no negotiation.

⚠

Plan must match what is built The state explicitly warns buyers to verify that the sanctioned drawing matches the actual construction

A 10% deviation triggers penalty. More than 10% on setbacks can mean a 25% land-value penalty, three years imprisonment, or demolition. This is the single biggest risk in Hyderabad's resale market.

🏦

Banks need it for home loans SBI, HDFC, LIC HFL and every other lender ask for the sanctioned plan and the OC before sanctioning a home loan or LAP

Buildings without a clean BP order are effectively unbankable.

🔍

Telangana-specific: Watch register flagging Plots without proper layout or building approval are flagged in the Special Task Force's watch register

Once flagged, the registration department blocks future sales and electricity and water boards refuse new connections. ###

Red flag: A seller who shows you only photographs of the sanctioned drawing, refuses to share the BP number for BuildNow Citizen Search, or claims the OC is "under process" five years after construction is hiding deviations.

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Frequently Asked Questions

How do I check Building Plan Approval Telangana online?

Open [buildnow.telangana.gov.in](http://buildnow.telangana.gov.in) , click Citizen Search, enter the BP number or plot survey number. The portal shows sanctioned plan status, fee receipts, and proceedings instantly without login.

Has TG-bPASS been replaced for new building permissions?

Yes. TGbPASS shut on December 15, 2025. All fresh GHMC, HMDA and DTCP building and layout applications now run through BuildNow Telangana, the unified self-certification portal under TMA Act, 2019.

Do I need a sanctioned plan for a small house in Hyderabad?

Plots up to 75 sq yards with ground or G+1 floor are exempt from permission. Owner just registers on BuildNow and pays the registration fee with the first property tax receipt.

How to verify building plan approval is genuine?

Match the BP number on the document with BuildNow Citizen Search. Confirm the plot survey number, owner name, sanctioned area, and date match the seller's sale deed and registration records.

What if construction deviates from sanctioned plan?

Up to 10% deviation attracts a fine. Above 10% on setbacks, the District Collector's Special Task Force can levy 25% land-value penalty, jail for three years, or demolish without notice.

Is occupancy certificate Telangana mandatory?

For individual residential plots above 200 sq m and height above 7 m, OC is mandatory. Without OC, electricity and water connections are blocked. Below 240 sq yds, OC is exempt.

How long does building permission online Telangana take?

BuildNow targets approval inside 21 working days. If the authority does not act within that window, deemed approval applies under TS-bPASS Act, 2020. Pay fees within 15 days of intimation.

What documents go with the application?

Sale deed, link documents, encumbrance certificate, latest property tax receipt, layout LP number, architectural and structural drawings signed by a licensed technical person, and self-certification declarations on BuildNow.

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