Building Plan Approval & Occupation Certificate in Haryana
Before you build in Haryana you need a sanctioned building plan, and before you move in you need an occupation certificate. Both run under the Haryana Building Code, 2017. In the regular route, each stage has a 60-day decision window, after which approval is deemed. We prepare and file the application and follow it through, working alongside your architect.
What it is
A building plan approval is the competent authority’s permission to construct a building exactly as drawn. An occupation certificate (OC) is the authority’s confirmation, after construction, that the building was completed in line with that permission and can be occupied. Many people simply call either one a “building NOC”.
In Haryana, both are governed by the Haryana Building Code, 2017 (first revision 6 January 2017, amended since). The competent authority depends on where your plot is: Haryana Shehri Vikas Pradhikaran (HSVP) for its sectors, the Town and Country Planning Department for licensed colonies and controlled areas, the municipal body for municipal areas or, inside an industrial estate, the agency that runs it. HSVP plots are handled on its Online Building Plan Approval System (OBPAS).
Who it applies to
You are building a house
Residential plots up to 500 sq m can use the self-certification route under Code 2.2. Larger residences go through the regular approval route.
You are putting up a factory or shop
Plots of all sizes in an industrial plotted colony, and shop-cum-office (SCO), shop-cum-flat and booth plots, can be self-certified. Other commercial and institutional buildings need regular approval. Say a Faridabad auto-parts maker buys a plot in an industrial plotted colony: its architect can self-certify the plan, whatever the plot size.
You are ready to move in
Code 4.10(2) says no one may occupy a new building, or let anyone else occupy it, until the occupation certificate has been issued in Form BR-VII.
Why it matters
Clear the way for other licences
A factory licence, a fire safety certificate and pollution consents all assume a lawfully approved building. A weak building file usually shows up when you apply for them.
Keep loans and sales moving
Banks financing a property, and buyers or tenants of it, often ask for the sanctioned plan and the OC. No OC? Expect the loan or the sale to wait.
Avoid paying to fix deviations
Sticking to the sanctioned plan costs less than regularising deviations at the OC stage, when the work is already in concrete.
Self-certification or regular approval?
The Code offers two routes. Which one you use decides who certifies the plan and how fast the OC must come.
| Self-certification (Code 2.2) | Regular approval (Code 2.1) | |
|---|---|---|
| Who can use it | Booths, SCO, SCF, SCOF and double-storey shop plots; all plots in an industrial plotted colony; residences up to 500 sq m | All other buildings |
| Plan | Your architect certifies conformity and structural safety; Form BRS-I with fifteen days’ notice | Authority scrutinises drawings; decision within 60 days, else deemed sanctioned (Code 4.5) |
| Occupation certificate | Within ten working days, else deemed (Code 4.11) | Within 60 days, else deemed (Code 4.10(5)) |
| Risk class (Code 5.1(2)) | Residential and industrial buildings up to 15 m are “low risk”; others are “high risk” | |
Documents required
Ownership and plot
- Allotment letter, sale deed or lease deed
- Possession certificate or demarcation, where issued
- Zoning plan of the plot
- Owner’s ID and authorisation (board resolution for a company)
From your architect or engineer
- Building plans in AutoCAD format
- Structural design and stability certificate
- Fire fighting scheme drawings, where required
- For the OC: completion or as-built drawings and the BR-V certificate
Other approvals
- Fire safety certificate, where the building needs one
- Photographs of the completed building (front, rear, sides, roof)
- Solar and energy-related certificates, where they apply
- Receipts of fees and charges paid
How it works
Find out who approves your plot
We check the plot’s documents to see whether HSVP, the planning department, the municipal body or the industrial agency is the competent authority, and whether self-certification is open to you.
File the plan with clean papers
In practice, your architect prepares the drawings while we assemble ownership papers, fee payments and supporting approvals, and file on the authority’s online system, such as OBPAS for HSVP plots.
Answer objections quickly
We follow the file through scrutiny and coordinate replies to observations, keeping an eye on the 60-day window under Code 4.5.
Apply for the OC once you finish
Once construction is complete, we file Form BR-IV(A) or BR-IV(B) with the architect’s BR-V certificate, as-built drawings, structural stability certificate, photographs and fire safety certificate where required.
Timelines
Expect a plan decision in 60 days
The authority must sanction or reject within 60 days. If it does neither, the plan is deemed sanctioned (Code 4.5).
Finish before the sanction lapses
Two years for buildings below 15 m; five years for multi-storeyed buildings of 15 m and above (Code 4.3(1)). Here is the catch: a two-storey shed below 15 m gets only two years, so a slow build can outlive its sanction.
Get the OC in 60 days or ten working days
60 days for regular cases, then deemed issued (Code 4.10(5)); ten working days for self-certified buildings (Code 4.11).
What happens if you build or occupy without approval
Stay out until the OC is issued
Code 4.10(2) bars you from occupying the building, or letting anyone else occupy it, until the OC is issued.
Clear the fire certificate first
Section 19(5) of the Haryana Fire and Emergency Services Act, 2022 says no occupation certificate is issued unless the fire safety requirements are met, where the building needs a fire NOC in Haryana.
Disclose and regularise deviations
The OC application has to disclose deviations from the sanctioned plan. Compoundable ones attract charges; others must be corrected before the OC. A Faridabad family that added a terrace room without revising its plan, for example, will have to disclose it at this stage.
Frequently asked questions
Is a building plan approval the same as an occupation certificate?
No. The building plan approval comes before construction and permits you to build as drawn. The occupation certificate comes after construction and confirms the building matches that permission. Under the Haryana Building Code, 2017, the OC is applied for in Form BR-IV(A) or BR-IV(B) and issued in Form BR-VII. You need both, in that order, and we can handle each stage.
How long does the authority have to approve my building plan?
Sixty days. Code 4.5 of the Haryana Building Code, 2017 requires the competent authority to sanction or reject the plan within 60 days. If it does neither, the plan is deemed sanctioned. The clock only helps a complete application, because objections send the file back to you. So we check every document before filing.
Can my architect approve the plan instead of the authority?
Yes, for certain plots. Under Code 2.2, self-certification is open for booths, SCO, SCF, SCOF and double-storey shop plots, plots of all sizes in an industrial plotted colony, and residences up to 500 sq m. Your architect certifies conformity and structural safety and you give fifteen days’ notice in Form BRS-I. We confirm whether your plot qualifies before you start.
How long is a sanctioned building plan valid?
Two or five years, depending on height. Under Code 4.3(1), a sanctioned plan is valid for two years for buildings below 15 metres and five years for multi-storeyed buildings of 15 metres or more. If construction will run beyond that, plan the revalidation early. We keep a record of your validity dates so the deadline does not slip.
What if the authority does not respond to my OC application?
The OC is treated as issued. Code 4.10(5) says that if no communication is received within 60 days of applying, the owner may occupy the building on a deemed basis. For self-certified buildings the window is ten working days under Code 4.11. We keep the filing proof and dates on record, so you can show the deemed status if anyone asks.
Do I need a fire NOC before the occupation certificate?
Yes, if your building needs one. Section 19(5) of the Haryana Fire and Emergency Services Act, 2022 bars an OC unless the fire safety certificate requirement is met. For example, an industrial building with more than 500 sq m on any floor needs fire scheme approval before construction. We line up the fire file alongside the building file so neither waits on the other.
Which documents are needed for the occupation certificate?
Code 4.10(1) lists them. You need Form BR-IV(A) or BR-IV(B), the BR-V certificate signed by your architect or engineer, completion or as-built drawings, a structural stability certificate, photographs of the building, the fire safety certificate where required, and energy or solar certificates where they apply. We prepare a checklist for your building and collect everything before filing.
Does Taxhint prepare the building drawings?
No. Drawings, structural design and the BR-V and stability certificates must come from a registered architect or engineer. Our role is the application file: identifying the authority, compiling ownership and supporting documents, filing on the portal, tracking the 60-day timelines and coordinating replies. If you do not have an architect yet, tell us and we will work with the one you appoint.
What it costs
Our fee plus the government fee that applies to your case, quoted before you commit. Tell us the situation and we will price it exactly.
Scrutiny fees and other charges are set by the competent authority and depend on the plot, the use and the built-up area, so we confirm them for your case before filing.
Ready to begin?
Send us your plot papers and we will tell you which authority and which route apply, before your architect draws a line.