Approval Process for Real

Estate Projects
BUILDING PLAN APPROVALS SANCTION FROM commencement
to occupation certificates
 .
The average person fantasies about claiming a
house. Long periods of reserve funds and cautious
ventures are engaged with buying a house level. In
this manner, make certain of the legalities while
buying a level, e.g., the level is on a reasonable
title land, it adjusts to the predominant standards
and guidelines of the concerned structure plan
endorsements from company government
specialists, and so forth

The structure development must go through

different procedures and get distinctive structure
plan endorsements from enterprise government
specialists, to get total
Getting a Building Plan approved is a cumbersome
process in India. Commencing a building construction
without the permission of required authorities is illegal
and the constructed portion of that building is liable for
demolition and the developer will be prosecuted for the
said act.
Therefore, the developer has to ensure that all the
necessary permissions and approvals are obtained from
the relevant authorities before commencing the
construction. Different authorities are set up to deal
with different permissions required for approval of the
project. The process differs not only from State to State
but it also varies for different cities.
The Building permission is granted subject to very stringent scrutiny.
This involves various stages starting with the identification and
authenticity of the land, the geo-location, if the building conforms to
all the standards of safety and regulation, the distance from the road,
distance from surrounding buildings, height and other criteria set by
the Municipal authorities, along with the building plan.

Let us look at the comprehensive step by step Maharastra.

1. ZONE
Government authorities have divided the land into various zones based on their use, as given below
Residential zone
Commercial zone
Service industries zone
Industries zone
Hills and hill slopes zone
 U.L.C. (Urban Land Ceiling)
 The object of the U.L.C. act is to fix a roof empty land in a metropolitan zone and encourage the
obtaining of such abundance place that is known for roof limit and to direct the development of
structures on such land.
 As indicated by the metropolitan land roof act, consent must be gotten for the creating of land from the
metropolitan land roof office.
 U.L.C. limit implies retainable land to be kept by the landholder and the leftover segment is be
announced excess.
 The breaking point for metropolitan land roof fluctuates from city to city.
 An authority U.L.C. request should be acquired for surplus abundance land.
 U.L.C. request implies that in the wake of choosing the roof case, the region of retainable land and
excess land will be dictated by the equipped position. The Government can absolve excess land and
permit development of pads under specific conditions.
 Application for N.A. can't be made without U.L.C. request
 N.A. (Non - Agriculture)
 According to the prevailing rules and regulations, construction is not allowed on agricultural residential
building land.
 Hence application for N.A. use should be submitted to the concerned authority with the necessary
papers and N.A. charges, as applicable.
 No building construction is allowed without grant of the N.A. use certificate.
 N.A. permission can be granted by the collector or the appropriate authority.
 RULES OBSERVED FOR BUILDING CONSTRUCTION FROM ARCHITECT
 Plinth region of the ground floor ought not be mutiple/2 to 1/fourth of the plot zone."

 Building edge from plotlines should be least 4.5m away from the front fundamental street, 3m set
back from back and side limits.
 All back and side set back edges rely upon the stature of the structure.
 The base region of each room should 9.5 sq.m. with a base broadness of 2.4m
 At any rate one mass of each room should be the outer mass of the structure.
 The base territory of the kitchen should be 5.5 sq.m. with a base broadness of 1.8m.
 The base zone of kitchen-cum-feasting should be 9.5 sq.m. with a base expansiveness of 2.4m.
 The base zone of the restroom territory should be 1.8 sq.m. with a base expansiveness of 1.2m.
 The base region of W.C. should be 1.1 sq.in. with a base broadness of 0.9m.
 The base region of the latrine (W.C. + shower) should be 2.8 sq.m. with a base expansiveness of
1.2m.
 The base stature of W.C., shower, and The latrines should be 2.2m.
 Openings for ventilation should be least 0.35sq.m. with one element of least 0.3m.
 All lofts should be 2.2m over the floor level.
 Adequate stopping zones should be given
The area of windows and ventilation of each room should not be less than 1/8th of the area of
that particular room.

The height of the parapet wall of the terrace should be between 1.05m to 1.2m, above the
finished terrace level.

The height of the compound wall should be calculated from the center of the road and 1.05m
above it.

The compound gate should always open inside. One flight of the staircase should be a minimum
of 1m wide with a tread minimum of 0.25m and riser maximum 0.18m.

The headroom above the landing should be a minimum of 2.2m.

Water requirements should be calculated with the assumption of 5 persons per tenement and
136liter/per day per person, and accordingly, O.H.W.T. should be designed.

If the building height exceeds fire-fighting the system is required.

 . Ownership
Certificate/Extract(7/12)
 Time required- 15 Days
 Cost for obtaining approval: Rs. 50
per CTS No. / Property Registration
Card
 Grant of Permission by Revenue
Department
 Building Layout Approval
 Time required – 1 month
 Cost for obtaining approval: Application fee of Rs 28 per square
meter of plot/built up area whichever is larger for residential
projects or Rs 56 per square meter for commercial projects)
 Grant of Permission by Development Authority/Municipality
 The building company submits an application form with plans and
all required documents, as prescribed by Section 373. If all
documents are in order and the file is complete, the building
company can proceed to payment of the scrutiny fees. Once the
fees have been paid, the application file is forwarded to the
concerned officer in the Building Proposal Department.
Then the file is forwarded to the Survey Office, which make its remarks on
the application file and check the remarks from the Development Plan
office (obtained during the design stage of the project). If the Survey
Office is satisfied with its review, it
will send the application file back to the Building Proposal Department
within one week.

Receive site inspection from the Building Proposal Office of the

(Municipal)

A sub-engineer from the Building Proposal Office will conduct a site

inspection within 3 to 4 days of receiving the file from the survey office.
The date and time of the site inspection are arranged by the company’s
architect. The building company must be on-site when the inspection
takes place. The sub-engineer scrutinizes the potential of the plot
including the provision of civic infrastructure
 Let us look at the comprehensive step by step procedure of how to get a
building plan approval
 Title Firstly, the developer/builder has to get a clear title of the land on
which he proposes to undertake construction. He has to ensure that he is the
owner of the land. He has to show that the land is free from encumbrances
and it should not be in any other person’s possession, nor there should be
any charges ie lien/mortgage over the land, there should not be a dispute of
any kind over it nor any financial or heirship claims.
 If the land is given to the developer/builder for redevelopment the
development right should have been given to the developer/builder by the
landowner. For that purpose, the developer/builder has to furnish a
development agreement between him and the landowner or a development
agreement cum power of attorney. The time required for obtaining a clear
title/ownership certificate is 15 days and the cost for is Rs 50/- per CTS
No/Property Card Registration. The title/ownership certificate is provided by
the Revenue Department.
Land Clearance
There are different zoning laws for different zones which regulate the
development, construction, and usage of real estate properties in India. Land-use
zoning in India is classified into categories such as residential, multi-family,
commercial and specific zones created to segregate real estate properties.

If the land was an agricultural land and has been converted into a non-agricultural
land which is being developed for residential or commercial use the
developer/builder has to obtain permission from the Urban Development
department and once the use of the land is converted after being approved by the
town planning department and the municipal authority the State Urban
Development Ministry has to notify it in official gazette.

The Maharashtra Town Planning department forwards the proposals to the

concerned authorities for granting zonal approvals. Zonal Development Plan
should be Airport Authority Cleared. Building Plan could be passed and sanctioned
by certified architects, monitoring of the project by the municipality. Non-
agriculture permission not required for land within Municipal Limits.
DEVELOPMENT AGREEMENT BETWEEN
THE LAND OWNER AND THE DEVELOPER

A development agreement is a legally binding contract between

a property owner or developer and a local government, often
including terms not otherwise required through existing
regulations.
 CONVEYANCE DEED
Conveyance deed is a legal document that is used to transfer the title of property from one
person to another as a gift, an exchange, a lease, a mortgage, etc. A gift deed, mortgage deed,
lease deed or sale deed can also be called as a conveyance deed.

What should be there in a conveyance deed?

Defined boundaries of the property,Power of attorney (if any)
Chain of title that includes all legal rights to the present seller
The details on how the property will be handed over to the buyer
A memo stating how property ownership has been received
Signatures of both parties that implies the buyer and seller
Other terms and conditions that are concerned with the property transfer
Things to check before executing a conveyance deed
The seller must clarify that the property is free from any legal encumbrance.
In the case of mortgage property, the mortgage must be cleared before the deed is signed.
Buyers can check these details at a local sub-registrar’s office.
The conveyance deed must include the exact possession date on which the property will be
handed to the buyer.
Within four months of the execution of the deed, all the original property documents should be
submitted at the local sub-registrar for registration.
At the time of registration, the conveyance deed has to be signed by at least two witnesses.
What is the procedure to obtain a conveyance deed?
A conveyance deed is drafted on a non-judicial stamp paper of requisite value and is
registered at the nearest sub-registrar office. Post-registration, stamp duty, and
registration fee should be paid by the buyer. Each state has different charges for
stamp duty and registration charges.
Documents required for conveyance deed
Registered Agreement for sale of property with the seller
Mutation entries/ Property card
Location plan and survey plan from the revenue department
Layout plot plan and structure plan approved by the appropriate authority
Certificates such as Commencement Certificate, Completion Certificate, Occupancy
Certificate (exempted if not available), architect certificate
An entire list of owners,Stamp duty payment receipt
If the seller executes the deal, power of attorney or development agreement is
required
Draft conveyance deed,Importance of conveyance deed
In case of any dispute, conveyance deed serves as an evidenceIt certifies that the
property is free from disputes ,Acts as proof for land ownership
SALE DEED
What is a Sale Deed?
A sale deed is a legal document that showcases the transfer
of title, rights, and ownership of a property from a seller to a
buyer.

It is the most important document that legally reports the

proof for the buyer and seller. It is an essential document for
both the buyer or the transferee and the seller or the
transferor. The purchase or sale of the property is not legally
complete until a sale deed is signed between the buyer and
the seller. Normally, a sale deed is signed only after both the
parties are satisfied and comply with the terms and
conditions.
What should a sale deed include?
Descriptions of the parties involved- the full name, complete address,
contact details, age & occupation for each of the buyers and sellers.
Description of the property being transferred- id number, correct
address, dimensions of the property, construction details of the building,
if there is any.
Indemnity & encumbrance clause- This includes a declaration from the
seller that the property being transferred is free from every
encumbrance, litigation, and charge. Also, the seller indemnifies the
buyer from any pending charges in this regard.
The seller should settle a pending loan taken with the concerned
property as a mortgage, before proceeding with the sale. The buyer has
every right to examine the related documents before registration.
The sale consideration- It’s the price at which the transfer deal is closed.
Delivery & possession of the property- the deed should specifically
mention the date of handover to and possession by the buyer.
What is the process for getting a sale deed?
The lawyers should be in contact to understand the requirement in detail.
The basic information would be required from your end to start the process.
Once all the information is provided and the payment is received, the lawyers
will start working on your document.
Additionally, you will get the first draft of your legal document within a few
working days.
You can evaluate the document and in case of any modifications, you can
intimate for the corrections.
Requirements of a Sale Deed
The sale deed must specify the name and address of the buyers and the sellers.
There must be a complete address of the property and a description of the
property should be mentioned.
The sale price consideration accepted between the buyer and the seller must be
specified in the sale deed. That is, the amount which the buyer has to pay on
the execution of sale deed must be mentioned in the sale deed.
Additionally, if the advance amount is paid already, it must be mentioned in the
sale deed.

The mode of payment must be mentioned.

The sale deed must stipulate the time when the title of the property will get
transferred to the buyer. All the documents that are related to the property
must also be handed over to the buyer.

Ensure that the title of the property is available from any deviation.
A sale deed is not legally binding unless it is enrolled in the sub-registrar office.

Both the buyer and the seller including the witness must be there at the
registrar office on the date for the enrollment of the deed.

The stamp duty and registration charges have to be paid for making the
registration done.
 MUTATION CERTIFICATE

Mutation is the change of title ownership from one person

to another when the property is sold or transferred. By
mutating a property, the new owner gets the property
recorded on his name in the land revenue department and
the government is able to charge property tax from the
rightful owner.
TLR PLAN /CTS SKETCH
What Is The CTS Number?
CTS stands for chain and triangle survey number. To maintain land
records, the Superintendent of Land Records in Mumbai has put in
place a system under which a particular number is allotted to each
land parcel in the city limits. This numerical identity of land plots
is known as city survey number, cadastral survey number, chain
and triangle survey number, or CTS number. At the time of
property registration, it is this numerical name that will drive the
sale of your property.
The official website of the Mumbai Suburban District says, "the
City Survey record for each individual parcel of land has been
created and given a particular number which is known as City
Survey number. A property card for each City Survey number is
also prepared". The city survey of Mumbai Suburban District was
carried out between 1963 and 1967.
ULC AFFIDAVIT
SURVEY PLAN
 submit Building Plan
 Now here comes a major role of the Architect. The developer/builder’s architect has to submit
the building plan for approval.
 He has to submit the proposed plan with all the required documents now the proposal goes for
two levels of check.
 First level scrutiny check is done by Assistant Town Planning/Municipal officer and the second
level scrutiny check is done by the Chief Officer. If the file is in order and complete he can
proceed to pay the scrutiny fees.
 The ATP/Municipal Engineer verifies the documents uploaded by the applicant. Once the
documents/drawings are verified, the site visit is done for the proposal.
 Engineer/ATP himself go for site visit inspection and fill in the questionnaire drafted for a site
visit of Building Permission. Consolidated Scrutiny is also performed based on the comparison of
drawings uploaded, the proposal details and the DC rules. On successful inspection, the
application is verified with remarks and then is forwarded to the Chief Officer for further round
of inspection. Chief Officer will re-verify all the documents and the Scrutiny inspection report
of the proposal. Chief Officer will check for any concession/relaxation requested and check
whether to allow for any concession/relaxation on the proposal. it.
Once the proposal is approved, the applicant needs to pay the other approval
charges (Development charges, labour cess, etc.)
Once the fees have been paid the application file is then forwarded to the
concerned officer of the Building Proposal Department.
Then the file is forwarded to the Survey Office, which makes its remarks on the
application file and checks the remarks from the Development Plan office
(obtained during the design stage of the project).
If the Survey Office is satisfied with its review, it will send the application file
back to the Building Proposal Department within one week. The application varies
for residential and commercial projects.
A sub-engineer from the Building Proposal Office will conduct a site inspection
within 3 to 4 days of receiving the file from the survey office. The date and time
of the site inspection are arranged by the company’s architect. The building
company must be on-site when the inspection takes place. The sub-engineer
scrutinizes the potential of the plot including the provision of civic infrastructure.
The inspector will take photographs of the site and surroundings and upload it.
The developer/builder can then check the site visit report to view
Sample list of scrutiny questions of the site report is:
Is the location as per the approved plan layout of the Town and Country Planning Department?
Do the boundaries tally or not tally as per plan and as on-ground position?
Is the ownership of approach road Public or Private?
What is the nature of approach road (a) Kaccha road (b) Water Bound Macadam (WBM) (c)
Bituminous (BT)? (d) Cement Concrete.
Are there any services on the approach road (a) Drains (b) Storm Water Drains (c) Telephone wires
(d) Electricity?
What is the nature of the proposed site? Site Topology (a) Slope of the site (b) Plain Land (c)
Undulated land (d) Rocky Terrain.
Are there any structures on the site (a) Plain structure (b) Temporary structure (c) No structure?
Is the site within the vicinity of the structure identified by the archaeological department?
Are there any nature of water body (a) Nala (b) Canal (c) Lakes (d)Streams?
Does the proposed site falls under restricted zones like Defense area/Air funnel zone/CRZ
area/Blue Line/Red Flood Line, etc.
Are there any trees on the site?
Are the trees going to be demolished?
Is the site covered by (a) Temple (b) Religious Structures (c) Open wall (d) Graveyard (e) Heritage
structure?
Is the site filled with offences materials like carcasses or excreta?
Is there proper sanitation on the site?
 ObtainIntimation of disapproval (IOD) from the
 Submit structural plans approved by a
Building proposal department
 After the site is inspected the
developer/builder’s application file is sent back
to the Building Proposal Office to get an
Intimation of Disapproval (IOD) (authorization)
it is also known as Building Permit in some
places. IOD are instructions which a
developer/builder has to comply within an
under-construction project. The concerned
officer i: e the Sub-Engineer scrutinizes the
report and forwards it to the assistant engineer
and executive engineer. If everything is proper
the executive engineer approves it. The
Intimation of disapproval is (IOD) comes with a
list of objections which the developer/builder
must procure from different departments and
authorities. An Intimation of Disapproval (IOD)
is issued after the redevelopment plans are
submitted to the Building Proposal Department
of the Municipal Corporation.
structural engineer to the Pune Municipal
CorporationOnce the developer/builder
obtains an Intimation of Disapproval (IOD) he
has to apply for a review of structural plans
which is done simultaneously with the No
Objection Process (NOC)Non Agriculture
PermissionAs we saw earlier that if the land
was an agricultural land and has been
converted into a non-agricultural land which
is being developed for residential or
commercial use the developer/builder has to
obtain permission from the Urban
Development department and once the use
of the land is converted after being
approved by the town planning department
and the municipal authority the State Urban
Development Ministry has to notify it in
official gazette. It is a cumbersome and
time-consuming process. The permission is
granted by the Revenue Department.

Obtain No Objection Certificate (NOC) from
Tree Department of the Municipal
Corporation
Trees cutting is taken very seriously by the
Municipal Authority as the laws enacted are
stringent in this regard. Maharashtra (urban
areas) Preservation of Trees Authority Act 1957
has set up a Tree Authority in all Municipal
Corporations in the State of Maharashtra.
 A Tree authority commission has also been
setup under the said Act. This Commission
meets once every month. If there are trees on
the proposed construction site this has to be
brought to the notice of the authority and the
Commission decides which trees are to be cut
(if any). If any trees are cut down as a result of
the construction the developer/builder has to
plant the same amount of trees somewhere
else as a replacement of the chopped trees.
 Obtain a No Objection Certificate (NOC) from
Electricity Department
 The developer/builder has to submit
a copy of the building approval plan
along with an application to the
electricity department of the
Municipal Corporation about the
electricity requirement of the project
construction.  The concerned officer
of the electricity department shall
survey to determine the projects
power requirement.
 Obtain a No Objection Certificate (NOC) from
Traffic and Coordination DepartmentThe
authority deals with comprehensive
transport plan, coordinate between
city development plan and regional
transport plan, unification of various
modes of transport, unification of
basic infrastructure of multi-modal
transport hubs,
 Obtain a No Objection Certificate
(NOC) from the Municipal Sewerage
Department
 The developer/builder has to submit
an application by a licensed plumber
or architect to the Pune Municipal
Corporation at the concerned ward
office. The NOC is issued within 15
days from the receipt of application.
The application can be submitted
online or to the Additional City
Engineer, Sewerage department
through a licensed plumber along
with the scanned copies of the
following documents.
 Ownership Document (PRC/ 7/12 Extract)
 Copy of the Licensed plumber.
 Plan for drainage connection with the site
plan.
 Property Tax NOC.
 After the application is submitted along
with the documents attached by the
licensed plumber the construction site is
visited and if everything is proper the
approval is given by the Dy. Engineer of the
drainage department. Connection charges
should be paid by challan at the respective
ward office. A list of licensed plumbers is
provided on the PMC (Pune Municipal
Corporation) website and also at the
Additional City Engineer, Sewerage
Department at the main building of the
Corporation
Obtain
 Obtain a No Objection Certificate (NOC) from the Chief Fire
a No Objection Officer
Certificate (NOC)  The Maharashtra Fire Prevention and Life Safety Measures Act,
from the Municipal 2006 mandates every developer/builder to obtain a Fire
Storm Water and License or NOC to obtain a Building Plan Approval from the
Maharashtra Urban Development department.
Drain Department  Documents required:Slip of the payment of Fire Protection
The Fund Fees and Additional Fire Protection Fund Fees paid to
developer/builder has MIDC.

to obtain a No  Photograph of the fire system in working condition.

Objection Certificate  Alarm or Ventilation consultant certificate.

from the Storm Water  Applied for Number of towers(With tower numbers and name)

and DrainDepartment  As-built area statement from Licensed Architect with floor wise
area and indicating the total cover area on each floor.
in the Municipal  Certificate of Compliance with Provisional Fire Approval
Corporation submitted by License Agency appointed by the company.
 No Dues Certificate from MIDC Accounts Dept. (only if charges
are paid in the incremental condition).
 The process of obtaining Fire NOC can be
completed in 15 days from the date of
application received along with the
required documents.
 The concerned authority responsible for
issuing No objection certificate or fire
license is listed below:
 If the Built-up area is up to 10,000 sq.
Meters and building height is up to 24
Meters the Divisional Fire Officer sanctions
the NOC.
 If the Built-up area is up to 15,000 sq.
Meters and building height is up to 30
Meters the Deputy Chief Fire Officer
sanctions the NOC.
 If the Built-up area exceeds 15,000 sq.
Meters and building height exceeds 30
Meters the Chief Fire Officer sanctions the
NOC.
 Obtain Environmental Clearance(incase the
project exceed 20000 sq.m)
 Increasing construction activities have a
severe impact on the environment. The
developer/builder has to hire an
environmental consultant and get an
Environmental Impact Assessment Report
prepared by him which is to be submitted
to the State Level Expert Appraisal
Committee which in turn refers it to the
State Environment Impact Assessment
Authority. A project with more than 20000
sq Mt area requires environmental
clearance
 Obtain No Objection Certificate (NOC) form
the Coastal Zone Management Authority
 The developer/builder has to obtain a NOC
from the Coastal Zone Management
Authority if the project is near the Coastal
Area.
 CONCENT TO ESTABLISH
 What is Consent to Establish (CTE)?
 This type of consent to Establish (NOC) must obtain by
the manufacturing company as per the Water Act 1974
and Air Act 1981, before starting the Establishment of the
site. There are Some documents required to obtain
consent to establish like Site plan, DD for fees,
Manufacturing details, Approval from govt and Local
bodies etc.
 There is a total five sections in consent to establish form:
 General
 Wastewater Aspects
 Air Emission Aspects
 Hazardous waste aspects
 Additional Information
 There are four types of consents i.e. simplified consent
(pollution-free SSI), Green Consent, Orange consent and
Red Consent. The validity of NOC is for one year. NOC
should be renewed if the unit is not commissioned by
then. If renewal is not requested within the validity
period then the fresh application has to be made to the
pollution control Board.
 CONCENT TO OPERATE
 Recently MPCB has started a new process by which a
company can fill and submit their consent to
Establish, operate or renewal existing consent online.
 By using this site you can fill MPCB online application
form, but make sure that you have the below-
mentioned documents handy before starting to apply
for MPCB consent online
 SSI registration copy
 Email ID and PAN card of Company.
 Company Name and address
 For Physical verification of Documents in MPCB
require the following documents.
 Original SSI COPY.
 PAN Card Copy.
 PAN Card of Director/Authorized Person.
 Authority letter from Company.
 Board Resolution for Appointment of Authorized
Person.
 Obtain No Objection Certificate (NOC)
from Airport Authority of India IN CASE
IF THE BUILDING COMES UNDER
HEIGHT RESTRICT ACT
 The developer/builder has to obtain a NOC
for height clearance from the Airport
Authority of India. The construction work
shall not start before the issue of NOC. The
builder/developer who is constructing a
building which is up to 20 km from the
visual flight and the height of the desired
structure is more than 150 meters above
the ground level has to obtain a NOC from
the Airport Authority of India. NOC can be
obtained by the Airport Authority of India
on behalf of the Central Government in
respect of All Civil Aerodromes. For Defense
Aerodromes NOC for height, clearance is
issued by respective defense authorities. A
building with a maximum height of 70
 Indian Air force
Indian Navy

Indian Coast Guard

Hindustan Aeronautics Limited.

 The revised list of Civil and Defense airport can
be viewed on the AAI website.
 The revised list of Civil and Defense airport can
be viewed on the AAI website.
 The documents required to apply for NOC from
AAI are:
 Signed print out of submitted online NOC
application with NOC ID.
 Site Location, Plan, duly approved and
authenticated by the Municipal
authorities/Urban Development Authority.
 Surveyed site Elevation from a qualified
professional or an agency, authorized for the
purpose by the concerned department or the
Municipal Authority.
 Undertaking on Form 1A provided on the AAI
website on a Non-Judicial Stamp Paper of Rs
10/-.
 Ancient Monument Approval
 With rapid urbanisation, the monuments are
facing tremendous pressure of increased
construction activity. National Monuments
Authority is mandated to regulate such
construction activity within the vicinity of
the monuments. Construction activities are
prohibited and regulated within 100 metres
to 300-metre distance from monuments.
The developer/builder has to obtain a
Certificate from the Director of
Archaeological Department, Maharashtra
State, showing that the lands under project
do not include monuments notified by the
Archaeological Department, Heritage
buildings and Precincts. Such certificate
should also mention the distance to be kept
around such places if any. The application
for NOC shall be made at least 3 months
before the commencement of the
construction activity.
 Permission for Excavation/Royalty
payment
 In a judgment by the Supreme Court of
India by Justice Ranjan Gogoi the Supreme
Court held the Government is not entitled
to any royalty if the developer/builder
excavates for laying building foundation.
 Obtain Borewell Registration Certificate
 Maharashtra is one of the few states which
has enacted the Groundwater (Regulation
for Drinking Water Purposes) Act. It is
enacted to regulate the overexploitation
of watersheds and prohibition of
construction of new wells. The
developer/builder has to obtain a Borewell
Registration Certificate.
 Road Access/Highway/Expressway Permission
 Without prior approval from the Highway Authority, no
one is allowed to construct, form or layout any means of
access to or from a highway, or erect any building or
materially alter any existing building, extend any
excavation or construct or form or layout any work.
Parallel service roads for a two-way traffic is necessary for
constructing or erecting any building near the highway.
Minimum 12 Metre parallel road has to be provided.
 For buildings near Expressway: buildings should be located
at a distance of 15m from an expressway (the distance
between the center of the road and building will be 60m),
 National highway: buildings should be located at a distance
of 3 to 6m from the National Highway (the distance
between the center of the road and the building will be
60m),
 State highway: buildings should be located at a distance of
4.5m from the state highway (the distance between the
centre of the road and building will be 20m).
 Similarly, the buildings should be located at a distance of
4.5m from the district highway (the distance between the
centre of the road and the building will be 15m).
 Lift/Escalator Installation
 The developer/builder has to obtain permission
from the Public Works Department for
installation of a lift/escalator. A separate license
is required to operate it. The Maharashtra Lifts,
Escalators, and Moving Walking Acts states that
 Every owner of a place intending ( i ) to install a
lift in such a place, or (ii) to make additions or
alterations to a lift installed at such a place is
required to apply in form ‘A’ to the Inspector of
lifts before any work in connection with the
installation of the lift or addition or alteration
thereto is started. Every such application should
be accompanied by two sets of plans of the
installation or, as the case may be of the
additions and alterations.
 On receipt of an application, the inspector of lifts
inquires and makes the applicant furnish the
required information and then forwards it with
his remarks to the Public Works Department,
Chief Engineer (Electrical), who may, thereupon,
either grant or refuse the permission applied
Here is a sample of Form A for application for installation of lifts
Form A
(See rule 3)
Application for permission to install Lifts *or for making additions or alterations to Lift installed
(To be submitted to the Inspector of Lifts, Bombay, Public Works Department, Bombay)
Full name and address of the owner ————————————————————
Name and address of the agent of the owner if any——————————————-

Address of the premises where the lift is to be installed————————————

*or for making additions or alterations.

Whether a license has been previously granted (details to be given)————————

Address of the premises where the lift is to be installed————————————-

Name and address of the firm who will install the lift —————————————–
*or make additions or alterations.

Type and make of the lift proposed to be erected———————————————-

(A sketch of the lift and erection plans should be attached)

The rated maximum speed of the lift car——————————————————–

The maker’s or designer’s rated capacity in weight——————————————–

The maximum number of passengers in addition to
the lift operator which the lift can carry.—————————————————–
The total weight of the lift car carrying the maximum load———————————–
The weight of the counterweight —————————————————————
The number, description, weight and size of the supporting cables————————-
Bottom clearance ———————————————————————————
Top clearance ————————————————————————————-
Details of the construction of the overhead arrangement
With the weight and sizes of the beams ——————————————————–

Water Connection
The developer/builder has to apply to the waterworks department to get a water connection. The documents
required for getting a water connection are

1) Duly filled in the application form for new water connection

2) Receipt of payment of property tax or date of application

3) Location map of the property

4) Affidavit in a prescribed format.

The connection charges depend on the type of water taps and the diameter of the road
 . COMMENCEMENT CERTIFICATE
 At the point when the arrangement is set up according to the standards, four duplicates of the plans should be submitted
alongside the accompanying drawings.
 Building a design endorsement plan from the improvement arranging office (essential for large tasks) must be acquired.
This arrangement will show the absolute design, area of different structures alongside the territory left as open space,
garden, street, and so on
 Building authorization from the structure control office must be acquired. These drawings show the level plan, level
territory, apartment extent, business and private extent, entryways, windows openings, sections, flight of stairs building,
and so forth This arrangement should be according to the D.C. (Improvement Control) rules to get authorization.
 For endorsement, the accompanying reports are needed to be submitted alongside the plans.
 Duplicate of 7/12 concentrate, property enrolled card of that land. ,
 Division drawing of the land from the city review office. ,Metropolitan Land Ceiling (U.L.C.) office ance, if appropriate.
 Property Tax Clearance Certificate. ,Intensity of Attorney from the landowner to the manufacturer engineer.
 Improvement charges and security expenses to be paid, as appropriate. ,Different archives, whenever needed by the
Authorities.
 After investigation and satisfying all the necessities, the Authorities demonstrates the arrangement and issues initiation
endorsement.
 This endorsement is substantial for a year from the date of issue.
 It very well may be reestablished for one more year up to a time of a year, te, absolute of 4 years.
 Subsequent to getting the beginning authentication, prior to beginning the genuine work at the site, Authorities are to be
educated recorded as a hard copy.
 PLINTH CHECKING CERTIFICATE
 When the work up to the plinth level is complete, the concerned authorities should be informed on a
prescribed form to check the work up to the plinth and setbacks.
 The plinth checking certificate is then issued. Only after obtaining this certificate, further construction
work of building can begin,
 For issuing plinth checking certificate following points are checked.
 Side front rear margins distance from plot boundary, Height of plinth from road level.
 Measurement of the periphery of the building and other details, as per the approved plans. Measurement
of ducts inside the buildings.
 All these distances should tally with approved building drawing s.
 DRAINAGE WATER ROAD APPROVAL
 The drainage work should be carried out simultaneously with the building work. All
plumbing and sanitation (drainage) drawings should be prepared by a consultant or by a
licensed plumber. Approval from the concerned authority should be obtained before
starting the actual drainage work.
 .
 PART COMPLETION
 This the facility is made available by the sanctioning authority, for convenience sakes, Builders can
complete a part of the work and apply for the part of completion.
 At the time of part completion following things should be complete.
 The flat shop should be complete in all respects, for which the completion is demanded.
 Access to the flat shop complete in all respects.
 Supply of water to the flat.
 The drainage system from the flat to the public drainage should be complete in all respect and be in a
working condition.
 N.O.C. from the drainage water road department.
 N.O.C. FROM VARIOUS DEPARTMENT
 When the main construction work ts complete. execution of other related services also requires N.O.C.
from various departments. So, along with this N.O.C., we have to apply to the authorities on the printed
format, to get the building completion certificate. The different N.O.C.s required to be submitted are as
follows
 Drainage completion (N.O.C.),Road completion (N.O.C.),Water connection (N.O.C.)
 Encroachment department (N.O.C.),Lift work (N.O.C.) from P.W.D., (if applicable)
 Fire fighting system (N.O.C.), (if applicable),U.L.C. (N.O.C.) etc.
 BUILDING COMPLETION CERTIFICATE
 For issuing the completion certificate, The architect should inspect the work for
 Completion of the work as per approved plans.
 Type and grade of the system, such as drainage system, water supply system, lift.
 fire fighting systems etc.
 If all the conditions mentioned on the plans are complied with or not.
 All the fittings and fixtures should be fixed and final touch up, (if any), should be attended to for all internal roads and
other developments. Lift and fire fighting system should be in a working condition.All the N.O.C.s should be obtained.
 Architect Engineer Structural the engineer should submit the completion report to the Municipal Corporation concerned
authorities, certifying the workmanship, the material used, and completion of the work, in accordance with the
construction rules.
 Along with the report, the Architect should submit three copies of the complete plan.
 He should also certify that the building is ready for occupancy and request to arrange for the occupancy certificate
from the concerned authorities.
 OCCUPANCY CERTIFICATE
 This certificate issued by the Municipal Corporation concerned sanctioning authority.
 After receipt of the completion certificate fry. the Architect, the said completed works inspected and verified by the
Municipal Corporation concerned authority.
 After confirmation, the permission for occupancy of the building is granted and turned as an "Occupancy Certificate".
FORMATION OF BUILDING SOCIETY

 On completion of the building, the builder should hand over the building to the purchaser, either by
forming an apartment or society. The apartment can be formed for any number of members, while for
the formation of a society, a minimum of eleven members is required.
 An application by the chief promoter (usually the builder) should be submitted to the registrar of the
co-operative societies of the respective jurisdiction.
 Latest 7/12 extract, agreement of sale, power of attorney, list of the members, bye-law book duly
signed, etc. should be submitted along with the application.
 The application is submitted along with 2 or 3 suggestive names for the society.
 Saving account in the approved name of the society should be opened and the share amount collected
from the members, to be deposited in the bank.
 Along with the application, a general stamp paper should be submitted to the registrar of the co-
operative societies.
 Registration should be executed on stamp paper.
 Registration certificate, along with the registration number is then issued to the society.
 After receiving the certificate, shares should be allotted to the members.
 The chief promoter (the builder) withdraws his name and the chairman, secretary, and treasurer are
elected in the general body meeting.
Conclusion
Getting various construction approvals from the concerned departments is a time consuming process.
Most of the departments do not follow the timelines laid down. When questioned for such delays the
Authorities defend themselves by citing shortage of staff to shrug off their responsibility. This causes a
delay in the timely delivery of projects and increase in the construction costs. Implementations of
norms for approvals should be strictly monitored. The department personnel should be trained for
dealing for such approvals only then it may improve the efficiency of the staff and streamline the
approval process.

NOTE : THIUS PRESENTATION IS THE EXTRACT OF VARIOUS DOCUMENTS OF MUNICIPAL

CIRPORATION,VARIOUS WEB ARTICLES ETC. IT IS ONLY COPILATION OF DOCUMENTS.