Why Approved Plan Matters for Flat Buyers
When you buy a flat, you are buying a unit in a building that must be constructed as per the approved plan. Any deviation — extra floors, reduced setbacks, more units than approved, or higher FSI than permitted — makes that construction unauthorised. Unauthorised construction cannot get an Occupancy Certificate, banks will not lend on it, and the local authority can order demolition.
| What Approved Plan Covers | Why It Matters to Buyer |
|---|---|
| Number of floors | Extra floors above approved = unauthorised — no OC for those floors |
| Number of units | More units than approved = each unit's UDS and common area allocation changes |
| Setback margins | Building encroaching setback = unauthorised — no OC possible |
| FSI used | Excess FSI use = entire building can be classified illegal |
| Parking provision | Approved parking must match what builder promised — verify count |
| Land use | Residential building on commercial zone land = illegal conversion |
How to Verify Building Plan Approval
Steps to Verify Approved Plan
- Ask the builder: Request a copy of the sanctioned building plan — builders must provide it under RERA
- RERA portal: Check project documents on your state RERA website — approved plan must be uploaded
- Local authority portal: Many cities have online plan approval portals — search by application number or address
- Physical verification: Compare actual construction (floors, setbacks, layout) with the approved plan drawing
- Legal opinion: Your lawyer checks that the plan approval number matches, validity is current, and actual construction matches plan
Deviation from approved plan is a major red flag: If the builder has added more floors, reduced parking, or encroached on setback areas versus the approved plan — do not proceed. These deviations prevent OC issuance and can result in demolition orders. No Occupancy Certificate = no legal possession = no home loan = significant legal risk.
Related Terms
Frequently Asked Questions
Building plan approval (sanctioned plan) is permission from the local planning authority to construct a building as per submitted architectural drawings. It specifies allowed floors, FSI, setbacks, unit count, and parking. No construction can legally begin without this approval. For flat buyers, verifying the approved plan and confirming actual construction matches it is critical due diligence.
Check via: (1) Ask the builder for a copy — RERA mandates disclosure, (2) Check the project on your state RERA portal — approved plan must be uploaded, (3) Check the local authority's online building approval portal (most cities now have these), (4) Engage a property lawyer to verify the plan approval number, validity, and compare with actual construction.
Deviations — extra floors, more units, setback encroachment — make that construction unauthorised. Consequences: no Occupancy Certificate (OC) possible for deviated portions, banks will not give home loans, local authority can issue demolition notices, and buyers may face loss of investment. Always verify that the actual building matches the approved plan.
No. Building plan approval is granted before construction begins — it permits the proposed construction. Occupancy Certificate (OC) is issued after construction is complete — it certifies that the building was constructed as per the approved plan and is safe for occupation. Both are required; one precedes construction, the other follows completion.
Building plan approvals are typically valid for 3–5 years from the date of sanction, depending on the local authority rules. If construction is not completed within the validity period, the approval must be renewed before it lapses. Expired approvals with no renewal can be a legal issue — check that the approval was valid throughout the construction period.