Kiraye Ke Liye Ghar Ka Naksha: Planning Floors to Rent Out

To build floors for rent (kiraye ke liye ghar), plan each floor as a complete home, with its own door off the staircase, its own kitchen and toilets and its own electricity meter, and first count how many homes your plot may have. The rules differ by state: Haryana allows one home per floor and four per plot, UP's bye-laws let a single-unit house hold up to three homes, one on each floor, and Delhi caps the number of homes by plot size.

Seedhi baat: har manzil ek poora ghar ho, apne darwaze, meter aur kitchen ke saath; aur naksha banne se pehle dekh lijiye ki plot par kitne ghar ki ijazat hai.

How many homes may your plot have?

Haryana

Haryana's Building Code 2017, as amended on 13 August 2026, says "only one dwelling unit on a floor upto maximum four dwelling units per plot shall be permissible", subject to the competent authority's terms and conditions and the zoning plan or architectural control sheet of the sector. Height and stilt rules are in our Haryana guide.

Uttar Pradesh

UP's 2025 bye-laws for development authority areas have two kinds of plotted house:

• Single unit: up to three storeys and 15 m. The bye-laws clarify that "a maximum of 3 independent residential units (one on each floor) may be permitted in a Single Unit".
• Multi-unit: one or more homes on each floor, up to four storeys and 17.5 m including a compulsory stilt floor. It needs a plot of at least 150 sq m on a road at least 9 m wide, and every home at least 60 sq m of carpet area. A development fee is due first, and the UP Apartment Act, 2010 applies.

Multi-unit plans are also left out of the instant online approval that single houses get, and the bye-laws' note reserving 10% of units each for EWS and LIG housing (or a shelter fee on plots under 4 ha) names multi-units; ask the authority how it applies to your plot. Paying guests and homestays need no separate permission if parking is provided.

A worked example: on a 120 sq m plot (about 144 gaj), the base FAR of 2.0 gives 240 sq m of floors in all, so three equal homes in a single-unit house get about 80 sq m (about 860 sq ft) each, walls and stair included. That is our arithmetic; the authority confirms it for your plot. Steps are in our UP map approval guide.

Delhi

The Master Plan for Delhi 2047 (Table 7.2) caps the homes (dwelling units) on a plot:

• up to 50 sq m: 3
• above 50 up to 250 sq m: 4
• above 250 up to 750 sq m: 5
• above 750 up to 1,500 sq m: 7
• above 1,500 sq m: 10

The building may be 15 m high (ground plus three floors) without stilt parking, or 17.5 m (stilt plus four floors) with it, and stilts are compulsory on plots above 100 up to 750 sq m. Hostels and paying-guest homes are not permitted in A and B category colonies. See our Delhi guide; for other states, start with naksha pass kaise karaye.

Planning one home per floor

Entrance and staircase

Each home should open off the staircase without passing through another home. A side or external staircase with its own gate keeps tenants off the owner's floor; our post on single floor vs G+1 weighs inside and outside stairs. UP's stair table gives 1.0 m for a single-unit house and 1.25 m for apartments up to 15 m.

A complete home on every floor

• A kitchen, at least one toilet, a living room and the bedrooms on each floor, so no one shares.
• Rooms at or above the legal minimums; see standard room sizes.
• The same plan stacked floor over floor, kitchens over kitchens and toilets over toilets, so pipes share shafts and no toilet sits over another family's bedroom.
• A balcony and a place to dry clothes for each home.

Sound and privacy

Good practice, not rules: bedrooms over bedrooms and living rooms over living rooms; the staircase against its own wall, not a neighbour's bedroom; rubber pads under washing machines upstairs; windows and balconies that do not look into each other; and a clear decision on whether the terrace belongs to the top floor or is shared, with access to the water tanks for everyone.

Meters, water and drains

In Delhi, the power regulator's Supply Code, in force since 1 September 2017, says "an independent electric connection shall be given to the owner/lawful occupant on each floor of the premises" on request, and adds that the bill gives no rights or title over the premises. Other states have their own supply codes, so ask your power company. On the drawing:

• a meter board at the entrance with a place for each floor's meter, plus a common one for the stair lights and the pump
• a separate distribution board in every home
• one overhead tank, or one compartment, per home, so one tenant's leak does not empty everyone's water
• a septic tank or sewer line sized for all the homes together; Delhi's master plan counts each dwelling unit as 4.5 persons. See septic tank and water tank size.

Parking for every home

UP asks for parking per home, by the home's floor area (walls included, balconies and corridors not): 1 car space (ECS) above 50 up to 100 sq m, 1.25 above 100 up to 150 sq m, and 1.5 above 150 sq m. One ECS in a plotted house is 13.75 sq m, circulation included. Delhi counts per plot: one car space up to 250 sq m, two above 250 up to 300 sq m, then one per 100 sq m of floor area. Bay sizes are in car parking in a small house plan.

Letting the floors: agreement and verification

• Registration: under the Registration Act, 1908, leases "from year to year, or for any term exceeding one year, or reserving a yearly rent" must be registered.
• Maharashtra: section 55 of the Maharashtra Rent Control Act, 1999 says every leave and licence or letting must be in writing and registered, puts that duty on the landlord, and punishes a landlord who fails with up to three months' jail or a fine.
• Model Tenancy Act: the Centre circulated it to all states and union territories on 7 June 2021, to adopt by a new law or by amending their rent laws. It is a model and binds no state that has not enacted it. It asks for a written agreement and caps the security deposit for a home at two months' rent.
• Uttar Pradesh: its 2021 tenancy Act asks for a written agreement, informed to the Rent Authority (section 4). On 21 August 2026 the Allahabad High Court declared sections 8, 9 and 10, on revising and fixing rent, and sections 38 and 42, as far as they override the civil procedure for rent disputes, ultra vires, and said the 1972 rent law revives as far as needed. Take a lawyer's advice on your agreement.
• Police verification: Delhi Police lists "Domestic Help/Tenant Registration", and UP Police "Tenant/PG Verification", among their online citizen services. Elsewhere, ask the local police station.

What we draw

Our 2D floor plans are drawn for a new house, an extra floor or a rental unit, with the staircase, parking and toilets checked against your setbacks. The electrical and plumbing drawings then show the distribution boards, the water supply from the tanks and the drains for every floor. Drawing fees are on our rate card, and the cost calculator gives an indicative building cost.

Common questions

Kiraye ke ghar mein seedhi andar rakhein ya bahar?

Bahar ya side mein, apne gate ke saath, taaki kirayedar ko malik ke ghar se hokar na jaana pade.

Sources

• Haryana Building Code 2017: amendment of 13 August 2026 to note II of code 6.3(3)(i)(a)
• Uttar Pradesh Model Building Construction and Development Byelaws, 2025, amended 21 November 2025: §2.1.2, §2.5.1, §3.3.1.15, §3.3.4 and §4.1
• Master Plan for Delhi 2047, S.O. 4597(E) of 20 August 2026: Table 7.2, §13.4.7 and Table 11.7
• Delhi Electricity Regulatory Commission (Supply Code and Performance Standards) Regulations, 2017: regulation 10(1)
• The Registration Act, 1908, section 17(1)(d); the Maharashtra Rent Control Act, 1999, section 55
• Press Information Bureau (11 August 2021) and PRS Legislative Research on the Model Tenancy Act, 2021
• Allahabad High Court, Inder Bhushan Sawhney v. Kanchan Kumari Jain and connected matters, 21 August 2026
• Delhi Police and Uttar Pradesh Police websites: citizen services

All read on 3 November 2026.

Send your plot size, city and the number of homes you want on WhatsApp, or use the quote form, and we will plan one home per floor for you.