House map approval in Gujarat

In a town or development authority area, online on the state's Online Development Permission System (ODPS 2.0) on the eNagar portal (enagar.gujarat.gov.in). A registered architect or engineer, called a Person on Record, uploads the drawing file and papers such as the 7/12 extract or property card, and the software checks the plan before you pay the scrutiny fee. Since 3 December 2020 buildings up to 15 m are taken only online, with no hard copies. In a village outside every development area you apply to the gram panchayat, and in the Gandhidham and Adipur townships to the Gandhidham Development Authority.

You do not have to wait for it. Under CGDCR 2017, a single house with up to 125 sq m of built-up area may be started first: you and your registered architect or engineer sign an undertaking (Form 17) that the plan meets the regulations, and within 30 days of starting you file the plans and documents with the body, which returns an acknowledged copy to keep on site. The undertaking requires a sanctioned layout, a valid non-agricultural (NA) permission and a single owner, and every other rule still applies.

For any building up to 15 m, ODPS 2.0 issues the permission online once the software's 15 key checks pass and the scrutiny fee is paid; the body then checks your papers and the site within 28 days and can revoke it if a key rule is broken. Taller buildings get the normal scrutiny, which the regulations want done within 30 days of the fee, and under the 1976 Act a permission is deemed granted if no order comes within three months. A permission lasts one year and can be renewed yearly up to four years in all. After you finish, the body inspects within 21 days before issuing the building use permission you need to move in.

A Person on Record registered with your corporation, nagarpalika or authority, renewed every year. An architect needs Council of Architecture registration, or a B.Arch or equivalent diploma, and two years' practice, and may sign plans for any building. A civil engineer needs a degree and two years' experience, or a diploma or AMIE and five years; a diploma holder may sign only low-rise buildings. A registered structural engineer certifies the structure. On ODPS 2.0 the professional also files a self-declaration that the plan follows CGDCR, and a body can act against a professional whose building breaks the rules.

It depends on the road in front and the area. On a road narrower than 9 m, a house may go up to 12 m in the AUDA, SUDA, VUDA and GUDA areas and most towns, 16.5 m in the RUDA area and around Junagadh, Jamnagar, Bhavnagar and Bharuch–Ankleshwar, and 11 m in the Kutch earthquake-zone towns (Bhuj, Bhachau, Rapar, Anjar, Mandvi) and Gandhidham. On a road of 9 to 12 m the limit is 16.5 m, except 11 m in those Kutch towns and Gandhidham; Gandhinagar city has its own table. A plot of 25 sq m or less may build only ground + 1, and a draft of 28 July 2026 would cap every house at three floors and 12 m.

Yes. If the village lies in an urban or area development authority's area, the authority passes the plan under CGDCR; in villages newly added to an authority, until its new development plan is published, houses may be permitted only within 300 m of the old village site (order of 23 December 2025). Outside every development area, section 104 of the Gujarat Panchayats Act 1993 bars building without the gram panchayat's permission; it is presumed granted if the panchayat does not answer within one month, a refusal can be appealed to the taluka panchayat within 30 days, and work must start within a year.

The body can stop the work, seal the site with police help and have the building altered or demolished at your cost; it can also act against your architect or engineer. If the work meets the regulations it can still be permitted, after a penalty of 15 times the scrutiny fee on the unauthorised built-up area (5 times if you had applied and built to the plan you filed). In a development area the Town Planning and Urban Development Act 1976 adds, on conviction, a fine of up to ₹50,000 plus up to ₹1,000 for each day it continues, and the authority may order the land restored within three years of the work. Work done before 1 October 2022 can be regularised under the Gujarat Regularisation of Unauthorised Development Act 2022 if it is not on public land, a road line or reserved land; its application window was extended for six months from 17 June 2026.