House map approval in Maharashtra

To the planning authority for your plot. In Mumbai that is the Brihanmumbai Municipal Corporation (BMC), where an architect or licensed surveyor files the plan on its AutoDCR system under DCPR 2034. Elsewhere it is the municipal corporation, municipal council or nagar panchayat in a town, the metropolitan authority (such as PMRDA around Pune) in its region, the gram panchayat in a village gaothan and the Collector in other rural areas, all under UDCPR 2020. Most take plans online on the Urban Development Department's Building Plan Management System (BPMS) at mahavastu.maharashtra.gov.in, which PMRDA moved to on 26 February 2025.

Not a separate permission, if the plot and the house qualify. UDCPR treats a house on up to 150 sq m as low risk: you file an intimation with your ownership papers, the layout or measurement plan, a floor-wise outline plan, the receipt for development charges and labour cess, and a licensed professional's certificate that it follows UDCPR, and the receipt of that filing is your permission. From 150 to 300 sq m (moderate risk) the authority must send a demand note within 10 days and, once you pay, issue the commencement certificate within 10 days without checking the plans. Both need a plot from an approved layout, a regularised gunthewari plot or an undivided gaothan plot, and a house of up to ground + 2 or stilt + 3 floors. These routes do not apply in Mumbai.

You (and any co-owner) sign every drawing with an architect, town planner, licensed engineer or supervisor, who adds their name, address and licence number. A Council of Architecture-registered architect needs no separate registration with the authority, and an architect or licensed engineer may submit plans for any building and sign the structural design on plots up to 500 sq m with up to three storeys or 11 m; beyond that a licensed structural engineer designs it. A Supervisor-1, such as a civil diploma holder with two years' experience, may submit plans for plots up to 500 sq m, and a Supervisor-2 for up to 200 sq m of built-up area. In Mumbai an architect or licensed surveyor files the plans.

Ground + 2 floors, or stilt + 3, on UDCPR's low- and moderate-risk routes, and the setback table for roads under 18 m is written for the same. A taller house must keep a fifth of its height clear at the sides and rear, not counting parking floors up to 6 m. Floor area is the other limit: the basic FSI is 1.1 on every road, and in a municipal corporation premium FSI and transferable development rights can raise the total to 2.0 on a 9 to 12 m road, 2.25 on 12 to 15 m and 2.5 on 15 to 24 m. On a road under 9 m only the basic 1.1 applies.

Yes, in most cases. UDCPR names the gram panchayat as the authority for land inside a village gaothan, and the Collector elsewhere in a regional plan area. In February 2021 the Rural Development Department said the low- and moderate-risk filings for houses on plots of up to 300 sq m in villages go to the gram panchayat, while larger plots still need town planning approval. In March 2026 the government told the legislature that rural permissions now handled at district level would move to the taluka, with limited powers going back to gram panchayats for houses of up to about 1,500 sq ft, after a change to section 18 of the Maharashtra Regional and Town Planning Act 1966; we found no such change in force by 3 November 2026. In a metropolitan authority's area, such as MMRDA's in Khalapur, that authority approves.

If the authority sends no written decision within 60 days of a complete application with fees, the permission is deemed granted under UDCPR and the Maharashtra Regional and Town Planning Act 1966, but only for a plan that follows the rules and the development plan. The scrutiny fee is ₹5 per sq m of built-up area in Pune, Pimpri-Chinchwad, Nagpur, Nashik and the Mumbai region's corporations, ₹4 in other corporations and A-class councils, and ₹2 in smaller councils, nagar panchayats and rural areas; development charges are worked out from the ready reckoner rates. A commencement certificate is valid for up to 4 years, renewed every year until the work reaches plinth level, and then until the house is finished.

Not separately, where the development or regional plan allows the use. Under an amendment to the Maharashtra Land Revenue Code in effect since February 2026, the building permission counts as the NA permission: the planning authority collects a one-time premium before approving the plan, 0.1% of the ready reckoner value for land up to 1,000 sq m, and the land records are updated. The yearly NA tax has been abolished, and banks were told not to ask for a separate NA certificate once building permission is granted.

It is an offence under section 52 of the Maharashtra Regional and Town Planning Act: on conviction, one month to three years in jail and a fine of ₹2,000 to ₹5,000, plus up to ₹200 a day while it continues. The authority can stop the work and give you at least a month to restore the land or remove the building, then demolish it and recover the cost from you; within that month you may apply to keep it if it can be permitted. Work under a deemed or quick-route permission that breaks the rules counts as unauthorised, and licensed professionals who certify wrongly can lose their licence. Since October 2026 sub-registrars have been told not to register sales of flats, shops or other units in buildings without permission or beyond the sanctioned plan.