House map approval in Telangana

Online on BuildNow (buildnow.telangana.gov.in), the state's single portal for building and layout approvals, which took over when TG-bPASS closed for good on 15 December 2025. The application goes to the body that covers your plot: in Hyderabad, the Greater Hyderabad, Cyberabad or Malkajgiri municipal corporation; in other cities and towns, the municipal corporation or municipality; in villages of the Hyderabad Metropolitan Region, HMDA. You can apply yourself or at a MeeSeva centre and download the permit from the portal. A 2021 government memo told lenders to accept these permits for house plots of up to 500 sq m without a signed plan.

No, if the plot is no more than 75 sq yd (63 sq m) and the house is ground or ground + 1 floor, up to 7 m high without counting a stilt parking floor. You register online instead, upload a front photo of the site and your sale deed with link documents, self-certify your title, plot size and floors, and pay a ₹1 token with your first property tax. No plan, layout approval or occupancy certificate is needed. The route cannot be used by splitting a bigger plot, or on government, municipal, disputed or lake-bed land, parks or layout open spaces, and the 2020 rules say work may not start within 15 days of registering.

It is the route for a single house on a plot of up to 500 sq m (about 598 sq yd) and up to 10 m high, or ground + 2 floors. You file online, self-certify that the house follows the master plan, zoning and Building Rules, sign an undertaking that any breach can be demolished without notice, pay the fee and get the permit at once. A plan is optional, though BuildNow needs the drawing file if you want digitally signed plans. If the plot is over 200 sq m or the house over 7 m, you first mortgage 10% of the built-up area to the local body. The 2020 rules kept plots in unauthorised layouts out of this route; BuildNow's checklist now takes a plot in an unapproved layout, or an open piece of land, only with a sale deed or link document registered before 26 August 2020.

Yes. Under the Telangana Panchayat Raj Act 2018 no one may build, add to or rebuild a house without the gram panchayat's approval. The panchayat can pass houses of up to ground + 2 floors and 10 m on sites of up to 300 sq m, within 15 days of a complete application, after which permission is treated as given; bigger buildings go to the technical sanction authority. The land must be converted to non-farm use and lie in an approved layout, unless it is in the old village settlement (gram kantam). Since March 2022 the state's Building Rules 2012 apply in every village. In villages inside the Hyderabad Metropolitan Region, HMDA processes the permission instead.

For instant registration and instant approval you may apply yourself, and whether to hire an architect is your choice. When plans are drawn, the Building Rules 2012 say who may sign: a licensed architect or engineer can submit plans for any building and the structural design for up to three storeys on a plot of up to 500 sq m; a licensed surveyor or supervisor (grade I) plans for plots of up to 200 sq m and two storeys; a structural engineer can design any building. Licensed technical persons attest the occupancy certificate for plots over 200 sq m and can lose their licence for a false certificate. From October 2026 their licences are issued and renewed only online on BuildNow, and existing licences must be put online by 15 November 2026.

Instant registration and instant approval are issued as soon as you file and pay; teams verify them within about 15 days, and the 2020 rules bar starting work before then. A single-window application must have its shortfalls pointed out within 10 days and be decided within 21 days, or it is treated as approved, though the commissioner can revoke such a deemed approval within 21 days if it rests on false facts. You must start building within 6 months and finish within 3 years (5 years for a high-rise building), and the permit can be revalidated for another 2 years on paying the permit fee. A gram panchayat has 15 days.

Under the Telangana Municipalities Act 2019, which covers the cities and towns outside the Hyderabad corporations, building without permission or against it can bring up to three years in jail, or a fine of up to 25% of the land and building's registration value (never less than half that figure), as well as demolition at your cost. A district task force under the Collector can demolish unauthorised work without notice after recording it, ask the registration department to block sales of the property and tell the power and water utilities not to connect it; no building can be registered without a sanctioned plan. A false self-certification can bring up to three years in jail, a penalty, and sealing or demolition without notice, and the licensed technical person can lose their licence.

No building is allowed in the bed of a river or nala or inside the full tank level of a lake, pond or kunta. Unless the master plan says otherwise, the Building Rules keep a green buffer of 30 m from the full tank level of a lake of 10 hectares or more, 9 m for a smaller lake or kunta, 9 m from a canal, nala or storm drain wider than 10 m and 2 m from a narrower one. A plot next to a water body needs no-objection certificates from the irrigation and revenue departments, and BuildNow will not process a plot that lies in a water body's bed or full tank level.