Builders in Bhubaneswar need to undergo strict regulatory checks and get approvals before beginning construction of a new flat or apartment complex in any area.
To protect yourself, your family, and your investments, it is important that you learn and stay aware about the BMC approved building plan in Bhubaneswar, the documents involved, and the rules it underlines. Scroll down to learn more.
What is a BMC approved building plan in Bhubaneswar?
A building plan, in the most basic sense, is a blue print which roughly shows how an apartment unit, or apartment complex will be built. It shows specifics of measurements, such as height, width, distance, wall locations, pillar locations, etc.
A BMC approved building plan in Bhubaneswar similarly is a blueprint that has been checked and certified by the Bhubaneswar Municipal Corporation (BMC), and the Bhubaneswar Development Authority (BDA).
Both of these authorities make sure that the building plan adheres to the city’s safety guidelines, laws and regulations, distance norms, and structural stability requirements.
Why is the BMC approved building plan important?
A BMC approved building plan is an approval that certifies that a building is safe for construction.
If in the future, the same building is found to have violated the safety and zoning regulations, it is liable to be sealed by the Bhubaneswar municipality and demolished. Thus, it is important.
What risks do you face if you buy a flat without BMC approval?
If you buy a flat that does not have a BMC approved building plan in Bhubaneswar, it may lead to severe legal and financial consequences and danger in the future.
If a developer builds a property without securing a BMC approved building plan in Bhubaneswar, it is deemed as an illegal construction by the government.
Under the BMC building deviation rules, authorities can issue legal notices to stop the construction work mid-way, lock down the building, and impose a heavy penalty fee on the builder. The government can also order demolition of the building.
This means that if you have bought an apartment unit from a developer who does not have a BMC approved building plan in Bhubaneswar, you may never get your money back again due to the legal complications.
Demolition orders and legality aside, such unapproved apartments are a cause of serious concern for residing residents. The building will not be granted electricity connections, water supply, or sewage disposal.
Moreover, banks and financial institutions will also refuse the buyer a home loan for such illegal properties. Thus, you may end up losing your entire life savings in a great blunder.
How can you check if a flat has a BMC approved building plan in Bhubaneswar?
It is important that you verify that an apartment complex, where you wish to buy a home, has a BMC approved building plan in Bhubaneswar.
To do this, you can visit the Online Building Plan Approval System (OBPAS) portal on the state government’s website Sujog citizen service portal.
Every verified building has a unique sanction reference number and a digital QR code printed on the official plan document. You can either verify by entering this sanction number, or scanning the QR code.
You can also verify the project’s details and legality on the official website of Odisha Real Estate Regulatory Authority (ORERA).
Thus, this is the process on how to check if a flat is legally safe in Odisha.
What key details should you verify inside the approved building plan?
The key details which you need to verify inside the approved building plan of an apartment project are:
- Verify if the number of floors in the approved building plan is the same as the developer’s blueprint plan as advertised.
- Check the setback requirements. This is the compulsory space that needs to be there between the outer wall of the building and the boundary line.
- Verify the Floor Area Ratio (FAR) and the designated parking spaces shown on the building’s map.
- Also make sure that the areas marked for common amenities for residents are not being illegally converted into extra residential units or storage spaces by the builder.
Which documents must the builder show to prove BMC plan approval?
The documents that a builder needs to show for proving BMC plan approval are as follows:
- Official building permit letter issued besides a BMC approved building plan in Bhubaneswar. It should mention the validity period, plot number, and total sanctioned floor area.
- BDA approved building plan checklist in Bhubaneswar: Environmental clearance, airport authority height permissions, and fire safety No Objection Certificates (NOCs).
- Non-agricultural land conversion order (ROR).
- Plinth Level Completion Certificate.
| Documents Required | Purpose of the Document |
|---|---|
| Official Building Permit Letter & Approved Plan | This is the primary permission letter from BMC/BDA. It proves that the government has authorized construction on that specific plot and has specified the allowed floor height, validity period, and total sanctioned floor area. |
| BDA Approved Building Plan Checklist (NOCs) | This confirms that the project has been cleared of essential safety and environmental checks. This includes fire safety clearances, airport height permissions, and environmental impact rules. |
| Encumbrance Certificate (EC) | This proves that the land is free from any pending bank loans, legal disputes, or unpaid financial liabilities. |
| Non-Agricultural Land Conversion Order (ROR) | This document shows that the government has officially converted the agricultural land into residential land. Thus, it is legal to build housing apartments on it. |
| Title Deed | This proves that the builder or developer is the genuine, legal owner of the plot with full rights to build and sell flats. |
| Plinth Level Completion Certificate | This is issued after the foundation of the building is constructed. It proves that the basic layout on the ground matches the exact boundary lines shown in the approved document. |
| Occupancy Certificate (OC) | This is the final certificate issued by the municipal inspectors. It confirms that the building was constructed according to the sanctioned plan and is legally safe for residents to move in. |
Conclusion
Investing in a home in Bhubaneswar is a big financial commitment for which you end up spending a major chunk of your life savings.
Thus it is important to verify an apartment project which holds a valid BMC approved building plan in Bhubaneswar
By doing the above safety checks, you can keep yourself, your family, and all your financial investments safe from any future legal problems that may arise.
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Frequently Asked Questions (FAQs)
1. Why is a BMC approved building plan in Bhubaneswar mandatory for buying a flat?
The BMC approved building plan in Bhubaneswar certifies that the apartment complex complies with local municipal laws, structural safety norms, and city zoning rules.
2. How to check if a flat is legally safe in Odisha before paying booking money?
You have to verify the project’s approval details on the official Sujog (OBPAS) portal and cross-check the registration status on the ORERA website. After that you will know if a flat is legally safe in Odisha before paying the booking money.
3. What happens under BMC building deviation rules if a builder constructs extra floors?
If a builder illegally constructs extra floors, the authorities can issue stop-work orders, impose monetary fines, lock the premises, or order the demolition of unauthorized floors.
4. Where can buyers check the official illegal construction list Bhubaneswar municipal authorities publish?
You can view official unauthorized project listings in Bhubaneswar directly on the official Bhubaneswar Development Authority (BDA) and BMC web portals.
5. Is a BDA approved building plan checklist Bhubaneswar different from BMC approval?
In Bhubaneswar, the BDA manages regional urban planning and layout approvals. Meanwhile, the BMC oversees municipal construction compliance within city limits.
6. Can banks approve a home loan without a BMC approved building plan in Bhubaneswar?
No, reputed financial institutions strictly reject home loan applications for properties lacking valid municipal plan approvals and NOC clearances.
7. How can buyers check RERA registered projects in Odisha online?
You must visit the official ORERA web portal. Then enter the project or builder’s name, and view the approved layouts and documents.
8. Can you get utility connections for a flat built without BMC approval?
No, municipal authorities will not issue an Occupancy Certificate (OC) for a flat without BMC approval. This will block utility connections like electricity, water supply, and drainage connections to the building.
9. What happens if a builder sells common amenity areas as private spaces?
If a builder is converting designated open spaces or visitor parking into residential units, it violates the approved plan and makes those structures illegal.
10. How long is a BMC approved building plan in Bhubaneswar valid?
A BMC approved building plan in Bhubaneswar is typically valid for 3 years, within which the developer must begin the construction.
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