Authorities Made Easy: Building Plan Approval in Gurugram (2026 Guide)

Before you rely on any of this: Haryana's building rules changed several times in the last year, and more changes were proposed on 2 November 2026, the day this guide was written from the official texts linked below. Confirm the position for your plot with your architect or the authority's help desk before you spend money. This is a plain-English guide, not legal advice, and no guide can promise an approval.

In Gurugram, a house is approved by one of three offices depending on where the plot is: Haryana Shehri Vikas Pradhikaran (HSVP, formerly HUDA) for its sector plots, the Town and Country Planning Department for plots in licensed private colonies, or the Municipal Corporation of Gurugram (MCG) for other municipal plots. All three apply the same rulebook, the Haryana Building Code 2017.

For a house, that Code is generous. A residential plot up to 16.5 m high counts as "low risk", so a registered architect can file the plan under self-certification and you may start work as soon as it is submitted. The authority then has 20 days to decide; if it does not, a compliant plan is deemed sanctioned.

What is building plan approval, and is it mandatory?

Building plan approval is the authority's written permission to build what your drawings show. It is mandatory. Code 2.1 of the Haryana Building Code 2017 (consolidated up to 13 August 2026) says anyone who intends to erect, re-erect, alter or demolish a building must first give notice to the Competent Authority in Form BR-I, with the documents listed there. Self-certification changes who checks the drawings first. It does not remove the need to file.

Delhi and Noida work differently, so advice from across the border does not carry over. Our Delhi building plan guide covers MCD and MPD-2047, and our Noida guide covers the Noida Authority's lease-based system.

First question: which authority approves your plot?

HSVP sector plot: a plot HSVP allotted in one of its sectors. Plans go through the HSVP OBPAS portal, which HSVP made the only route for fresh and revised building plans and occupation certificates for residential properties from 1 October 2025, replacing the older OABP portal (HSVP notice of 28 September 2025). Drawings pass an automatic scrutiny engine and engineers' review, and the Estate Officer gives final approval (About OBPAS).
Licensed private colony: a plot in a plotted colony developed by a private colonizer under a licence from the Department of Town and Country Planning, Haryana. Its self-certification process note asks for the zoning plan verified by the colonizer and a certificate that services are working. Files go through the department's online application portal.
Municipal area: a plot inside Municipal Corporation of Gurugram limits that is neither an HSVP nor a licensed-colony plot. Haryana's municipal bodies take building plans on the Department of Urban Local Bodies' OBPAS portal, which says that in its first phase it accepts applications for non-controlled areas (planned schemes). We could not find a published MCG note on which plots it handles and through which route, so ask MCG's town planning wing before your architect files.

If your seller cannot say which of these applies, treat it as a warning sign.

Diagram of building plan approval for a house in Gurugram. At the top, three routes by plot location: an HSVP sector plot approved by the Estate Officer on the HSVP OBPAS portal since 1 October 2025; a DTCP-licensed private colony approved by the Town and Country Planning Department with the colonizer verifying the zoning plan; and a plot inside Municipal Corporation Gurugram limits. A note says agricultural land needs change of land use first. Below, four steps: the architect files under self-certification with a scrutiny fee of 10 rupees per square metre; work can start on submission and the plan is deemed sanctioned if there is no decision in 20 days; the DPC certificate, deemed accepted after 7 days; and the occupation certificate before anyone moves in. A footer notes that stilt plus four floors is on hold since 2 April 2026 and up to four dwelling units per plot are allowed from 13 August 2026 — Find your authority first, then the same Haryana Building Code steps apply: self-certified filing, the 20-day deemed sanction, the DPC check and the occupation certificate. Diagram: MOA

Agricultural land: change of land use comes first

Farmland in a controlled area cannot be built on with a building plan alone. Section 7 of the Haryana Scheduled Roads and Controlled Areas Restriction of Unregulated Development Act, 1963 requires the Director's permission and conversion charges first. Within municipal limits that power rests with the Director, Urban Local Bodies (ULB Haryana SOP 02/TPCell/2024). Outside them, the department's CLU workflow applies: an online application with a scrutiny fee of ₹10 per sq m of gross site area, field reports, then a letter of intent if the site conforms to the development plan.

The rulebook: Haryana Building Code 2017 and its 2025 and 2026 changes

The Code has applied across Haryana since 6 January 2017. The changes that matter for a house in 2026:

8 December 2025, risk classes. The amendment of 8 December 2025 rewrote Code 5.1 into two classes. "Low risk" now covers residential plots of all sizes up to 16.5 m high, which are filed under self-certification (Code 2.2). It also let the architect issue the occupation certificate for low-risk buildings.
26 June 2026, parts put on hold. A Town and Country Planning order of 26 June 2026 says the architect-issued occupation certificate will start only once the department's online portal for it is ready, and that the earlier provisions apply until then.
13 August 2026, dwelling units. The amendment of 13 August 2026 allows one dwelling unit per floor, up to four per plot, subject to conditions set by the competent authority and to the sector's zoning plan.
Stilt plus four, on hold. On 2 April 2026 the Punjab and Haryana High Court restrained the state from going ahead with its stilt-plus-four-floor policy for residential plots and stayed the order of 2 July 2024 that allowed it (The Tribune, 2 April 2026). The next day the Director, Town and Country Planning told HSVP, Urban Local Bodies and HSIIDC to put all such approvals on hold and disabled stilt-plus-four applications on the department's portals (order of 3 April 2026). We found no later order lifting it, so design for ground plus three, or stilt plus three, unless your architect confirms otherwise.
2 November 2026, a draft. A public notice of 2 November 2026 proposes purchasable FAR on residential plots of up to 264 per cent (plots up to 250 sq m) or 240 per cent (larger plots), with objections invited until 1 December 2026. It is a proposal, not a rule yet.

What a house plot may build

Code 6.3(3)(i)(a) sets these limits for plotted housing outside core areas, and the building must also conform to the sector's zoning plan or architectural control sheet. For local reference, the Code's own worked example treats a 14 marla plot as 354.1 sq m and a 1 kanal plot as 505.86 sq m.

Plot area	Max. ground coverage	Max. FAR	Max. height
Up to 100 sq m	75%	165%	16.5 m
100 to 250 sq m	75%	145%	16.5 m
250 to 350 sq m	66%	130%	16.5 m
350 to 500 sq m	66%	120%	16.5 m
500 to 1,000 sq m	66%	100%	16.5 m

Three rules people trip over: going over the ground coverage limit is non-compoundable, so it cannot be regularised by paying a fee; no balcony may project beyond the rear zoning line; and the parking table in Code 7.1 asks for 0.5 to 2 car spaces per floor depending on plot size, with stilt parking compulsory in the Gurugram Manesar Urban Complex once you build a third or fourth floor. Our explainer on setbacks, FAR and height limits shows how these numbers shape a plan.

Diagram of what the Haryana Building Code allows on a residential plot in Gurugram outside core areas. A table gives ground coverage, FAR and height by plot size: up to 100 square metres, 75 per cent and FAR 165 per cent; 100 to 250, 75 per cent and 145; 250 to 350, 66 per cent and 130; 350 to 500, 66 per cent and 120; 500 to 1,000, 66 per cent and 100; all with a height of 16.5 metres. A second table gives minimum front and rear setbacks from 1.0 and 1.5 metres on small plots to 3.0 and 3.0 metres above 250 square metres. A third gives parking per floor from 0.5 to 2 car spaces. A plan sketch shows rear and front setbacks, the building footprint and two car bays in the stilt beside the road, with notes that exceeding ground coverage is non-compoundable, up to four dwelling units are allowed and stilt plus four is on hold — The Code's limits for a house plot; the sector's zoning plan also applies, and it fixes the side setbacks and building lines. Diagram: MOA

Gurgaon building plan approval, step by step

1. Appoint a registered architect

Under the Code an "Architect" is a person registered with the Council of Architecture under the Architects Act, 1972, and Appendix A makes the architect the one who prepares and signs all building plan submissions. Self-certification means approval of plans "prepared and certified by Architect". A civil engineer may handle structural drawings and supervision for plots up to 1,000 sq m and 15 m height. Since 1 January 2026 HSVP no longer runs an annual empanelment: COA-registered architects register on its portal, which checks their details against the COA database in real time (HSVP notice of 1 January 2026).

2. What are the documents required for building plan approval?

Code 2.1(1) lists the core set:

ownership proof: lease deed, sale deed, or possession letter from the allotting authority
site plan and building plans, with the drawings in .DWG format
specifications in Form BR-II, and structural drawings for record
the certificate of conformity and structural safety in Form BR-V(A1) or BR-V(A2)
a public health services plan
the scrutiny fee
for plots of 500 sq m and above in the NCR, proof of registration on the Dust portal, as the Commission for Air Quality Management specifies

HSVP's OBPAS user manual adds an Aadhaar card and a site, deviation or compounding report, and it will not accept a drawing until every mandatory CAD layer is present. For what a full drawing set contains, see every drawing your architect should hand over; our sanction drawing guide is coming soon.

3. File, pay and start

The applicant, architect and engineer sign digitally and the file goes online (Code 2.1(3) and 2.3). Under Code 2.2 a low-risk building may start construction immediately after the application is submitted. The authority must sanction or reject within 20 days of a complete submission; a plan that conforms to the Code and the permitted land use, with all fees paid, is deemed sanctioned if no order comes in that time (Code 4.5). In licensed colonies, the department's process note says any observation on a self-certified plan is conveyed within 15 days of approval.

If a file is returned, you can resubmit within 60 days without a fresh scrutiny fee, but only twice (Code 2.1(4)). Sanction is valid for two years for a building under 15 m and five years for taller ones (Code 4.3).

Building plan approval fees in Haryana

The Code applies across the state and sets two fees of its own:

Scrutiny fee: ₹10 per sq m of the covered area achieved, non-refundable (Code 2.1(1)(x)).
Revalidation fee: ₹10 per sq m of the covered area you want revalidated, paid before the sanction lapses (Code 4.4).

Worked example: a house with 290 sq m (about 3,120 sq ft) of covered area across all floors pays a scrutiny fee of 290 × ₹10 = ₹2,900. Other charges depend on the plot rather than the Code's table. The department's building plan checklist adds labour cess "depending upon class of construction", and in licensed colonies the self-certification note adds purchasable area and external development charges where due. On HSVP plots the portal works out the fee from your drawing and generates a challan before you pay, so the challan is the figure to budget for. For the cost of the build itself, see our Delhi NCR construction cost breakdown.

The milestones people miss

The DPC certificate. At damp proof course level, the architect certifies that the work matches the sanctioned plan. The authority has seven days to respond, after which a compliant certificate is deemed accepted (Code 4.9). Any change you want during construction needs a revised plan before it is built (Code 4.6).

Stilts and the road edge. After the High Court order, a Town and Country Planning order of 16 April 2026 told authorities including GMDA, HSVP and MCG to act against unauthorised use or construction in stilt floors and to remove lawns, landscaping and boundary walls built on the road's right of way. Keep the stilt for parking (the Code allows a guard room and toilet there) and keep your landscaping inside the plot line.

The occupation certificate. The Code bars anyone from occupying a new building until an occupation certificate has been issued, and no certificate is issued until debris has been cleared from the site and its surroundings. Because the architect-issued route is on hold, ask your authority which procedure it is using when you apply; HSVP handles occupation certificates for its residential plots on OBPAS. Keep the sanctioned plan, DPC certificate and occupation certificate together, because a buyer's lawyer or a bank will ask for all three.

Changing your architect. Tell the authority within seven days; work stops until the new professional takes over (Code 2.2, note iv).

The sequence, in one place

Find your authority: HSVP, the Town and Country Planning Department, or MCG.
If the land is agricultural, get change of land use first.
Get the zoning plan for your plot and read it with the Code's table.
Appoint a COA-registered architect who is registered on your authority's portal.
File online under self-certification and pay the scrutiny fee; you may start on submission.
Get the DPC certificate before building above plinth level.
Clear the site and obtain the occupation certificate before anyone moves in.

Official portals for Gurugram

HSVP OBPAS: building plans and occupation certificates for HSVP plots
Town and Country Planning Department, Haryana: online applications, including building plans under self-certification and CLU
Procedure and checklists: the department's workflows for CLU, building plans and occupation certificates
ULB OBPAS: building plans in municipal areas
Municipal Corporation of Gurugram
Haryana Building Code 2017, with amendments up to 13 August 2026

Frequently asked questions

Is building plan approval mandatory in Gurugram?

Yes. Code 2.1 of the Haryana Building Code requires notice in Form BR-I before anyone builds, rebuilds, alters or demolishes a building. Self-certification lets your architect file and you start on submission, but the plan still has to be filed and must comply.

How long does building plan approval take in Gurugram?

The Code gives the authority 20 days from a complete submission. If it neither sanctions nor rejects a compliant plan in that time, the plan is deemed sanctioned (Code 4.5).

What is the HUDA (HSVP) building plan approval fee?

The Code's scrutiny fee is ₹10 per sq m of covered area. HSVP's portal calculates the full challan from your drawing.

Can I build stilt plus four floors in Gurugram in 2026?

Not for now. The High Court stayed the policy on 2 April 2026, and the department put all such approvals on hold the next day. A Tribune report of 4 May 2026 quotes the Bench saying the entire policy is subject to the outcome of the case.

Who can sign building plans in Haryana?

A COA-registered architect prepares and signs the plans and certifies them under self-certification. A qualified civil engineer can supervise and prepare structural drawings for plots up to 1,000 sq m and 15 m height, and taller buildings need both.

An architect who has filed on your authority's portal recently will save you weeks. Find a COA-verified architect on MOA and choose Gurugram in the city filter.

Sources

Town and Country Planning Department, Haryana: The Haryana Building Code, 2017, with amendments up to 13.08.2026, Codes 1.2, 2.1 to 2.3, 4.3 to 4.12, 5.1, 6.3(3)(i), 7.1 and Appendix A (accessed 2 Nov 2026)
Town and Country Planning Department, Haryana: Amendment in Haryana Building Code 2017, memo no. MISC-2339-ULB-Vol-I/7/8/2025-2TCP dated 08.12.2025 (accessed 2 Nov 2026)
Town and Country Planning Department, Haryana: Implementation of amendment dated 08.12.2025, memo no. MISC-2339-ULB-Vol-I/7/19/2026-2TCP dated 26.06.2026 (accessed 2 Nov 2026)
Town and Country Planning Department, Haryana: Amendment in Haryana Building Code 2017, memo no. Misc-2339-ULB (Loose)/2026/7/24/2026-2TCP dated 13.08.2026 (accessed 2 Nov 2026)
Directorate of Town and Country Planning, Haryana: Public notice no. Misc-2339-ULB-C/38536 dated 02.11.2026 on proposed amendments (accessed 2 Nov 2026)
Directorate of Town and Country Planning, Haryana: Order dated 03.04.2026 on the High Court's interim order in CWP-PIL No. 212 of 2024 and order dated 16.04.2026 (accessed 2 Nov 2026)
Department of Town and Country Planning, Haryana: Building plan approval process for self-certification cases and workflow and checklist for change of land use (accessed 2 Nov 2026)
Haryana Shehri Vikas Pradhikaran: Launch of HSVP OBPAS portal, memo dated 28.09.2025, registration of architects, memo dated 01.01.2026, About OBPAS and user manual for allottees and architects (accessed 2 Nov 2026)
Directorate of Urban Local Bodies, Haryana: SOP 02/TPCell/2024 on levy of EDC in change of land use cases and ULB OBPAS portal (accessed 2 Nov 2026)
The Tribune: HC halts Haryana's stilt-plus-four policy (2 Apr 2026) and Stilt+4 on trial (4 May 2026) (accessed 2 Nov 2026)
Council of Architecture and Municipal Corporation of Gurugram (accessed 2 Nov 2026)