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To verify a building’s approved plan, do not rely on a drawing from the seller, landlord, or promoter. Identify the municipal or development authority that controls the property, obtain the authority-issued sanctioned plan and approval records, confirm the approval number and latest revision with that authority, compare the approved drawings with the building or proposed construction, and check completion and occupancy certificates for an existing property.
The exact portal, documents, and terminology depend on the property’s city, state, planning authority, and project status in India. A revenue office, property-tax record, housing-society file, or real-estate regulator record may be useful, but none automatically replaces confirmation from the authority that approved the building plan.
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Why an approved-plan check matters
A sanctioned or approved plan is the set of drawings accepted by the competent planning authority for a particular plot, building, phase, tower, floor, or use. It can show the approved configuration even when a brochure, sales plan, lease plan, or later alteration presents something different. A document that looks official is not self-authenticating: it must be tied to the correct property and verified against the issuing authority’s record.
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- Is the document issued by the authority that had jurisdiction over the site?
- Does its plot, survey, application, or sanction number match the property?
- Has a later amendment or revised plan superseded it?
- Does it cover the tower, phase, floor, and unit being offered?
- Does the constructed or promised building broadly correspond to the approved drawings?
- For a completed building, are completion and occupancy documents in place for the relevant portion?
A visual difference is a reason to investigate, not by itself proof that a building is illegal. A revised approval, phased permission, or local rule may explain the difference. Only the competent authority can confirm which plan is currently sanctioned and how an observed deviation is treated.
Step 1: Identify the authority that approved the plan
Begin with the complete property address, plot or survey number, ward, village or urban locality, and the name of the municipality or development area. Determine which body has planning jurisdiction before searching any portal. In different locations, that may be a municipal corporation, urban development authority, metropolitan development authority, or another designated planning body.
Do not assume that the office collecting property tax, maintaining land records, registering a sale deed, or regulating a housing project is the plan-approving body. The Delhi Police Economic Offences Wing’s property-verification checklist dated 5 May 2023 directs buyers to check layout and promised features with town-planning or civic authorities. That principle is useful elsewhere, but the responsible office and procedure remain local.
| Record or office | What it can establish | What it cannot establish by itself |
|---|---|---|
| Municipal or development authority planning section | Sanction, approved drawings, permits, inspections, and local completion or occupancy status, according to its system | That every seller’s copy is genuine or that another agency’s record is current |
| Property-tax or revenue record | Tax account, assessment, ownership-related or land particulars held by that office | Approval of the building design or permission for every constructed feature |
| RERA portal | Project disclosures and, where filed, plan revisions and certificates for a covered project | Replacement for the local authority’s sanction record or proof that every property is RERA-covered |
| Housing society or association file | Documents supplied to or held by the society | Independent confirmation that the authority approved those documents |
If the address sits near a municipal boundary, a special planning area, or a metropolitan region, ask both the local civic office and the development authority which one issued the sanction. Record the answer and the official contact channel you used.
Step 2: Request the complete approval file
Ask the seller, landlord, promoter, society, or current owner for copies, but treat them as documents to be matched and authenticated. Request the following items that apply to the property:
- Authority-issued sanctioned or approved building plan, including the approved floor and site or layout drawings.
- Sanction letter, building permit, or development permission showing the approval number and date.
- Commencement or construction permission where the local process uses one.
- Every revised, amended, or revalidated plan and the order or letter approving that change.
- Plinth-level certificate or equivalent stage certificate where issued.
- Completion certificate and occupancy certificate for a completed building, tower, or phase.
- For a project under construction, the latest authority-approved drawings for the exact tower, floor, and unit being offered.
Write down the plot or survey details, building or tower name, floor and unit, authority, application or sanction number, approval date, revision number, and document title. These identifiers let you distinguish a plan for an adjacent block or an earlier phase from the one that governs your transaction.
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Official workflows show that these are separate records. The Municipal Corporation of Delhi describes digitally signed sanction letters and approved plans, together with plinth and occupancy-cum-completion stages. West Bengal’s building-plan process lists an approved plan, permit, plinth certificate, and completion drawing in its approval and occupancy workflows. A missing item may reflect local procedure, but it should be explained rather than silently ignored.
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Step 3: Authenticate the document and find the latest revision
Search the approving authority’s official system using the application, permit, sanction, property, or plan number. Save the result with the access date and compare the record to the copy supplied to you. Check the issuer name, digital signature or verification feature where provided, property identifiers, approval date, document pages, and revision marking.
The Municipal Corporation of Delhi describes citizen search and released-plan information on its approval portal. West Bengal’s Urban Development and Municipal Affairs system describes online application tracking, final signed certificates, and third-party verification. These examples show that electronic checking is available in some jurisdictions; they do not establish a single national portal or identical public access everywhere.
If the portal shows only an application status, an unreadable scan, or no public copy, use the authority’s official service counter, help desk, or written request channel. Ask the authority to confirm:
- Whether the approval or sanction number exists.
- Which plot, survey number, building, tower, phase, and floor it covers.
- The date and number of the latest approved revision.
- Whether the supplied plan is superseded, withdrawn, conditional, or still under review.
- Whether completion or occupancy documents were issued and what portion they cover.
Keep the response, receipt, or reference number. A verbal assurance from an intermediary is weaker than a record or written confirmation from the issuing authority.
Why revision status is decisive
Plans can change after the first sanction. The Punjab Real Estate Regulatory Authority’s project-registration checklist, updated 23 September 2022, treats amendments or revisions in sanctioned layout and building plans as identifiable approval records. Therefore, the oldest plan in a sales file is not automatically the governing plan. Match the date and revision number on every drawing and approval letter, and ask the authority which version is current.
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Step 4: Compare the approved plan with the property
Use the approved drawing for the relevant floor and building, not a marketing floor plan. Compare what is built or promised with the items that affect legality, use, safety, and the value of the transaction.
| Feature to compare | What to check | How to record a discrepancy |
|---|---|---|
| Site and building identity | Plot boundaries, survey number, building or tower label, access, and orientation | Photograph the site sign and note the plan reference used |
| Unit and floor | Unit number, floor level, internal layout, balcony or terrace, and common-area access | Mark the observed condition on a dated copy; do not redraw the approved plan as if it were official |
| Built form | Number of floors, blocks, setbacks, projections, basements, and covered areas | List each difference separately and identify the drawing sheet or approval clause involved |
| Use and facilities | Residential or commercial use, parking, stairways, lifts, fire access, open spaces, and promised amenities | Compare the approved use and facility location with the physical or promised arrangement |
| Phasing | Whether the certificate and plan cover the entire project or only a tower, block, or phase | Write the exact covered portion beside the document number |
A site visit is useful for identifying questions, but it does not authenticate a document. Measure or photograph only as an aid to comparison; rough measurements cannot prove that a setback, floor area, or structural change is permitted. If a material mismatch appears, send the authority the plan reference and a precise description of what you observed and request confirmation of the currently sanctioned condition.
The MCD approval stages describe inspection for compliance with the sanctioned plan. That supports using the authority’s inspection or enforcement channel when the built condition and record diverge. Do not announce that a building is unauthorized solely from a balcony, room, enclosure, or floor that looks different from a copy supplied by a seller.
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For an existing building, approval to construct and permission to occupy are related but distinct questions. The Ministry of Housing and Urban Affairs’ Real Estate Act FAQ explains that a completion certificate concerns development according to the sanctioned plan, layout plan, and approved specifications. It describes an occupancy certificate as relating to occupation and the provision of civic infrastructure such as water, sanitation, and electricity.
| Document | Practical meaning | Verification questions |
|---|---|---|
| Sanctioned or approved plan | The drawings accepted by the competent authority | Who issued it, what revision is current, and what part of the property does it cover? |
| Building permit or sanction letter | The permission record associated with construction under the local process | Does the number match the plan and property, and were conditions attached? |
| Completion certificate | Certification, under the ministry FAQ’s description, that development followed the sanctioned plan, layout, and approved specifications | Does it cover the whole project, a phase, or a particular building? |
| Occupancy certificate | Certification related to occupation and civic infrastructure provision | Is it issued for the tower or unit’s building, and are any conditions or exclusions stated? |
Certificate names and sequencing vary. West Bengal’s occupancy service lists an approved plan, building permit, plinth certificate, and completion drawing among its documents. The Hyderabad Metropolitan Development Authority publishes a local occupancy-certificate procedure after construction and describes handling of observed deviations. Those local procedures should not be treated as a nationwide checklist or as a universal tolerance for deviations.
Ask the issuing authority to verify the certificate number, issue date, covered building or phase, and any conditions. A certificate for one tower does not automatically establish occupancy approval for a later tower, and a project-level certificate may not answer whether a particular unit was altered afterward.
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Step 6: Use RERA records as an additional cross-check
If the project is covered by the applicable real-estate regulation, search the relevant state RERA portal and compare its disclosures with the authority file. The Delhi Police checklist advises checking project status with the relevant RERA office. Punjab RERA’s registration checklist includes sanctioned-plan amendments and occupancy or completion records. A Kerala RERA publication describes an allottee’s right to information about the sanctioned plan.
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1Repair Windows errors before they cause bigger problems2Scan for outdated or missing drivers - takes under a minute3Clear out junk files and repair common Windows errorsUse RERA information to test consistency: project name, promoter, tower or phase, approved area, stated possession status, plan revision, and certificates. Then return to the local planning authority for authentication. RERA applicability depends on project facts and the rules in force; not every individual house, rental property, resale, or older building must have a RERA registration.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.What to do when records are missing or inconsistent
The seller supplies only a brochure or photocopy
Request the authority-issued plan and sanction particulars in writing. A brochure can illustrate an intended layout but cannot prove approval. Make the transaction conditional on receiving documents that the authority confirms.
The online search returns no result
Check spelling, old municipal names, application numbers, ward or survey details, and whether the record belongs to a legacy paper system. Then contact the authority through its published channel. Ask for confirmation rather than assuming that no search result means no approval.
The plan is unsigned or the signature cannot be checked
Ask whether the jurisdiction uses digital signatures, a verification code, a stamped copy, or another authentication method. MCD describes digitally signed plan documents, while West Bengal describes third-party verification; neither method is universal. Obtain the local authority’s confirmation of authenticity.
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The seller’s plan and the authority record differ
Compare revision dates first. If the authority record is newer, request the complete amended plan and approval letter. If the physical building differs from the latest record, submit a written discrepancy query to the planning authority and pause any irreversible commitment until you understand the response.
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The authority will not disclose a full drawing publicly
Ask what particulars it can verify, whether an inspection or certified-copy process exists, and how an interested purchaser or tenant may apply. Record the request number and retain the authority’s written reply. Public access policies differ by jurisdiction.
Buying versus renting: adjust the level of checking
Before buying
- Make plan, permit, revision, completion, and occupancy records part of document due diligence before signing or paying a substantial non-refundable amount.
- Match the exact unit, tower, phase, parking allocation, and promised common facilities to the approved documents.
- Have an independent local architect or building-compliance professional interpret difficult drawings, especially where setbacks, floor-area calculations, structural changes, or phased approvals are involved.
- Put unresolved discrepancies and the seller’s obligation to provide authority confirmation into the sale contract, subject to advice from a qualified local lawyer.
Before renting
- Ask for the building’s sanction and occupancy particulars and verify the building or tower with the issuing authority where possible.
- Check that the offered use is consistent with the approved use, particularly for a converted commercial, serviced, or mixed-use space.
- Compare the advertised unit, access, parking, and amenities with the approved configuration; do not assume a landlord’s floor plan is authoritative.
- If records are unavailable, weigh the uncertainty against the lease term, deposit, intended use, and ability to leave. A short tenancy does not make an approval problem disappear.
A tenant may not need every drawing sheet, but should still establish whether the building has the applicable permission to be occupied and whether the proposed use is permitted. A purchaser faces a longer-term risk because later resale, financing, alterations, and enforcement can depend on the same records.
A practical comparison worksheet
Create one table for the property and fill it only with information that appears on an authority document or a written authority response.
| Field | Authority record | Seller, landlord, or promoter copy | Action if different |
|---|---|---|---|
| Issuing authority | Confirm jurisdiction and issuer | ||
| Application or sanction number | Request correction or explanation | ||
| Plot or survey details | Check identity before relying on the plan | ||
| Building, tower, phase, floor, and unit | Obtain the document covering the offered property | ||
| Approval and revision date | Use the latest confirmed revision | ||
| Completion certificate | Verify scope and issue status | ||
| Occupancy certificate | Verify covered building or phase and conditions |
Keep the authority search result, downloaded files, correspondence, receipts, and dated photographs together. File names should include the authority, document number, date, and revision so an older plan is not mistaken for the current one.
Common mistakes that create false confidence
- Checking only the sale deed: Registration records transfer an interest; they do not authenticate every building feature.
- Checking only RERA: A project disclosure is an additional cross-check, not a substitute for the local sanction.
- Accepting an architect’s or promoter’s seal without authority confirmation: Professional preparation does not prove governmental approval.
- Ignoring amendments: An initial sanction may have been replaced by a revised plan.
- Assuming one certificate covers the whole development: Towers and phases may have separate approvals or certificates.
- Treating a visual mismatch as a final legal conclusion: Seek the authority’s explanation and the current record.
- Using a measuring tape as proof: Measurements can flag questions but cannot establish compliance.
- Relying on a portal screenshot without identifiers: Preserve the full record, reference number, date, and document pages.
When to obtain professional help
Consider an independent architect, licensed building professional, or local compliance specialist when drawings are incomplete, the property has multiple revisions, the building is phased, or the observed construction affects setbacks, floor area, structural elements, fire access, parking, or use. Ask the professional to identify the exact authority documents reviewed and to separate technical observations from legal conclusions. The authority remains the source for confirming what it approved, and a lawyer should advise on contract remedies or cancellation rights under the applicable law.
Final transaction checklist
- Write the full address, plot or survey number, building, tower, phase, floor, and unit.
- Name the municipal or development authority with jurisdiction.
- Obtain the sanctioned plan, permit or sanction letter, and all amendments.
- Verify the approval number, property identity, signature or verification method, and latest revision with the authority.
- Compare the approved drawings with the actual or proposed building and record specific differences.
- For a completed property, verify completion and occupancy certificates and their coverage.
- Cross-check a covered project’s RERA disclosures without treating them as a replacement for local approval records.
- Resolve missing or inconsistent records in writing before paying a non-refundable amount or accepting possession.
- Use an independent local professional when technical interpretation is beyond your ability.
The reliable answer to whether a building matches its approved plan comes from a chain of records: the correct authority, the current sanctioned revision, a comparison with the property, and the applicable completion and occupancy status. If any link is uncertain, treat the uncertainty as a transaction issue to resolve rather than as approval by default.
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