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To verify a Hyderabad property, obtain its building application number, download the approved permission copy from the current BuildNow portal, and compare the sanctioned plan with the building on site. Then verify the occupancy certificate (OC) separately—or confirm that a published OC exemption applies. A building permission does not by itself prove that an OC was issued, that construction matches the sanction, or that title is clear.
Use the property’s exact plot identifiers, address, issuing authority and application records. If documents conflict, an online search is inconclusive, or the completed building differs from the plan, ask the competent municipal authority for written clarification and have an architect and property lawyer review the file.
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What you are verifying
“Building approval” normally means permission issued for a specific proposal: a particular site, use, floor count, built-up area and setbacks. The approved permission copy and sanctioned drawing establish what the authority allowed. An occupancy certificate is a separate post-construction decision or service confirming that the completed building can be occupied under the applicable process, subject to inspection and any recorded deviations.
These checks answer different questions:
- Permission: Was an application approved, and what exactly was sanctioned?
- Physical conformity: Does the completed structure correspond to the sanctioned use, floors, area and setbacks?
- Occupancy: Was an OC issued for this building, or does a documented exemption cover it?
- Title: Do the seller’s ownership and encumbrance records support the transaction? Approval is not a title guarantee.
Do not describe a property as “approved” merely because the seller shows a plan, a tax receipt, a sale deed or an application acknowledgement. Each document proves a different fact.
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Start with the current Telangana portal
BuildNow is the current starting point for building and layout applications within GHMC, HMDA and DTCP limits. Its site also carries a notice that pending TG-bPASS applications had to be completed and submitted by 15 December 2025 before TG-bPASS was permanently closed. In 2026, older TG-bPASS pages may still appear in search results, but they are legacy material rather than a reason to bypass BuildNow.
The exact municipal jurisdiction depends on the property’s location and current administrative arrangements. Confirm which authority issued the document shown by the seller. If an older approval or OC cannot be located online, that absence alone does not prove the approval is invalid: ask BuildNow support or the competent municipal office how the legacy file is retrieved.
BuildNow’s terms describe it as an official government application platform and place responsibility for tracking an application on the user. The published material does not establish a universal address-only search for a buyer, so do not expect to find every property by typing only a street address.
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Ask the seller, builder or association for a complete, legible set. Record the source and date of every copy.
- Building application number: This is the key identifier used to retrieve the approved permission copy.
- Approved building permission copy: Obtain it from BuildNow rather than relying solely on a scan supplied by the seller.
- Sanctioned building plan and drawings: Include the site plan, floor plans, elevations, sections and any conditions attached to the permission.
- Occupancy certificate: Request the certificate for the same property and building, including its application or file reference.
- Evidence of an exemption, if claimed: A seller who says no OC is required should identify the applicable category and provide the property measurements and approved use supporting that conclusion.
- Ownership records: Request the sale deed and link documents. The official application checklist identifies these as ownership documents; a title review should also consider the encumbrance certificate.
- Completion and inspection records: Where available, obtain the architect’s completion notice, as-built drawing, inspection report and any deviation or compounding order.
Ask for the full document, not a screenshot of a status line. A cropped page can omit the issuing authority, conditions, plot number or later revision.
Step-by-step: download and authenticate the permission
- Get the application number in writing. Copy every digit and letter exactly. Ask the seller to explain any difference between the number on an acknowledgement, permission letter and plan.
- Open BuildNow and use the building-application lookup or download function. The Government of Telangana FAQ states: “By quoting the building application Number, the approved building permission copy can be downloaded in the portal.”
- Save the downloaded file unchanged. Keep the original filename, download date and a second copy. Do not edit or merge pages before your review.
- Check the issuing authority. The permission should identify the authority responsible for that site. If the property is within GHMC, HMDA or DTCP limits, confirm that the document’s office and jurisdiction are consistent with the location.
- Match the identifiers. Compare the permission’s address, survey or plot number, subdivision, layout reference and site dimensions with the sale deed, layout plan and the physical property.
- Check status and conditions. Read the entire permission, including conditions, validity information, revised approvals and notes about road widening, parking, fire safety or other clearances.
- Confirm revisions. If the seller provides more than one plan, determine which drawing is the latest approved version. A later revision should not be treated as interchangeable with the original permission.
A permission copy that matches the application number but identifies another plot is not evidence for the property you are buying. Stop and resolve the identifier mismatch with the authority.
Compare the sanctioned plan with the building on site
Plan-to-site comparison is the practical test for unauthorised change. The official occupancy process describes drawing scrutiny and a site visit to identify deviations. You do not need to make a legal finding yourself; you do need to identify differences that require professional or official review.
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Use and number of floors
Confirm that the approved use is the actual use: residential, commercial, institutional or another category. Count every constructed floor, including basements, stilt or parking levels, mezzanines, terrace rooms and other enclosed areas shown on the drawings. A change from a permitted residence to offices, shops or short-stay accommodation can raise separate compliance questions.
Built-up area and footprint
Compare the plan’s dimensions and stated built-up area with the visible footprint and each floor. Extensions at the rear, enclosed balconies, covered terraces and extra rooms are common sources of mismatch. Ask an architect to measure where the plan is difficult to interpret.
Setbacks and site boundaries
Check the open spaces shown around the building, the road-facing edge, side and rear setbacks, and the plot boundaries. A boundary wall, gate or neighbouring construction can make visual measurement unreliable; use the sanctioned site plan and a professional survey where necessary.
Parking, access and common areas
Verify that parking, ramps, driveways, staircases, lifts, fire access and common areas are used as approved. Converting required parking into rooms or stores may create a deviation even when the external façade looks unchanged.
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Photograph the relevant area, mark its location on a copy of the plan, and describe the difference without calling it “legal” or “illegal” prematurely. Record who supplied each document and the date of the site visit. This evidence helps the authority, architect or lawyer give a precise answer.
Verify the occupancy certificate separately
Search for an OC using the same property identifiers and application trail. Match the certificate to the approved permission, not merely to the building name or the seller’s name. Check the plot or survey details, address, sanctioned use, floor count and issuing authority.
If the seller says the property is exempt, verify the exact category against the approved use, plot area, height and current BuildNow rules. An exemption is not a general statement that “small houses never need an OC”; it must fit the property’s facts.
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Published BuildNow OC categories
BuildNow’s current timelines page publishes these service categories. They are administrative categories, not a property-specific legal conclusion. Confirm the category with the competent authority before relying on it.
| Building description | Published OC treatment | What to verify |
|---|---|---|
| Residential building on a plot up to 200 square metres, up to 7 metres high | OC not required | Confirm the approved residential use, measured plot area and height. |
| Residential building on a plot above 200 and up to 500 square metres, height above 7 and up to 10 metres | Instant OC service | Confirm that both the area and height fall within this band and that the current service applies. |
| Residential building on a plot above 500 square metres and up to 10 metres high | 21-day timeline | Confirm the plot measurement, height and approved residential use. |
| All non-residential buildings | 21-day timeline | Confirm the approved non-residential use and any additional technical clearances. |
The table does not replace a certificate or written confirmation. A building that exceeds a threshold, has mixed use or differs from its sanctioned plan may not fit the category the seller quotes.
How the occupancy process works
The legacy TG-bPASS occupancy procedure remains useful procedural context, but BuildNow is the current portal. Confirm the present checklist before filing.
- Construction is completed. The owner applies online after the work is finished.
- Completion material is uploaded. The published procedure lists an architect-certified completion notice, an as-built PDF drawing, a declaration and undertaking on non-judicial stamp paper signed by the owner, builder, architect and structural engineer, and photographs of the completed building from all sides.
- Technical scrutiny takes place. Officials review the drawings and supporting material.
- A site inspection is conducted. The inspection report identifies deviations between the approved plan and the completed building.
- The file moves through approvals. The procedure describes review by officials and final approval by the Municipal Commissioner.
The published TG-bPASS procedure says deviations may attract compounding charges only up to 10% of the sanctioned plan. That statement does not mean every deviation is compoundable or that paying a charge automatically cures a defect. The outcome depends on the applicable rules and the facts of the case.
Ownership and title are a separate investigation
An approval record concerns development permission; it does not establish that the seller owns the land free of claims. Have a property lawyer examine the sale deed, prior link documents, encumbrance certificate, boundaries, inheritance or partition records, and any lender release. Compare the ownership documents’ survey and plot identifiers with the permission and layout records.
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What to do when records are missing or inconsistent
The application number is missing
Ask the seller or builder to obtain it from the original permission, acknowledgement or authority file. Do not rely on an address-only search that the official material does not promise. If the number cannot be produced, ask the competent office how an authorised record request can be made and pause the transaction until the identity of the approval is established.
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An old TG-bPASS record is not online
Take the legacy document and property identifiers to BuildNow support or the relevant municipal authority. Request confirmation of the migration or retrieval path. A missing search result is evidence that the record needs confirmation, not proof that no permission exists.
The plan does not match the building
List each discrepancy and obtain an architect’s measured comparison. Ask the authority whether a revised permission, completion record, deviation order or other decision exists. Do not assume that a deviation is automatically regularisable, and do not rely on a verbal assurance from a broker.
The OC identifies a different building or plot
Treat the OC as unverified until the issuing authority corrects or explains the identifier. A certificate for a neighbouring phase, an earlier structure or a developer’s larger project may not cover the individual property.
The seller claims an exemption without measurements
Request the approved use, plot area and building height used to classify the property. Have those measurements checked against the current BuildNow category and ask the authority for confirmation if the facts are close to a threshold.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.When to obtain professional and official review
Use an architect or building professional for a plan-to-site inspection when floor area, setbacks, parking, height or use is difficult to measure. Use a property lawyer for title, encumbrance, authority, agreement and transaction questions. Ask the competent municipal authority to resolve portal, legacy-file or certificate discrepancies; neither a broker’s statement nor a private inspection can replace the authority’s record.
Provide professionals with the original downloaded permission, every sanctioned revision, the OC or exemption evidence, sale deed and link documents, and a marked list of observed differences. A focused question—such as whether an enclosed terrace appears on the sanctioned plan—produces a more useful opinion than a request to “check everything.”
A buyer’s comparison worksheet
For two properties or two competing document sets, compare the same fields side by side:
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- Issuing authority and jurisdiction.
- Building application or file number.
- Survey number, plot number, address and boundary description.
- Approved use versus actual use.
- Sanctioned floors, height and built-up area versus what is constructed.
- Required setbacks, parking and access versus site conditions.
- OC number, date and matching identifiers, or a documented exemption.
- Outstanding discrepancy and the authority or professional responsible for resolving it.
Keep a dated copy of the worksheet with the documents. If one property has a complete, internally consistent record and the other depends on an unexplained missing file or mismatch, that difference is material to your purchase decision.
Common mistakes to avoid
- Confusing permission with occupancy: approval to build is not proof that the completed building received an OC.
- Checking only the façade: hidden area, parking conversion, setbacks and use changes may not be visible from the street.
- Accepting a seller’s scan as final: retrieve the permission copy through the official application-number method.
- Assuming a tax assessment proves legality: municipal billing and planning approval answer different questions.
- Treating an old portal page as current procedure: use BuildNow for current routing and confirm legacy instructions.
- Calling every deviation regularisable: the applicable rule and facts determine whether any remedy exists.
- Ignoring title: a planning approval does not prove ownership or freedom from encumbrances.
- Relying on an address alone: application and plot identifiers are needed to establish that the record belongs to this property.
Decision before you sign or pay
Proceed only when the permission copy, sanctioned plan, physical inspection and OC or documented exemption all refer to the same property and any differences have an identified resolution path. If a record is missing, a legacy file cannot be confirmed, or the building materially differs from the plan, make the authority’s written clarification and professional review conditions of the transaction rather than treating them as paperwork to complete later.
Frequently Asked Questions
Can I verify a Hyderabad building approval using only its address?
The published BuildNow material establishes retrieval by building application number, not a universal public address-only search. Ask for the application number and match the downloaded permission to the property identifiers.
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Does a building permission prove that an occupancy certificate exists?
No. Permission and occupancy are separate checks. Obtain the OC for the same property or confirm, with measurements and approved use, that a current published exemption applies.
Is an old TG-bPASS approval automatically invalid because it is not on BuildNow?
No. Older records may require retrieval through BuildNow support or the competent municipal authority. A missing online result alone does not establish invalidity.
Who should assess a mismatch between the plan and the completed building?
Ask an architect or building professional to measure and compare the plan with the site, then seek the competent authority’s determination. Use a property lawyer for title and transaction issues.
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