Sanctioned Plan vs As-Built in Bengaluru: How to Check Building Deviations
Does the building match its approved plan? See Bengaluru’s 5% deviation limit, the proposed 15%, the compounding fee, the OC risk and how buyers can check.
Written by
Justin
19 October 2026 · 6 minutes read
Sanctioned Plan vs As-Built: How to Check Building Deviations Before You Buy in Bengaluru
Does the building you are buying match the plan the authority approved?
Most buyers never compare the two. Imagine a buyer who visits a nearly finished apartment building, and a friend with a tape measure notices that the gap between the building and the boundary wall is about 2.5 metres, while the framed plan in the sales office shows 3. The builder calls it a small adjustment. It might be, or it might be the difference between a building that gets its occupancy certificate and one that doesn’t. The only way to know is to compare the approved plan with what was built.
Quick answer
Every legal building is built against a sanctioned plan approved by the planning authority, and the finished building should match it. In Bengaluru, small deviations can be regularised by paying a compounding fee, and then the occupancy certificate (OC) can be issued. The permissible deviation has been 5%, and the GBA has proposed raising it to 15% for some parameters. Deviations beyond the limit can block the OC, and under the proposed rules extra floors can’t be regularised at all.
What is a sanctioned plan, and what are the other key documents?
Sanctioned plan: the building plan approved by the planning authority before construction. It sets what may be built: the number of floors, setbacks, coverage, floor area and permitted use.
Commencement certificate: permission to start construction after the plan is approved.
Occupancy certificate (OC): issued after construction, once the authority is satisfied that the building has been built as per the plan and is fit to occupy.
As-built structure: what has actually been constructed, which should match the sanctioned plan.
What counts as a deviation?
A deviation is any difference between the sanctioned plan and the building. Common ones are:
An extra floor, or a floor that is bigger than approved
Setbacks (the gaps between the building and the boundaries) that are smaller than approved
More built-up area (FAR) than sanctioned
A taller building than the plan allows
Enclosed balconies or terrace rooms that weren’t in the plan
A change of use, for example residential to commercial
How much deviation is allowed in Bengaluru?
Item | Position (as reported) |
|---|---|
Permissible deviation in the existing rules | About 5% from the sanctioned plan |
Proposed total setback deviation | Up to 15%, with any one side limited to half of the required setback |
Proposed building height deviation | Up to 7.5% |
Additional floors | Not regularisable under the proposal |
Compounding fee | Based on the higher of the FAR deviation area or the covered area of setback infringement across all floors |
The 15% change was in a draft amendment to the building bye-laws notified on 1 April 2026, linked to changes in the Karnataka Municipal Corporations law. Check whether it has been finalised and how it applies to your building before you rely on it. Around 3 to 3.5 lakh properties in Bengaluru were reported to be without OCs because their deviations exceeded 5%, which is why the change matters.
How does a deviation affect the occupancy certificate?
The OC is where a deviation shows up. The authority compares the finished building with the sanctioned plan before certifying it.
Within the permissible limit: the deviation can be regularised by a compounding fee, and the OC can then be issued, usually recording that the deviation was regularised.
Beyond the limit: the OC can be withheld, which is a serious issue for you as a buyer.
An unauthorised floor: even if the rest of the building is clean, a flat on an extra floor that was never sanctioned carries the problem with it.
Not every small building needs an OC, because the law has been changed to exempt some small properties from certain certificates. For apartments, assume you need one and ask.
Why does it matter to a buyer?
Loans: banks generally ask for the OC before lending on a completed building.
Utilities: electricity and water connections can depend on it.
Resale: a careful buyer’s lawyer will run the same comparison, and an unresolved deviation can lower your price or stall the sale.
Enforcement risk: buildings with deviations beyond limits can face notices and penalties.
Debate over fairness: residents’ groups have criticised normalising violations, and officials have been accused of understating deviations in the past, so don’t rely only on a stated percentage.
How do I check for deviations? (8 steps)
Ask the builder for the sanctioned plan with its approval reference, and the commencement certificate.
Ask for the OC (or the partial OC) and read whether it records any regularised deviation.
Count the floors and compare with the plan, including basements, terraces and any mezzanine.
Measure the setbacks on site, from the building to each boundary, and compare them with the plan.
Compare the layout: block size, balconies, parking and common areas.
Check the unit you are buying against the plan for its floor, area and position.
If you find a difference, ask for it in writing, with the percentage and the authority’s response.
Take a planning expert’s or lawyer’s view on whether it falls within permissible limits.
What should I do if I find a deviation?
Treat it as a question to resolve before you pay. If the OC already records the deviation as regularised, that is reassuring. If not, ask the builder how and when it will be regularised, and get the answer in writing with a timeline. Don’t accept a verbal assurance, since the authority, not the builder, decides what can be regularised. A deviation you accept silently becomes a deviation you own.
What should Bengaluru buyers check on top of this?
Which authority approved the plan and which one issues the OC, since BBMP, GBA and BDA roles differ by area.
The compounding fee: ask who pays it, the builder or the buyers, and get it in writing.
Partial OC: if only part of the project has an OC, see our guide on post-OC plan changes.
Land use and approvals: confirm the land’s conversion and zoning, as in our DC conversion guide.
Title and papers: verify these too, as in our legal opinion guide.
Frequently asked questions
What is a deviation from a sanctioned plan?
Any difference between the plan the authority approved and what was built, such as an extra floor, a smaller setback or extra built-up area.
How much deviation is allowed in Bengaluru?
About 5% under the existing rules. The GBA has proposed up to 15% for total setback and 7.5% for height, in a draft notified in April 2026. Check the current status.
Can a building with a deviation get an OC?
Yes, if the deviation is within permissible limits and the compounding fee is paid. A deviation beyond the limit can cause the OC to be withheld.
Can an extra floor be regularised?
Under the draft rules, no. Additional floors are barred from regularisation, so treat an unsanctioned floor as a serious flag.
What is a compounding fee?
A penalty paid to regularise a deviation from the sanctioned plan. It is calculated on the area of deviation, as set by the rules.
Is a deviation always a dealbreaker?
No. A regularised deviation within limits is a managed situation. The danger is a deviation beyond the limits, or one with no OC and no documented path to regularisation.