MCD Building Approval Process in Delhi 2026: Complete Step-by-Step Guide

Obtaining building plan approval from the Municipal Corporation of Delhi (MCD) is the mandatory first step before any construction can begin on your plot. In 2026, the process has been substantially digitised through the Unified Building Bye-laws and online portals operated by EDMC, SDMC, and NDMC (now unified under MCD). This guide walks you through every step, document, and fee involved in the MCD building approval process.

Before applying, you must determine which municipal zone your plot falls under. Delhi is divided into 12 revenue districts and multiple municipal zones. The three erstwhile municipal corporations — East Delhi (EDMC), South Delhi (SDMC), and North Delhi (NDMC) — were unified in 2022 but continue to operate separate zone offices. Your approval application goes to the zone office where your plot is located. Nirman Ved identifies the correct zone and office as part of our pre-construction survey.

The documents required for building plan approval in Delhi are: (1) Proof of land ownership — registered sale deed, gift deed, or conveyance deed; (2) Lal Dora certificate or mutation certificate where applicable; (3) Property tax receipts for the current year; (4) Architectural drawings prepared by a registered architect showing plan, section, and elevation; (5) Structural stability certificate from a licensed structural engineer; (6) Site plan showing the plot's position relative to surrounding roads and properties; (7) NOC from Delhi Fire Service for buildings above 15 metres; (8) Indemnity bond on stamp paper; (9) Undertaking regarding setbacks, coverage, and FAR compliance; and (10) Identity proof and address proof of the owner.

The architectural drawings must comply with Delhi's Unified Building Bye-laws 2016 (as amended up to 2025). Key requirements include: minimum setbacks (front: 3m for plots up to 350 sqm, increasing for larger plots; side: 3m on one side for corner plots; rear: as specified per plot category), maximum ground coverage of 75-90% depending on plot size, FAR limits of 200-350, minimum room sizes (habitable room: 9.5 sqm with minimum width 2.4m; kitchen: 5 sqm; bathroom: 1.8 sqm), minimum ceiling height of 2.75m, and proper ventilation openings equalling at least 1/6th of the floor area.

The online application process begins at the OBPAS (Online Building Plan Approval System) portal. You create an account, fill in plot details, upload all documents and drawings in the specified format, and pay the scrutiny fee online. The scrutiny fee for residential buildings is typically ₹5-10 per sqm of proposed built-up area. For a 2,000 sqft (approximately 186 sqm) home, this translates to approximately ₹930-1,860. Additional fees include development charges, betterment charges, and shelter fund contribution, which together can range from ₹30,000 to ₹2,00,000 depending on the project size.

After submission, the application goes through an automated preliminary check for completeness. If any documents are missing or drawings do not meet basic format requirements, the system flags these within 3-5 working days. You can upload corrected documents without starting a new application. Once the preliminary check is cleared, the application moves to the Building Department for technical scrutiny.

Technical scrutiny is the most critical phase and typically takes 15-25 working days. A junior engineer and assistant engineer review the drawings against building bye-laws, verify setbacks and FAR calculations, check structural adequacy, and ensure fire safety compliance. They may also conduct a physical site inspection to verify plot boundaries, existing structures, and access road width. If the scrutiny officer raises queries — called a 'query memo' — you typically get 15-30 days to respond with clarifications or revised drawings.

Common reasons for rejection or query memos include: FAR violation (proposing more built-up area than permissible), insufficient setbacks, encroachment on government land, discrepancy between site conditions and submitted drawings, inadequate parking provision (one car parking space per 100 sqm of residential area is mandatory), non-compliance with fire safety norms for taller buildings, and missing NOCs. Nirman Ved's architects ensure that all drawings fully comply with bye-laws before submission, which is why our approval rate exceeds 95% on first submission.

If your application is approved, you receive the sanctioned building plan — a stamped set of drawings that serves as your construction permit. The sanction is typically valid for 3 years, within which construction must commence. You must also obtain a commencement certificate before starting work, though in many cases this is issued simultaneously with the sanction. The entire process, from application to sanction, typically takes 30-45 days for straightforward residential projects.

After construction is complete, you need an Occupancy Certificate (OC) from MCD. This requires a completion application showing that construction was done as per sanctioned plans, along with a structural stability certificate, fire NOC (for applicable buildings), and photographs. The OC is essential for getting permanent water and electricity connections and for any future property sale or mortgage.

Nirman Ved handles the entire MCD approval process as a turnkey service. Our team of licensed architects and structural engineers prepares all drawings, compiles documentation, submits the online application, responds to queries, coordinates site inspections, and obtains the sanctioned plan. We also manage the OC process after construction completion. Our approval management fee is included in our construction packages, meaning you pay nothing extra for this service.

A few practical tips to speed up the process: ensure your property documents are clear and up to date — any ownership disputes or pending mutations will halt the approval process. Pay all property taxes before applying. If your plot has an existing structure that you plan to demolish and rebuild, you need a demolition permission first, which is a separate application with a 10-15 day processing time. And if your plot is in a heritage zone or near an ASI-protected monument, additional NOCs from the Heritage Conservation Committee or ASI are required, which can add 30-60 days to the timeline.

Understanding the MCD approval process saves time, money, and frustration. With the right documentation and a compliant building design, the process is predictable and manageable. Nirman Ved has successfully obtained building approvals for 500+ projects across all Delhi zones, and we bring this experience to every new project we take on.