GHMC Building Permission Online 2026: BuildNow Step-by-Step Guide, Documents, Fees and Approval Time

Hyderabad | Updated October 8, 2026

If you are planning to build a house, apartment building or commercial property in Hyderabad in 2026, one of the first questions is simple:

Where do I apply for GHMC building permission now?

The answer has changed.

New building and layout approval applications falling under GHMC, HMDA and DTCP jurisdictions are now processed through the Telangana government's BuildNow portal. GHMC itself currently directs citizens to BuildNow for new Instant Registration, Instant Approval and Single Window building-permission services.

This is important because older Google results still show instructions for DPMS and TG-bPASS.

Those older pages can create confusion.

GHMC stopped accepting new TG-bPASS applications from April 3, 2025, while the BuildNow portal says remaining pending TG-bPASS applications were to be completed by December 15, 2025 before that portal was permanently closed.

So for a new application in 2026, the practical starting point is:

BuildNow Telangana.

This guide explains the current process, the documents you may need, official approval timelines, fee payment, common reasons applications fail and the checks every homeowner should complete before paying an architect, contractor or consultant.

GHMC Building Permission 2026: Quick Answer

Question	Current position
Current portal	BuildNow Telangana
Does GHMC still use TG-bPASS for new applications?	No
Does GHMC still use old DPMS as the primary new-application route?	No — BuildNow is the current system for new GHMC applications
Can an owner apply directly?	Yes
Is an architect always compulsory merely to upload?	BuildNow says the applicant may upload; professional design requirements still depend on proposal
Approval timeline for many residential proposals up to 500 sq m and 10 m height	15 days
Larger residential / all non-residential proposals	Up to 21 days under the published service timeline
Can you start construction before approval?	No
Are fees fixed for every property?	No — the system calculates applicable charges
Can approved permission be downloaded online?	Yes
Is an Encumbrance Certificate required?	BuildNow FAQ says yes
Are waterbody/FTL restrictions checked?	Yes
Is an Occupancy Certificate required for every small house?	No — some small residential buildings are exempt

BuildNow describes itself as Telangana's single integrated platform for processing building and layout permissions through self-certification and single-window systems.

What Is BuildNow Telangana?

BuildNow is the state's current unified building and layout approval system.

Instead of applying separately through different legacy systems, applicants can use one online platform for permissions falling under authorities including:

GHMC
HMDA
DTCP
other participating urban local bodies

The portal handles services such as:

building permission;
layout approval;
occupancy certificate;
related clearances and NOCs.

The government's stated objective is to reduce fragmented approvals and improve processing through a unified digital system.

For a Hyderabad homeowner, the most important takeaway is straightforward:

Do not begin a new 2026 building-permission application using an old YouTube video or article based on DPMS or TG-bPASS.

Start with BuildNow.

Step 1: First Confirm Which Authority Covers Your Plot

Before uploading a single document, identify the planning jurisdiction.

Your property may fall under:

GHMC;
another corporation within Hyderabad's wider urban region;
HMDA planning jurisdiction;
DTCP;
another urban local body.

BuildNow processes applications across multiple authorities, but the applicable planning rules and competent authority can still differ depending on location.

Do not assume that an address described in a property advertisement as “Hyderabad” automatically means the plot is under GHMC.

Ask for:

exact survey number;
revenue village;
mandal;
municipal corporation or municipality;
sanctioned layout details.

Getting this wrong at the beginning can waste weeks.

Step 2: Check Whether the Plot Itself Is Legally Buildable

Building permission is not only about submitting a floor plan.

The land must first be eligible for the proposed construction.

Before design work begins, verify:

Title

Check the registered sale deed and link documents.

Layout status

If the plot forms part of an approved layout, keep the approved layout document ready.

Land use

The proposed construction should comply with the applicable master-plan land use and zoning.

Road access

The site must have legally recognised access and comply with applicable road-width requirements.

Waterbody restrictions

A plot falling within the bed or Full Tank Level of a notified river, lake, pond, kunta, nala or similar waterbody cannot simply receive normal building permission.

BuildNow specifically states that building activity is not allowed in waterbody beds or FTL areas. Properties adjoining certain waterbodies may require NOCs from the Irrigation and Revenue departments.

This check should happen before you spend heavily on architectural drawings.

Step 3: Create Your BuildNow Account

The application process begins through the official BuildNow Telangana portal.

The owner can register and apply online.

BuildNow's FAQ specifically says an applicant can upload the application directly after registering on the portal.

During the online process, expect to provide information relating to:

applicant/owner;
property;
plot;
proposed building;
ownership documents;
supporting approvals;
drawings where applicable.

BuildNow sends updates through the registered mobile number and may also send application, payment, scrutiny and inspection notifications electronically.

Use a mobile number and email account that the property owner actually monitors.

Step 4: Understand Which Approval Category Applies

Not every house goes through the same processing route.

BuildNow currently separates building proposals into different categories.

Small Residential Plots

The portal provides an Instant Registration route for very small individual residential plots.

BuildNow's FAQ says that for plots up to 75 sq yards, specified small residential construction does not require the normal permission process, but online registration is still required. It refers to a nominal ₹1 registration fee linked with the first property-tax receipt.

The current BuildNow flowchart also separately identifies its small-plot Instant Registration category.

Because floor configuration and other eligibility conditions matter, applicants should use the category generated by the current BuildNow portal rather than assume every sub-75-sq-yard project automatically qualifies.

Instant Approval

BuildNow has an Instant Approval route for eligible individual residential buildings above the smallest registration category.

Its current flowchart identifies an Instant Approval category extending up to 200 sq m, or about 240 sq yards, subject to the specified residential building configuration.

For homeowners constructing ordinary independent houses, this can be one of the most relevant categories.

But “instant approval” does not mean:

“Upload anything and automatically receive legal permission.”

The applicant remains responsible for truthful information and compliance with the rules.

False self-certification can lead to revocation and enforcement action.

Instant Approval With Mortgage

BuildNow also shows an Instant Approval with Mortgage route for certain larger residential plots and building configurations, including eligible plots up to approximately 500 sq m.

The mortgage mechanism exists as a compliance safeguard for qualifying development.

The exact route depends on:

plot size;
building height;
floors;
use;
applicable building rules.

Let the current portal classify the application rather than trying to force a project into a faster category.

Single Window Approval

Larger residential buildings and non-residential proposals typically require more detailed scrutiny.

BuildNow's published service timelines place:

residential plots above 500 sq m or buildings above 10 m

and

all non-residential buildings irrespective of plot size or height

within the more detailed approval category carrying a published 21-day processing timeline.

Projects of this type can also require additional NOCs or technical reviews.

Step 5: Prepare the Required Documents

The exact list depends on the building proposal.

BuildNow says the portal prompts applicants for the documents relevant to their specific application.

Its current published checklist includes several core items.

Common Mandatory Documents

For the relevant instant categories, the portal lists:

front-side site photograph;
ownership document;
sale deed;
link documents.

Depending on the case, other documents become conditionally mandatory.

These can include:

property-tax receipt;
vacant-land-tax receipt;
market-value certificate;
approved-layout document;
previous building-plan approval;
documents supporting older construction;
BRS approval document where relevant.

BuildNow's FAQ also states that an Encumbrance Certificate (EC) is required.

Do You Need an Architect?

The answer needs some nuance.

BuildNow's FAQ says using an architect merely for uploading the application is up to the applicant.

That does not mean professional design input is unnecessary.

A proper house plan still needs to comply with:

setbacks;
permissible height;
parking;
road width;
zoning;
structural requirements;
ventilation;
fire and safety rules where applicable.

For a simple residential project, the owner may technically manage parts of the portal process.

For a serious construction project, using a competent:

architect;
licensed technical person;
structural engineer

can prevent far more expensive mistakes later.

Step 6: Prepare the Building Plan Correctly

Your proposed building must conform to the applicable Telangana building rules and planning restrictions.

Important items can include:

plot dimensions;
road width;
setbacks;
building height;
floor count;
parking;
staircase;
open space;
rainwater harvesting;
structural safety;
land use.

Do not design the dream house first and ask about legality afterward.

Instead:

planning rules → permissible building envelope → architectural design.

That order reduces redesign.

Step 7: Upload the Application and Drawings

Once the required documents and building information are ready, upload the application through BuildNow.

The portal allows applications, supporting documents and relevant drawings to be handled digitally.

BuildNow's checklist states that uploading a building plan may be optional in some instant cases, but DCR drawings are required where the applicant wants the digitally signed building plans.

For larger proposals, technical drawing requirements are more extensive.

Do not use drawings prepared for another plot.

Site dimensions, road width, setbacks and planning conditions must match your actual property.

Step 8: Pay the Applicable Charges

This is where many online articles become misleading.

There is no one universal GHMC building-permission fee that can be quoted for every Hyderabad house.

The current BuildNow system calculates charges based on the proposal.

BuildNow says project and property details are uploaded and the applicant pays system-calculated charges.

Its FAQ says the building fee is paid after the applicant receives the fee intimation letter.

Depending on the property and proposal, the final demand may contain different components.

Older GHMC permit formats, for example, identify components such as:

building permit fee;
development charges;
betterment charges;
external betterment charges;
impact fee;
open-space charges;
other applicable charges.

However, owners should not use an old static GHMC rate table to predict the exact 2026 amount.

The authoritative amount for a current application is the demand generated under the applicable BuildNow rules.

Why I Am Not Giving a Fake “₹X Per Sq Ft” Permission Fee

Many websites publish numbers such as:

“GHMC approval costs ₹X per sq ft.”

That can be misleading.

Two buildings with similar built-up area may have different charges because of differences in:

plot size;
land use;
road;
building category;
location;
height;
proposed use;
applicable development charges;
other statutory levies.

There is also a current Environmental Impact Fee of ₹8 per sq ft for buildings with approved built-up area exceeding 10,000 sq ft, under a July 2025 government order listed on BuildNow.

That does not apply to every ordinary house.

Use the official fee demand for your individual proposal.

How Long Does GHMC Building Permission Take in 2026?

BuildNow publishes specific service timelines.

Residential — up to 500 sq m and up to 10 m height

Published timeline:

15 days.

Larger residential buildings

Where the plot exceeds 500 sq m or the height exceeds 10 m:

21 days.

Non-residential buildings

Published timeline:

21 days, irrespective of plot size or building height under the listed category.

These are statutory/service-processing timelines—not a guarantee that an incomplete application will be approved within exactly that number of calendar days.

If the authority asks for missing information, the clock can be affected by applicant compliance.

How Much Time Do You Get to Correct a Shortfall?

BuildNow's FAQ says an applicant generally gets 15 days to comply with shortfall information.

If the required information is not supplied within the permitted period, the application can be rejected automatically.

This is an avoidable reason for failure.

Once an application is filed:

do not ignore portal notifications, SMS messages or email.

Check them regularly.

How Much Time Do You Get to Pay the Fee?

The portal FAQ says applicants should pay the fee within 15 days of the demand.

An additional 15-day period may be available subject to 10% interest on delayed payment.

Do not assume an approval remains open indefinitely after a fee demand.

Which NOCs May Be Required?

A normal small residential house will not require every NOC.

More complex sites or buildings can.

BuildNow lists approval timelines for several external clearances, including:

Clearance	Published timeline
Fire NOC	14 days
Irrigation FTL NOC	10 days
Revenue FTL NOC	10 days
Water-feasibility NOC	10 days
NALA conversion	14 days
AAI height clearance	Instant, where applicable
Third-party structural-design proof check	10 days

Do not obtain random NOCs simply because someone says every application needs them.

The requirement depends on the site and project.

Waterbody and FTL Checks Can Stop a Project

This is one of the most important Hyderabad-specific checks.

BuildNow states that no building or development is permitted inside the bed or FTL of:

rivers;
nalas;
lakes;
ponds;
cheruvus;
kuntas;
shikam lands.

FTL is to be determined based on certification by the Irrigation and Revenue departments where applicable.

If your plot is near a lake, do not rely on:

broker assurances;
Google Maps alone;
a nearby building;
an old layout brochure.

Verify the official status.

Can You Start Construction While Permission Is “Under Process”?

No.

BuildNow's FAQ expressly says the owner or builder must not commence construction before obtaining approval from the competent urban local body.

This is particularly important for excavation and foundation work.

Some owners think:

“Permission will come anyway, so we can start excavation.”

That is a risky approach.

If the plan requires changes or the land has a planning problem, money already spent on construction may be wasted.

What Happens if False Documents Are Submitted?

Self-certification does not mean the government gives up enforcement powers.

BuildNow says permission obtained through false statements or misrepresentation can be:

revoked;
cancelled;
followed by demolition action;
followed by penal or criminal proceedings where applicable.

A consultant saying:

“Don't worry, everybody does this”

does not protect the landowner.

The property owner ultimately carries substantial risk.

Common Reasons GHMC / BuildNow Applications Get Delayed or Rejected

1. Ownership Documents Do Not Match

Differences in:

owner's name;
survey number;
plot number;
extent;
boundaries

can create scrutiny problems.

2. Missing Link Documents

A current sale deed may not be enough where the ownership chain needs supporting documentation.

3. Wrong Plot Dimensions

The drawing should correspond to the legal and physical site.

Do not simply use the dimensions stated in an old marketing brochure.

4. Inadequate Road Width

Building parameters often depend on the abutting road.

Incorrect road information can change the permissible building.

5. Setback Violations

Trying to squeeze a larger building onto the plot than the rules permit is a common design mistake.

6. FTL or Waterbody Issues

Sites in protected areas may not be eligible for ordinary permission.

7. Master-Plan Land-Use Conflict

A proposed use that conflicts with applicable zoning can stop the application.

BuildNow's FAQ specifically notes that layout development is not allowed in conservation zones.

8. Ignoring a Shortfall Notice

A correctable application can become a rejection if the applicant does not respond within the required period.

9. Unapproved Layout Issues

Building permission on an unapproved-layout plot can depend heavily on the legal history and applicable rules.

Do not assume every registered plot is automatically buildable.

10. Starting Construction Before Approval

This can create enforcement complications before your application is even completed.

Can a Registered Plot Still Have a Building-Permission Problem?

Yes.

Registration and building permission are different processes.

A registered sale deed proves a registered property transaction.

It does not automatically prove that:

the layout is approved;
residential construction is permissible;
the site is outside FTL;
setbacks can be satisfied;
the proposed number of floors is permitted.

That is why buying a plot should involve planning due diligence before registration, not after.

Does Paying Property Tax Mean Building Permission Is Valid?

No.

Property-tax records and building permission serve different purposes.

A house may have:

a property-tax assessment;
electricity;
water connection;

yet still have building-plan deviations.

When buying a resale house, verify the sanctioned plan separately.

How Do You Verify an Approved Building Permission?

BuildNow says approved permission can be verified using the building application number, and approved permission documents can be downloaded through the portal.

For a buyer considering an under-construction building, ask the developer or owner for the permission number rather than accepting a screenshot saying:

“GHMC approved.”

Independent verification is better.

Will You Receive a Physical Approved Plan?

BuildNow's current FAQ says approved plans and proceedings can be downloaded digitally.

The urban local body does not need to give you a separate hard-copy approval merely because the older process historically used physical documents.

Digital approved plans are also recognised for financial-institution loan processing.

Keep several secure copies.

How Long Is a Building Permit Valid?

BuildNow's official timeline page states:

Non-high-rise building permit: 3 years

High-rise building permit: 5 years.

Do not obtain permission and assume it remains valid forever.

Construction schedules should account for the permit validity.

Do You Need an Occupancy Certificate After Construction?

It depends on the building.

BuildNow states that an Occupancy Certificate is not required for individual residential buildings on plots up to 200 sq m with height up to 7 m.

For eligible residential buildings between the next published size/height category, BuildNow provides an instant OC route.

Larger residential and non-residential buildings can require detailed occupancy-certificate processing, with a published timeline of up to 21 days in the relevant category.

Do not confuse:

building permission = approval to construct

with

occupancy certificate = approval confirming qualifying completed construction can be occupied.

Can You Change the Plan After Permission?

Minor or major changes should not simply be built without checking whether revised approval is required.

The sanctioned plan is the legally approved building.

If you decide during construction to:

add another floor;
extend rooms into setbacks;
convert parking;
enlarge balconies;
change building use;

do not assume it can be regularised later.

BuildNow's enforcement FAQ warns that deviations can result in penalties, cancellation or demolition action.

Parking Area Is Not “Future Extra Room”

A common mistake in independent houses and apartment developments is converting approved parking into:

shops;
rooms;
offices;
storage.

BuildNow specifically states that construction/use contrary to the approved parking area can trigger enforcement and penalties.

If a house genuinely needs more enclosed area, solve that during design.

Do not treat mandatory parking as free future construction space.

What Homeowners Should Prepare Before Meeting an Architect

Take these items to the first design meeting:

Sale deed
Link documents
Survey/plot details
Approved layout copy, if applicable
Road-width information
Property-tax details, if applicable
Site measurements
Any previous sanctioned plan
EC
Your actual space requirements

Then ask the architect to first establish the legally permissible building envelope.

Only after that should you finalise:

bedrooms;
parking;
kitchen;
staircase;
balconies;
rental floors;
lift;
terrace use.

This prevents a beautiful design that cannot be approved.

A Practical Pre-Application Checklist

Before pressing “Submit,” verify:

Correct property owner name
Correct survey number
Correct plot number
Correct site area
Correct road width
Ownership document uploaded
Link documents uploaded
EC obtained
Layout approval checked
Land-use status checked
FTL/waterbody risk checked
Setbacks comply
Parking complies
Height/floors comply
Required drawings are complete
Conditional NOCs identified
Registered mobile number works
Email is monitored
Money is available for fee demand
Construction has not started prematurely

A clean application is usually faster than trying to repair a careless one later.

Can Raja Theertha Help Before Construction Starts?

For homeowners planning turnkey construction, the building-permission stage should come before final mobilisation at site.

A construction contractor can help coordinate the transition from:

final architectural plan → structural drawings → approvals → BOQ → construction schedule

but the statutory approval must reflect the actual project being built.

If you are comparing construction companies, ask whether their quotation clearly distinguishes:

design;
approval support;
government fees;
structural design;
soil testing;
construction;
utility connections.

Do not assume “₹X per sq ft turnkey construction” automatically includes every statutory government charge.

That should be written clearly in the agreement.

Frequently Asked Questions

What is the current GHMC building-permission portal in 2026?

New applications are processed through BuildNow Telangana, the state's unified building and layout approval platform. GHMC itself directs new building-permission applicants there.

Is TG-bPASS still used for new GHMC building applications?

No. GHMC stopped accepting new TG-bPASS applications from April 3, 2025, and BuildNow says the remaining pending TG-bPASS applications were to be completed before closure of the old portal.

Can I apply for GHMC building permission myself?

Yes. BuildNow says the applicant can register and upload the application directly.

How long does building permission take?

BuildNow publishes a 15-day timeline for many eligible residential proposals up to 500 sq m and 10 m height, while larger residential and non-residential proposals fall under a 21-day published timeline.

How much does GHMC building permission cost?

There is no universal single amount. BuildNow generates applicable charges based on the property and building proposal. The applicant receives a fee intimation through the system.

Is EC required for building permission?

BuildNow's current FAQ says yes, an Encumbrance Certificate is to be submitted.

Can I construct without building permission on a 75-sq-yard plot?

BuildNow provides an online Instant Registration mechanism for the smallest eligible residential plots rather than the normal full permission route. Eligibility also depends on the specified building configuration, so check the current portal category before construction.

Can I start construction while my application is pending?

No. BuildNow says construction should not commence until the required permission has been obtained.

What happens if my application has missing documents?

The authority can issue a shortfall notice. BuildNow's FAQ provides a 15-day compliance period, after which an application can be automatically rejected if the deficiency is not corrected.

How do I verify a GHMC-approved building plan?

Use the building-application number through the official portal to verify and download the approved permission.

Is an Occupancy Certificate compulsory for every independent house?

No. Individual residential buildings on plots up to 200 sq m and up to 7 m in height are listed as exempt from the OC requirement.

Can I get permission for land inside a lake FTL?

BuildNow states that building activity is not permissible inside notified waterbody beds or FTL areas.

Final Takeaway

The most important change for Hyderabad homeowners in 2026 is simple:

GHMC building permission is now a BuildNow process.

Do not start with an old DPMS tutorial.

Do not file a new application through an obsolete TG-bPASS guide.

Do not rely on an old GHMC fee chart to estimate your exact approval cost.

And most importantly, do not begin construction because someone says:

“Permission is only a formality.”

Before construction starts, verify:

title → layout → land use → road width → FTL/buffer status → permissible building → drawings → BuildNow approval.

The government has made the approval process more digital.

That does not make planning compliance optional.

For most individual homeowners, the cheapest way to handle building permission is not finding someone who promises a shortcut.

It is submitting the right plan for a legally buildable plot the first time.

That can save months of delay—and potentially lakhs of rupees in redesign, penalties or demolished work.

GHMC Building Permission 2026: BuildNow Online Process, Fees, Documents & Timeline