Any new Development is closely regulated by a statutory Local Development Authority which is needed to ensure that the construction of a building is lawful and safe. Every developer must obtain authorization to allow people to occupy his building, which is required for any construction with more than five units. In the same way, buyers also seek some approvals/certificates which assure them that they are investing in a legitimate property. Going forward, let's understand some key terminologies, notices, and certifications that any development scheme must work towards adhering to.
Occupancy certificates are given by local government agencies and authorities, certifying that the building was constructed as per the plans approved by the relevant authorities. This certificate certifies that the building meets civic requirements such as sanitation, water, and power. This is an extremely essential document, and potential purchasers of a future flat are subjected to request it. Following the submission of the occupancy application, the Civic Authority inspects the building to confirm that it was erected in compliance with the approved designs. A 5% departure from the plan is permitted, but the builder must pay a penalty for doing so.
· No Objection Certificate (NOC) from the Fire Department and Pollution Control Board
· Proper Rainwater Harvesting and Sewage Treatment Plant
· Airport Authority of India (AAI) clearance if the site is within the range of an airport. Other clearances may also be applicable if the site is in the vicinity of Ancient Monuments or Lakes and Dams.
· Electrical Inspectorate Clearance
· Adherence to any applicable Environmental Laws
· Submission Drawings containing Built Section, Plan, Elevation, Site Plan, Key Plan / Location Plan, Sub-division Layout Plan, Amalgamation and Service Plan drafted in sheet sizes specified according to the authority and following colour notations for the plans.
· Area calculation sheet including FSI signed by an Architect
· Development Charges
· Building / Layout Permission Scrutiny Fee
· Premium Charges and Fire Infrastructure Charges.
· Structural Stability Certificate
· Qualification and Competence of the Architect /Licensed Engineer / Structural Engineer / Town Planner / Supervisor
· Since it's not a mandatory document for registration, a lot of people take possession of the building without getting an OC and might get dragged into a legal issue in the future unnecessarily.
· Buyers may not get approval for a loan.
· Residing in a building without an OC is usually considered illegal.
· Not being able to produce an OC could lead to eviction or even demolition of the property.
· Developers might not be able to apply for electricity or a water connection without this certificate.
1. Developer hires an architect for the project.
2. The architect makes the Plans/Preliminary Scheme for new construction
3. Developer acquires permission from the concerned authority (town planning department or corporation) and submits plans for approval, these are called blueprints/submission drawings. Built-up has to be planned according to the FSI along with substantially detailed drawings that mention the height, setbacks, etc. Clearly.
4. If the plans are fit for construction one gets approval. if not, changes are suggested giving an Intimation of Disapproval, however, the plan will get approved after rectifications have been made.
5. After getting approval and payment of fees one receives a sanction/commencement certificate which permits the developer to start with the construction. (This certificate is also a checking factor for pre-booking of apartments)
6. After the completion of construction, scrutiny is performed by the authorities to ensure that the building is constructed according to the approved plans, regulations for ground coverage, FSI/FAR, setbacks, open space percentages, height restrictions, number of floors, and units, parking standards, etc. Upon satisfaction with all the criteria, a completion certificate is provided. In case some criteria are not fulfilled a provisional certificate might be provided which is valid for 6 months, within that time the construction has to be completed with due compliance to the missing criteria after which the completion certificate is provided.
7. Builders must apply for an occupancy certificate within 30 days of the project's completion date.
8. Once again scrutiny is done taking into consideration all the checkpoints listed above.
9. Occupancy certificate is awarded.