HSVP Building Plan Approval: Process, Documents and Occupation Certificate

Is building plan approval mandatory for a house in Haryana?

Yes. Code 2.1 of the Haryana Building Code, 2017 requires anyone who intends to erect, re-erect, alter or demolish a building to give written notice to the Competent Authority on Form BR-I, with drawings and documents. For HSVP plots, a 2016 state government memo on HUDA (now HSVP) building plans, published on HSVP's site, also records that allottees must complete construction after getting the plan approved by the Estate Officer.

The Code has exceptions. Code 4.6 says compoundable alterations need no notice or approval if they do not breach general building requirements, structural stability or fire safety. Code 3.5 also waives plan sanction where a standard Architectural Control Sheet design is built exactly as issued, though you still need formal permission to start. Whether a change qualifies is a question for your architect, not your contractor.

The risk of skipping approval falls on the owner. Under Code 2.2, the authority can require a building put up in contravention of the regulations to be altered or demolished by written notice, and if the notice is ignored, it can demolish the building at the owner's expense.

Does HSVP or the Municipal Corporation approve your plan?

Where the plot sits decides it, not which city you are in. An HSVP sector plot goes to HSVP. A plot under a municipal body goes through the Urban Local Bodies route, set out on the department's building plan page. That page also lists separate helpdesks for Town and Country Planning and HSIIDC, so if your plot is under neither HSVP nor a municipality, ask them which office applies.

One practical check for HSVP is your property record. The portal login uses your HSVP PPM ID and pulls plot details from that record. If you bought the plot on resale, check that the record shows your name before design starts, because HSVP's older procedure checked ownership first and OBPAS fills plot details from that record.

What documents does HSVP ask for?

The OBPAS user manual names the uploads your architect must make: Form BR-I, Form BR-II, a site, deviation or compounding report, an Aadhaar card, Form V (A1 or A2), Form V with structural drawing, and a registration certificate from the Dust Portal. Optional uploads include a fire NOC, an earlier approved plan, solar plant and solar water heater documents, and previous payment receipts.

HSVP's older published checklist, still on its site, also asks for an attested copy of the possession certificate and the allotment letter, so keep both ready. That PDF is headed for industrial and commercial buildings, and its checklist is not limited to them, so your architect should confirm what applies to a house. The manual has the architect enter the plot area as per the possession certificate. Our plot area converter helps with marla and sq yd figures, but your papers are the figure to use.

Here is what the main Code forms do. HSVP's checklists use the same BR series, and your architect should confirm which set applies to your plot.

What fees does HSVP charge for a building plan?

We cannot give you a reliable total, because the portal works out the fee from your plan's coverage and produces a challan at filing. Ask your architect for that challan figure before you commit to a design.

We have not seen HSVP publish a current scrutiny rate, so confirm it from the challan or with your Estate Office. HSVP's older checklist also lists separate receipts for malba, security, labour cess and any purchasable area. To see what the rest of the build costs, use our construction cost calculator.

How does the OBPAS process work, step by step?

You choose the architect and they do most of the filing. HSVP's September 2025 memo moved fresh and revised residential plans and occupation certificates to OBPAS from 1 October 2025, replacing the earlier portal. The manual and the About page give this sequence:

• 01You log in through the Allottee Corner with your PPM ID, pick an architect from the empanelled list and assign the application to them.
• 02The architect completes the application form and the public health checks. Plot details fill in from your property record.
• 03The architect uploads the documents, then the drawing. The system will not proceed until all mandatory drawing layers are present.
• 04The architect can run the scrutiny engine first. It compares setbacks, FAR, coverage and height with the Code and HSVP instructions, and marks each item pass or fail.
• 05Fees are paid through the portal. The application stays pending until they are.
• 06The file goes to the Junior Engineer for technical scrutiny, then the Sub Division Engineer, then the Estate Officer for final approval. The permission letter is generated automatically.

How long does HSVP approval take, and how long does it last?

Confirm the current time limit with your Estate Office, because the published figures do not agree. The Code, HSVP's process charts, the 2016 state memo and HSVP's undated Right to Service list each give different periods, so we quote none. That list names the Zonal Administrator as first grievance authority if the Estate Officer misses a notified limit, so confirm that with your Estate Office too. The Code does contain a deemed sanction provision, but only for a plan that conforms to the Code and the permitted land use and has all fees paid, so do not plan a site start around it.

On the Code text to May 2023, a sanctioned plan is valid for two years if the building is under 15 m, and five years at 15 m or above. Apply to revalidate before it lapses. If a plan is returned, Code 2.1 lets you resubmit within 60 days without fresh scrutiny fees, up to two times. For the full build, see our month by month timeline.

What does self-certification make you and your architect liable for?

It makes you both answerable for the plan's compliance, and the bill for fixing errors is yours. Under Code 5.1, plotted residential sites with a maximum permissible height up to 15 m and area up to 1,000 sq m are low risk, and Code 2.2 lets them apply under self-certification and start work once the application is filed. HSVP's published OBPAS sequence still runs through official scrutiny, so ask your architect which applies to your file, and do not start digging until they confirm in writing.

The Code spells out where responsibility lands:

• 01The authority can check plans and construction at any stage, and violations other than compoundable ones must be rectified by the owner.
• 02Rectification is at the owner's risk and cost, and the Code says no plea will be entertained that the architect was at fault.
• 03The architect can be referred to the Council of Architecture for misconduct and debarred from practice with state departments.
• 04If the architect sees violations during construction, other than sanctionable ones, they must report them and stop supervising. Self-certification then falls away.
• 05If the owner, architect or structural engineer changes, the authority must be told within seven days, and work stops until the new person takes responsibility.

When do you need an occupation certificate, and what happens without one?

You should have it before anyone moves in. Code 4.10 says no owner may occupy a new building or allow anyone else to until the certificate is issued, and that water, sewer and electricity connections are released only after it. On the Code 4.10 route, the minimum for a residential plot is 25% of permissible ground coverage built, including one habitable room, a kitchen and a toilet, with debris cleared from the site. Under Code 5.1, low risk houses use the self-certification route in Code 4.11, which sets no such figure for houses, so ask your architect and Estate Office what they will accept for a part-built house.

Before you get there, your architect certifies construction up to damp proof course level as per the sanctioned plan, under Code 4.9. Code 4.6 provides for approval of an intended deviation before the change. Some compoundable or sanctionable changes need no prior approval but must appear in the completion drawings. Under Codes 4.10 and 4.11, compoundable violations can attract composition charges at OC stage, and the rest must be removed. Check with your architect before changing anything on site.

Published time limits for the certificate also conflict, so confirm the current one with your Estate Office. The Code also has deemed issuance clauses that let an owner occupy if the authority does not respond in time, but violations found later can cancel the certificate, so take advice before relying on them. Code 4.12 also allows the authority to revoke one if the building is later altered or used for another purpose. For what a missing certificate means for a sale, a loan or your title, ask a lawyer. This guide is general information, not legal advice.

HSVP's occupation certificate flow sets out what it checks: ownership and signatures, a Junior Engineer's site report, any compounding fee and, per its checklist, dues and extension fees. The flow chart labels its inspection steps as applying only to the high risk category, so ask your architect whether your file gets a site inspection on OBPAS. The document uses the older HUDA name and predates OBPAS, so confirm the current list on the portal.

What gets plans held up, returned or rejected?

Failed rule checks and badly prepared drawings are the failure points HSVP's own documents name, though it publishes no ranking of how often each happens. The manual says drawings that break its format rules will not be scrutinised, and missing mandatory layers stop the application going forward, so your architect has to correct and re-upload.

• 01Items marked Failed in the scrutiny report, such as setbacks, FAR, coverage or height.
• 02Layer names, colours or text heights that differ from the manual. The manual says such drawings will not be scrutinised.
• 03Floor plans placed outside the bounding rectangle, which are also not scrutinised.
• 04Drawings not in metres, imported from 3D software or password protected, all against the manual's instructions.
• 05An incomplete application. Code 4.1 treats one without the prescribed forms, documents and fees as not valid and returns it.
• 06Ownership that does not match HSVP's records, or unpaid dues on the plot, which HSVP's older procedure checks at the start.
• 07A plan obtained by misrepresentation or a fraudulent document, or construction that departs from it. Code 4.7 allows the sanction itself to be revoked.

What has changed recently that could affect your plot?

Three changes post-date the Code text we read, which runs to 25 May 2023, so ask your architect to check the current position the day you file. First, stilt plus four floors (S+4). The Tribune reported on 22 July 2026 that, with the High Court hearing challenges to the policy, a 21 July Town and Country Planning memo put further S+4 approvals on residential plots on hold until further orders, told HSVP's Chief Administrator to comply, and ordered S+4 applications disabled online. If your design or existing sanction is S+4, ask your architect and a lawyer where it stands.

Second, UNI reported on 28 June 2026 (public excerpt only) that several reforms from an 8 December 2025 amendment were deferred until the digital systems are running, and that approvals and occupation certificates stay under the existing provisions. We could not read the December order itself or confirm whether that has since changed. Third, UNI reported on 14 August 2026 (public excerpt only) an amendment permitting only one dwelling unit per floor, to a maximum of four per plot, subject to the zoning plan or architectural control sheet and the authority's conditions. We have not seen the amendment text, so do not buy or design for four units on this report alone, and confirm with your architect and Estate Office.

For the wider journey, read our complete guide to building a house in Hisar. The OBPAS portal lists obpashsvp@gmail.com for queries. Sources last checked October 2026.