Property owners in Bengaluru facing issues with Occupancy Certificates (OC) due to construction deviations now have a clear path forward. Following the latest Karnataka Municipal Corporations (Amendment) updates, the Bruhat Bengaluru Mahanagara Palike (BBMP) has formalised the process to regularise building plan deviations of up to 15%.
Whether you are seeking revised plan approval or trying to understand building plan violation fines, this guide breaks down the 2026 rules for Bengaluru homeowners and developers.
What is the 15% Regularisation Rule?
Previously, even a minor deviation from the sanctioned plan could lead to the denial of an Occupancy Certificate, leaving many buildings in “legal limbo.” The new rule allows for:
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Residential Buildings: Regularisation of deviations up to 15% from the sanctioned plan.
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Commercial Buildings: Similar 15% window, provided they meet safety and fire norms.
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Penalty: A one-time compounding fee is applicable to obtain the final OC.
Building Plan Violation Fines & Compounding Fees
To regularise a deviation, owners must pay a specific building plan violation fine. Based on the latest government notifications:
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Residential Units: Approximately ₹2,000 per sq. mt. of deviated area.
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Commercial Units: Approximately ₹3,000 per sq. mt. of deviated area.
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Note: These fees are subject to the total guidance value of the property in areas like Whitefield, Sarjapur, and North Bengaluru.
| Violation Type | Acceptable Deviation | Penalty/Fine (Approx) |
| Setback Distances | Up to 15% | ₹2,000 – ₹3,000 per sq. mt. |
| Floor Area Ratio (FAR) | Up to 5% | Standard Compounding Fee |
| Building Height | Subject to Zonal Regs | Case-by-case Scrutiny |
Is GBA Occupancy Certificate Deviation Covered?
A common query among our readers is regarding GBA (Greater Bengaluru Authority) areas. While the BBMP 15% rule is currently active, GBA areas are governed by a separate draft bill. If your property falls under GBA jurisdiction, you must still apply for building plan scrutiny to ensure your setback distances meet the 2026 revised standards before an OC can be issued.
How to Apply for Regularisation of Unauthorised Construction
If you have exceeded your sanctioned plan, follow these steps to get a revised plan approval:
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Building Plan Scrutiny: Hire a registered architect to measure the exact “as-built” deviations.
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Online Application: Submit the “Application for Regularisation” via the BBMP online portal.
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Physical Inspection: A BBMP engineer will verify the bbmp set back rules on-site.
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Fee Payment: Once the deviation is confirmed to be under 15%, pay the compounding fee.
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Issuance of OC: After the fine is cleared, the BBMP will issue the Occupancy Certificate.
Frequently Asked Questions (FAQs)
Q1: How much deviation is acceptable in construction in Bangalore?
Under the 2026 guidelines, a deviation of up to 15% from the sanctioned plan is considered “regularisable” upon payment of a penalty. Deviations beyond 15% may still face bbmp demolition permission or legal action.
Q2: Can we change the building plan after approval?
Yes. You can apply for a revised plan approval if the construction has not yet reached the finishing stage. If construction is complete, you must follow the regularisation process mentioned above.
Q3: What happens if I ignore the building plan violation?
Without an OC, you may face higher property taxes (double the standard rate), difficulty in securing bank loans, and the risk of illegal building demolition in Bangalore if the deviations obstruct public safety or neighbor setbacks.
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