Every house in Hyderabad needs permission before construction starts, and the rules sit on top of everything else in this guide — setbacks decide your built-up area, height limits decide how many floors, and an unapproved layout can stop a permission entirely. Here is how the process works on BuildNow, and what to sort out before you apply.
What Is BuildNow?
BuildNow is the Telangana government's unified online system for building and layout approvals, covering GHMC, HMDA, DTCP areas and the state's municipalities. It replaced the earlier TS-bPASS system (renamed TG-bPASS in 2024) for new applications; permissions already issued under TS-bPASS remain valid. The portal checks submitted drawings against the building rules automatically, which shortens approval for straightforward residential plans.
Because procedures and fees are revised from time to time, confirm the current requirements on the portal and with your architect before you apply.
Which Approval Route Applies to Your House?
| Plot and building | Route | What it means |
|---|---|---|
| Up to 75 sq yards, ground or G+1 | Registration only | Online registration for a token fee; no separate permission |
| Up to 500 m², up to 10 m height | Instant approval | Approval on self-certification that the plan complies |
| Above 500 m² or above 10 m | Single window | Full scrutiny with the required NOCs |
Most independent houses on Hyderabad's common 150–300 sq yard plots (125–250 m²), up to G+2, fall in the instant approval route — provided the plan genuinely follows the rules, because the owner and the licensed technical person certify that it does.
What Do You Need Before You Apply?
- Clear title. Sale deed and an encumbrance certificate showing no dues or disputes.
- An approved layout, or regularisation. Plots in unapproved layouts generally need regularisation under the Layout Regularisation Scheme before building permission. See LRS in Telangana.
- Property tax details, where the plot is assessed.
- A licensed technical person — architect or engineer — to prepare architectural and structural drawings that follow the building rules.
- Setbacks and height checked against the rules for your plot size and road width. See building setbacks in Hyderabad.
What Fees Are Payable?
Fees vary with plot area, built-up area and location, and are calculated on the portal. They typically include:
- Building permit and scrutiny fees.
- Development charges.
- A labour cess of 1 percent of the estimated construction cost, under the Building and Other Construction Workers' Welfare Cess Act.
- Portal or user charges.
Budget for permission costs alongside design fees in the extras a per sq ft construction rate leaves out.
What Happens After Approval?
- Display the permission at the site.
- Build as approved. Deviations from setbacks, height or floors can lead to penalties or demolition. Self-certified approvals are subject to later inspection.
- Keep records — approved drawings, structural design and inspection notes — for completion and future sale.
- Plan utility connections for water and electricity, which need the approval details.
Common Mistakes
| Mistake | Consequence |
|---|---|
| Starting work before approval | Penalties; work can be stopped |
| Buying a plot in an unapproved layout without regularisation | Permission may not be issued |
| Ignoring setbacks to gain area | Violation found later; demolition risk, problems on sale |
| Adding a floor not in the permission | Unauthorised construction |
| Using drawings not by a licensed person | Application rejected |
The Short Version
Apply through BuildNow with drawings from a licensed architect or engineer. Most houses up to 10 m on plots up to 500 m² get instant approval on self-certification — which makes it your responsibility that the plan follows the rules. Sort out title, layout approval and setbacks first, budget the fees, and build exactly what was approved.
