Building Rules - 2017



Municipal Administration and Urban Development Department - Model Building Bye-Laws 2016 of GoI – Andhra Pradesh Building Rules, 2017 – Orders – Issued.


G.O.MS.No. 119                                                                                                                  Dated: 28-03-2017

                                                                                                                                                                                     Read the following:-

  1. G.O.Ms.No.350 M.A & U.D. Department, dated: 09-06-2000
  2. G.O.Ms.No.486 M.A & U.D. Department, dated:07-07-2007
  3. G.O.Ms.No.  2 M.A & U.D. Department, dated:03-01-2011
  4. G.O.Ms.No. 34 M.A & U.D. Department, dated: 22-01-2011
  5. G.O.Ms.No. 45 M.A & U.D. Department, dated: 28-01-2011
  6. G.O.Ms.No. 82 M.A & U.D. Department, dated:21-02-2011
  7. G.O.Ms.No.168 M.A & U.D. Department, dated:07-04-2012
  8. G.O.Ms.No. 30 M.A & U.D. Department, dated:28-01-2014
  9. Model Building Bye Laws, 2016 of Ministry of Urban Development, GoI.
  10. D.O.No.K-14011/83/2002-UD-II_Pt), Dated:18.03.2016 of MoUD, GoI, New Delhi.


In the references 1st to 8th read above, the Government have issued Comprehensive Building Rules and other related rules which are applicable to Municipal Corporations, Municipalities, Nagar Panchayats and areas covered by Urban Development Authorities in the State. These Building Rules are regulating the building activities in the above areas in the State.

In the reference 10th cited the Ministry of Urban Development, Government of India informed that the Ministry have finalized a very comprehensive document for Model Building Bye-Laws 2016 and requested the State to immediately take up the revision of Building Rules in order to make the building environment safe, inclusive, environmentally sustainable and contribute towards enhancing “Ease of Doing Business in India”.

Whereas, the Ministry that in Chapter 13 it provides a framework for strengthening the building plan approvals leading towards enhancing “Ease of Doing Business in India”. Further in Chapter 14 it provides a framework to incorporate environmental concerns in the building bye laws enabling the ULBs/Development Authorities to approve the building plans without a requirement of separate environmental clearances. Further the reform Agenda under the Ministry’s flagship programme AMRUT also mandates periodical review of Building Bye Laws which will, amongst other milestones contributes towards State being eligible for annual reform incentive grants from 2016-17. After bifurcation of the State, the Andhra Pradesh Building Rules 2012 issued in G. O. Ms. No. 168 MA & UD Department, Dt. 07.04.2012 needed certain amendments.

Accordingly, Government considered that there is a need to revise the existing Andhra Pradesh Building Rules 2012 with comprehensive, development oriented, energy conservation methods and easily adoptable building stipulations in the State in order to protect the environment and provide better living conditions to the citizens and also enable business friendly structure. Hence it is decided to take up revision of Andhra Pradesh Building Rules 2012 including certain amendments to the TDR Policy prevailing in the State based on the Model Building Bye-Laws 2016 of GoI.

Accordingly the Government have constituted a Committee to make necessary recommendations/amendments to the existing Andhra Pradesh Building Rules 2012 based on the Model Building Bye-Laws, 2016. The Committee examined the Model Building Bye-Laws 2016 in detail and prepared the Draft Andhra Pradesh Building Rules, 2017. The Director of Town & Country Planning has conducted several consultation meetings with stake holders at various places in the State and issued a public notification duly calling objections/suggestions.

 After careful consideration of the matter, Government have decided to issue the Andhra Pradesh Building Rules, 2017.

A copy of this Order is available on the Internet and can be accessed at the address

The appended notification shall be published in an extraordinary issue of Andhra Pradesh Gazette dated:28.03.2017.







The Commissioner, Printing, Stationery & Stores Purchase Department, Vijayawada for Publication of the Notification in the Gazette and furnish 1000 copies.

The Director of Municipal Administration, A.P., Guntur.

The Director of Town and Country Planning, A.P., Guntur.

The Director General, Andhra Pradesh State Disaster Response & Fire Services Department, A.P.

All Municipal Commissioners in the State through the Director of Municipal Administration, A.P.

The Commissioner, Andhra Pradesh Capital Region Development Authority, Vijayawada.

All Vice Chairmen of Urban Development Authorities in the State.

The Chairman & Managing Director, APTRANSCO, Vijayawada.

The Commissioner & Inspector General of Registration & Stamps, Govt. of A.P.

Copy to:

The Law (A) Department, (2 copies),

The Revenue (R&S) Department,

The Energy Department,


//Forwarded :: By Order//








                   In exercise of the powers conferred by Section 585 read with 592 of the Andhra Pradesh Municipal Corporation Act, 1955 (adapted GHMC Act 1955); Section 18 of the Andhra Pradesh Municipal Corporations Act, 1994; Section 326 of the Andhra Pradesh Municipalities Act, 1965, Section 44 (1) of the Andhra Pradesh Town Planning Act,1920, Section 2 of A.P. Capital Region Development Authority Act, 2015 and Section 117 of Andhra Pradesh Metropolitan Region and Urban Development Authorities Act, 2016 and in supersession of all the existing rules on the subject, the Government of Andhra Pradesh hereby issue the following Rules.




These Rules may be called ‘The Andhra Pradesh Building Rules - 2017’.

They shall apply to the building activities in the areas falling in:

Andhra Pradesh Capital Region Development Authority [APCRDA] except in Capital City Area,

All Metropolitan Region Development Authorities,

All Urban Development Authorities,

All Municipal Corporations,

All Municipalities,

All Nagar Panchayats,

Gram Panchayat areas covered in Master Plans/General Town Planning Schemes notified under Andhra Pradesh Town Planning Act,1920 and

Industrial Area Local Authority (IALA)/Special Economic Zone (SEZ) notified by Government.

All existing rules, regulations, byelaws, orders that are in conflict or inconsistent with these Rules shall stand modified to the extent of the provisions of these rules.

Subject to the provisions of the Act, these rules shall apply:

to the planning, design and construction of building in case of erection of a building;

to all parts of the building including change of roof whether removed or not, and in case of removal of whole or any part of the building;

to the remaining part of the building after demolition and work involved in demolition in case of demolition of whole or any part of a building;

to the whole building whether existing or new building (except only to that part of the building, which is consistent with these Regulations) in case of alteration of a building;

to all parts of the building affected by the change in case of change of occupancy of a building; and

to use of any land or building where sub-division of land is undertaken or use of land or building is changed.

They shall come in to force from the date of publication in the Andhra Pradesh Gazette.




In these rules, unless the context otherwise requires the definitions given below shall have the meaning indicated against each term. The terms and expressions which are not defined in these Rules shall have the same meaning as in the respective rules / regulations / Bye-laws of the respective local authorities and as defined in the National Building Code as the case may be, unless the context otherwise requires.

All mandatory Master Plan/Zonal Plan regulations regarding use, land use, coverage, FAR, set-back, open space, height, number of storeys, number of dwelling units, parking standards etc. for various categories of buildings including modification therein made from time to time shall be applicable mutatis mutandis in the Building Rules under this clause. All amendments /modifications made in the aforesaid regulations shall automatically stand deemed to have been included as part of these Rules.


A clear approach to a plot or a building.


The Act of the Local Body/Authority concerned.

Accessory Building

A Building separated from the main building on a plot and containing one or more rooms for accessory use such as Servant's Quarter, Garage, Store rooms or such areas as may be classified by the Competent Authority.

Accessory Use

Means any use of the premises subordinate to the principal use and customarily incidental to the principal use.

Addition and/or alteration

A structural change including an addition to the area or change in height or the removal of part of building, or any change to the structure, such as the construction or removal or cutting into of any wall or part of a wall, partition, column, beam, joist, floor including a mezzanine floor or other support, or a change to or closing of any required means of access ingress or egress or a change to fixtures or equipment as provided in these Rules.

Air Port Reference Point

Means a designated point which is established in the horizontal plane at or near the geometric center of the landing area.


Includes road, street, open space, park, recreational ground, playground, garden, water supply, electric supply, street lighting, sewerage, drainage, public works and other utilities, services and conveniences.

Annealed Glass

Another term for “ordinary” glass, most commonly used for float glass.


The accommodation provided for the public to view the cinematograph exhibitions/cultural activities etc.

Authority having jurisdiction

The Authority which has been created by a statue and which, for the purpose of administering the Code/ Rules, may authorize a committee or an official or an agency to act on its behalf, hereinafter called the 'Authority'. Authority can be any Urban Local Body/Development Authority/Industrial Development Authority or any other authority as notified by the State Government as the case may be.


A horizontal cantilevered projection, including a handrail or balustrade, to serve a passage or as sit out place.


A low wall forming a parapet to a stair, ramp, balcony, raised level, or a change in level.


A habitable room / rooms on the roof of the building with or without toilet / kitchen.


The lower storey of a building below or partly below the ground level, with one or more than one level and to be used for parking of vehicles.

Beads or Glazing Beads

A strip of wood, metal or other suitable material attached to the rebate to retain the glass.

Buffer area

Means an area of land separating adjacent land uses that is managed for the purpose of mitigating impacts of one use on another.

A buffer area consists of a separation distance and one or more buffer elements. Buffer element is a natural or artificial feature that mitigates an adverse impact; a buffer may include open ground, a vegetation buffer and or acoustic barrier.

Buffer Area is the area within which certain structures / sensitive uses are either restricted or prohibited.


A structure constructed with any materials whatsoever for any purpose, whether used for human habitation or not, and includes:-

            Foundation, plinth, walls, floors, chimneys, plumbing and building services, fixed platforms etc.

            Verandahs, balconies, cornices, projections etc.

            Parts of a building or anything affixed thereto

            Any wall enclosing or intended to enclose any land or space, sign and outdoor display structures etc.

            Tanks constructed or fixed for storage of chemicals or chemicals in liquid form and for storage of water, effluent, swimming pool, ponds etc.

            All types of buildings shall be considered to be "buildings", except tents, shamianas and tarpaulin shelters erected temporarily for temporary purposes and ceremonial occasions.

Assembly Buildings

A building or part thereof, where groups of people congregate or gather for amusement, recreation, social, religious, patriotic, civil, travel and similar purposes and these includes buildings of drama and Cinema theatres, drive-in-theatres, assembly halls, City halls, town halls, auditoria, kalyanamandapams, places of worship and road, railways, air, sea or other public transportation stations.

Business Buildings

Includes any building or part thereof used principally for transaction of business and/or keeping of accounts and records therefore including offices, banks, professional establishments, court houses etc., if their principal function is transaction of business and/or keeping of books and records.

Detached building

Includes a building with walls and roofs independent of any other building and with open spaces on all sides within the same plot.

Educational Buildings

Includes a building exclusively used for a school or college involving assembly for instruction, education or recreation incidental to educational use, and including a building for such other uses as research institution.

Existing Building

A building or structure existing authorisedly with the approval of the Authority before the commencement of these Rules.

Hazardous Buildings

Includes a building or part thereof used for: 

Storage, handling, manufacture of processing of radioactive substances or of highly combustible or explosive materials or of products which are liable to burn with extreme rapidity and/or producing poisonous fumes or explosive emanations;

Storage, handling, manufacture or processing of which involves highly corrosive, toxic or noxious alkalis, acids, or other liquids, gases or chemicals producing flames, fumes and explosive mixtures etc., or which result in division of matter into fine particles capable of spontaneous ignition.

High Rise Building

High Rise Building means a building with 18 meters and above (including stilt floor) in height. However, chimneys, cooling towers, boiler rooms/ lift machine rooms, cold storage and other non-working areas in case of industrial buildings and water tanks and architectural features in respect of other buildings may be permitted as a non-High rise Building.

Industrial Buildings

Includes a building or part thereof wherein products or material are fabricated, assembled or processed, such as assembly plants, laboratories, power plants, refineries, gas plants, mills, dairies and factories etc.

Institutional Buildings

Includes a building constructed by Government, semi-Government organizations or Registered Trusts and used for medical or other treatment, or for an auditorium or complex for cultural and allied activities or for an hospice, care of persons suffering from physical or mental illness, handicap, disease or infirmity, care of orphans, abandoned women, children and infants, convalescents, destitute or aged persons and for penal or correctional detention with restricted library of the inmates ordinarily providing sleeping accommodation and including dharamshalas, hospitals, sanatoria, custodial and penal institutions such as jails, prisons, mental hospitals, houses of correction, detention and reformatories etc.

Mercantile/Commercial Building

Includes a building or part thereof used as shops, stores or markets for display and sale of wholesale or retail goods or merchandise, including office, storage and service facilities incidental thereto and located in the same building.

Mixed use building

A building partly used for non-residential activities except industrial purpose and partly for residential purpose.

Office Building (Premises)

Includes a building or premises or part thereof whose sole or principal use is for an office or for office purposes or clerical work. Office purposes include the purpose of administration, clerical work, handling money, telephone, and computer operation; and clerical work includes writing, book-keeping, sorting papers, typing, filling, duplicating, punching cards or tapes machine calculations, drawing of matter for publication and editorial preparation of matter for publication.

Public Building

Public Building means a building used or intended to be used either ordinarily or occasionally as a place or public worship, dharamasala, college, school, theatre, cinema, public concert room, public hall, public bath, hospital, latrine, room, shop or any other place of public assembly.

Residential Building

Residential Building includes a building in which sleeping and living accommodation is provided for normal residential purposes, with cooking facilities and includes one or more family dwellings, apartment houses, flats and private garages of such buildings.

Semi-detached Building

Semi-detached Building means a building detached on the three sides with open spaces as specified.

Storage Building

A building or part thereof used primarily for storage or shelter of goods, wares, merchandise and includes a building used as a warehouse, cold storage, freight depot, transit shed, store house, public garage, hanger, truck terminal, grain elevator, barn and stables.

Unsafe Building

Includes a building which:

            is structurally unsafe, or

            is unsanitary, or

            is not provided with adequate means of ingress or egress or

            constitutes a fire hazard or

            is dangerous to human life or

in relation to its existing use, constitutes a hazard to safety or health or public welfare by maintenance, dilapidation or abandonment

Note: All unsafe buildings/structures will be required to be restored by repairs, demolition or dealing with as otherwise directed by the Authority.

Whole Sale Building/Establishment

An establishment wholly or partly engaged in wholesale trade and manufacture wholesale outlets, including related storage facilities, warehouses and establishments engaged in truck transport, including truck transport booking agencies.

Building Height

The vertical distance measured

            In the case of flat roofs from the upper level of plinth and continuance to the highest point of the building excluding parapet wall, staircase room, lift room and water tank.

This shall be subject to concurrence of the A.P. State Disasters Response and Fire Services Department.

            In case of pitched roofs up to the point where the external surface of the outer wall intersects the finished surface of the sloping roof and

            In the case of gables facing the road, the mid- point between the eaves level and the ridge.

            Architectural features serving no other function except that of decoration shall be excluded from the purpose of measuring heights.

            In case of undulated terrain height can be considered as average of the corresponding formation level of the site.

Building Line

The line up to which the plinth of building adjoining a street or an extension of a street or on a future street may lawfully extend and includes the lines prescribed, if any, in any scheme and/or development plan. The building line may change from time to time as decided by the Authority.

Building set back

The distance by which any building or structure shall be separated from the boundary lines of the plot.


A non-residential enclosure constructed of non-load bearing partitions.


Shall mean a cantilevered projection from the face of the wall over an entry to the building at the lintel level provided that:

            It shall not project beyond the plot line.

            It shall not be lower than 2.3m or 7'-6” when measured from the ground.

There shall be no structure on it and the top shall remain open to sky.

Carpet area

means the net usable floor area of an apartment, excluding the area covered by the external walls, areas under services shafts, exclusive balcony or verandah area and exclusive open terrace area, but includes the area covered by the internal partition walls of the apartment.

Chair Rail

A fixed glazing bar, or rigid bar, that provides protection from human impact.


Chajja means a sloping or horizontal structural overhang usually provided over openings or external walls for providing protection from sun and rain or from architectural consideration.


An upright shaft containing one or more flues (smoke ducts) provided for the conveyance to the outer air of any product of combustion resulting from the operation of heat producing appliance or equipment employing solid, liquid or gaseous fuel.

Chowk or Courtyard

means a fully or partially enclosed space permanently open to sky within a building at ground level and serves as lighting and ventilating space besides for outdoor activities, etc.

Clean Industry

Industries which do not throw out any smoke, noise, offensive odour or harmful industrial wastes and employing not more than 40 workers with/without power and those not included in the list of polluting industries issued by concerned authorities.

Clear Glass

Transparent glass.

Combustible material

The material which when burnt adds heat to a fire when tested for combustibility in accordance with the IS 3008-1966 Method of Test for Combustibility of Building Materials, National Building Code.

Common areas mean:

            the entire land for the real estate project or where the project is developed in phases, the entire land for that phase;

            the stair cases, lifts, staircase and lift lobbies, fire escapes, and common entrances and exits of buildings;

            the common basements, terraces, parks, play areas, open parking areas and common storage spaces;

            the premises for the lodging of persons employed for the management of the property including accommodation for watch and ward staffs or for the lodging of community service personnel;

            installations of central services such as electricity, gas, water and sanitation, air-conditioning and incinerating, system for water conservation and renewable energy;

            the water tanks, sumps, motors, fans, compressors, ducts and all apparatus connected with installations for common use;

            all community and commercial facilities as provided in the real estate project;

            all other portion of the project necessary or convenient for its maintenance, safety, etc., and in common use;

‘Competent Authority’ means:

            The Commissioner of the Andhra Pradesh Capital Region Development Authority;

            The Metropolitan Commissioner of the respective Metropolitan Region Development Authority;

            The Vice Chairman of the respective Urban Development Authority;

       The Director of Town & Country Planning in case of Local Authorities not covered in Development Authorities and Gram Panchayat areas covered in Master Plans / General Town Planning Schemes notified under Andhra Pradesh Town Planning Act, 1920.

Congested Area

Congested Area means the areas falling in the Local Authority notified by the Competent Authority based on the existing development.


The change from one occupancy to other occupancy or any change in building structure or part thereof resulting in a change of space and use requiring additional occupancy certificate.

Corner site

Means a site at the junction of and fronting on two or more intersecting streets.


Means a sloping or horizontal structural overhang usually provided over openings or external walls to provide protection from sun and rain.


Corridor means a common passage or circulation space including a common entrance hall in a building;

Cottage Industry” or “Customary Home Occupation

means a home occupation customarily carried out by a member of the family residing in the premises without employing hired labor, without display of goods, and which shall be non- hazardous and not affecting the safety of the inhabitants of the building and the neighborhood, provided that no mechanical equipment is used except that as is customarily used for purely domestic or household purposes and/or employing licensable goods. If power is used, the total electricity load shall not exceed 10 H.P.

Covered Area

means built up area covered immediately above the plinth level by the building but does not include the area covered by compound wall, gate, cantilevered porch, portico, slide swing, chajjas and the like.

Damp Proof Course

A course consisting of some appropriate water proofing material being provided to prevent penetration of dampness or moisture.


The residential density expressed in terms of the number of dwelling units per hectare.

NOTE: Where such densities are expressed exclusive of community facilities and provision of open spaces and major roads (excluding incidental open spaces) these will be net residential densities. Where these densities are expressed taking into consideration the required open space provision and community facilities and major roads, these would be gross residential densities at neighborhood level, sector level or town level, as the case may be. The provision of open spaces and community facilities will depend on the size of the residential community. Incidental open spaces are mainly open spaces required to be left around and in between two buildings to provide lighting and ventilation.

"Developer" means,

            a person who constructs or causes to be constructed an independent building or a building consisting of apartments, or converts an existing building or a part thereof into apartments, for the purpose of selling all or some of the apartments to other persons and includes his assignees; or

            a person who develops land into a project, whether or not the person also constructs structures on any of the plots, for the purpose of selling to other persons all or some of the plots in the said project, whether with or without structures thereon; or

            any development authority or any other public body in respect of allottees of—

            buildings or apartments, as the case may be, constructed by such authority or body on lands owned by them or placed at their disposal by the Government, or

            plots owned by such authority or body or placed at their disposal by the Government,

for the purpose of selling all or some of the apartments or plots; or

            an apex State level co-operative housing finance society and a primary co-operative housing society which constructs apartments or buildings for its members or in respect of the allottees of such apartments or buildings; or

            any other person who acts himself as a builder, coloniser, contractor, promoter, estate developer or by any other name or claims to be acting as the holder of a power of attorney from the owner of the land on which the building or apartment is constructed or plot is developed for sale; or

            such other person who constructs any building or apartment for sale to the general public.

Explanation.For the purposes of this clause, where the person who constructs or converts a building into apartments or develops a plot for sale and the persons who sells apartments or plots are different persons, both of them shall be deemed to be the promoters and shall be jointly liable as such for the functions and responsibilities specified in these rules;


Development means the carrying out of building, engineering, mining or other operations in, or over, or under land and water, or in the use of any building or land, and includes redevelopment and layout and subdivision of any land; and 'to develop' shall be construed accordingly.

Development Charge

Development Charge means a charge levied by the competent authority under the relevant provisions of the Law.

Development Plan

Development Plan means a plan for the Development or redevelopment or improvement of the area within the jurisdiction of Authority and includes Perspective Plan, Master Plan, Zonal Development Plan and part Zonal Plan /Area Development Plan prepared under the relevant Acts.


Door, Center Opening Sliding - A door which slides horizontally and consists of two or more panels which open from the center and are usually so interconnected that they move simultaneously.

Double Glazing

Glazing that incorporates two panels, separated with an air space, for the purpose of sound insulation or thermal insulation or both.


A system of line of pipes, with their fittings and accessories, such as manholes, inspection chambers, traps, gullies, floor traps used for drainage of building or yards appurtenant to the buildings with the same cartilage. It includes an open channel for conveying surface water or a system for the removal of any liquid.


A system constructed for the purpose of removal of any waste water.


A building or a portion thereof which is designed or used wholly or principally for residential purposes for one family. This shall not include boarding or rooming houses, tents, tourist camps, hotels or other structures designed or used primarily for transient residents.

Dwelling Unit

Independent housing unit, with separate facilities for living, cooking and sanitary requirements.

Edge Polished

Usually applied to flat glass, the edges of which have been polished after cutting.


A way out or exit.


Means an act to enter into the possession or rights either of permanent or temporary nature on a land or built up property of local body or state/central Government.

Energy Conservation Building Code or ECBC

The Energy Conservation Building Code (2008) when locally adapted to Andhra Pradesh’s climate is termed as the “Andhra Pradesh Energy Conservation Building Code (APECBC).” All definitions included in the Energy Conservation Building Code (2008) and not otherwise defined herein are applicable as amended from time to time.

‘Enforcement Authority’ means:

            The Commissioner of the Andhra Pradesh Capital Region Development Authority;

            The Metropolitan Commissioner of the respective Metropolitan Region Development Authority;

            The Vice Chairman of the respective Urban Development Authority;

            The Commissioner of respective Urban Local Body;

            The Executive Authority of the Gram Panchayat;

            The Executive Authority of the Special Unit created as the case may be for the purpose of sanctioning and monitoring building and development activity, as applicable.


A power driven, inclined, continuous stairway used for raising or lowering passengers.

Escalator Landing

The portion of the building or structure which is used to receive or discharge passengers into or from an escalator.

Escape Lighting

That part of emergency lighting which is provided to ensure that the escape route is illuminated with radium paint at all material times, for example, at all times when persons are on the premises, or at times the main lighting is not available, either for the whole building or for the escape routes.

Existing Use

Use of a building or structure existing authorized with the approval of the Authority before the commencement of these Rules.


A passage channel or means of egress from the building, its storey or floor to a street or, other open space of safety; whether horizontal, outside and vertical exits means as under:-

            Horizontal exit means an exit, which is a protected opening through or around a fire well or bridge connecting two or more buildings.

            Outside exit means an exit from building to a public way to an open area leading to a public way or to an enclosed fire resistant passage leading to a public way.

            Vertical exit means an exit used for ascending or descending between two or more levels including stairway, fire towers, ramps and fire escapes.

Exposed edge

A glass edge that is not covered.

External wall

An outer wall of a building not being a party wall even though adjoining to a wall of another building and also means a wall abutting on an interior open space of any building.

Faceted Glazing

Flat panes of glass installed vertical at an angle to each other, to from a faceted curve.


A barrier of a plant or construction material used to set off the boundary of an area and to restrict visual or physical passage in or out of it.


A piece of glass positioned and fastened to provide lateral support.

Fire Resistance

Fire Resistance is a property of an element of building construction and is the measure of its ability to satisfy for a stated period some or all of the following criteria:

Resistance to collapse

Resistance to penetration of flame and hot gases and

Resistance to temperature rise on the unexposed face up to a maximum of 1800 and/or average temperature of 1500.

Fire Resistant Rating

means the time during which a fire resistant material i.e. materiel having a certain degree of fire resistant, fulfills its function of contributing to the fire safety of a Building when subjected to prescribe conditions of heat and load or restraint. The fire Resistance test of structures shall be done in accordance with IS 3809-1966 fire Resistance Test of structure.

Fire separation

It means the distance in meter measured from any other building on the site or from another site or from the opposite side of a street or other public space to the building.

Fire Tower

Means an enclosed staircase that can only be approached from the various floors through landings or lobbies separated from both the floor area and the staircase by fire resistant doors and open to the outer air.

Flat Glass

A general term covering sheet glass, float glass and various forms of rolled and plate Glass.

Float Glass

A form of flat glass produced by reheating the continuous ribbon of glass whilst it floats over a bath of molten metal.


Means the lower surface of any storey on which one normally walks in a building.

Note: The sequential number of floors shall be determined by its relation to the determining entrance level. For floor at or wholly above ground level the lowest floor in the building with direct entrance from the road/street shall be termed as Ground Floor. The other floors above Ground Floor shall be numbered in sequence as floor 1, floor 2 etc., with number increasing upwards. Similarly floors below ground levels shall be termed Basement floor 1, Basement floor 2 with number increasing downwards.

Floor Area

means covered area of a building at any floor level.

Floor Area Ratio (FAR)

means the quotient obtained by dividing the total covered area (plinth area) on all floors, by the area of the plot.

F.A.R. =    Total covered areas on all floors

                                  Plot area


A foundation unit constructed in brick work or stone masonry or concrete under the base of a wall or column for the purpose of distributing the load over a large area.


That part of the structure, which is in direct contact with ground and transmit loads over it.

A substructure supporting an arrangement of columns or walls in a row or rows transmitting the loads to the soil.


A structure manufactured from timber, metal, glass or other durable material or Combinations of materials such as glass fine and structural sealant, supporting the full Length of a glazed panel edge.

Fully framed glazing

Panels that have all edges framed.


An intermediate floor or platform projecting from a wall of an auditorium or a hall providing extra floor area, and/additional seating accommodation and includes the structures provided for seating in stadium.

Garage, Private

Garage, Private means a building or portion thereof designed and used for parking of private owned motor driven or other vehicles.

 Garage -Public

A building or portion thereof, designed other than as a private garage, operated for gain, designed and/or used for repairing, servicing, using, selling or storing or parking motor driven or other vehicles.

Gated Community Development

Means an exclusive housing development in an area with compound wall, access through gates and having their own facilities and amenities. The housing units may comprise of Apartment blocks, detached, semi-detached or row houses with or without combinations.


An inorganic, non-metallic produced by the complete fusion of raw materials at high temperatures, in to a homogeneous liquid, which is then cooled to a rigid, condition essentially without crystallization.


The securing of glass in prepared openings in windows, door panels, partitions and the like.


The degree of slope of a pipe invert or road or land surface. The gradient is a measure of the slope height as related to its base. The slope is expressed in terms of percentage or ratio.

‘Group Development Scheme’ is reckoned as development of Buildings for any use in a Campus or Site of 4000sq.m and above in area and could be row houses, semi-detached, detached Houses, Apartment blocks or High-Rise buildings or mix or combination of the above.

Group Housing/Apartment

Means a building having five or more multiple dwelling units/apartments and common services on a given site or plot of less than 4,000 sq.mts. in single or multiple blocks each building containing two or more apartments or with total of five or more units/apartments, without customary sub-division of land by way of individual plots.


Glass used to prevent people falling wherever there is a change in floor level by means of a permanent barrier.

Heat Strengthened Glass

Glass which has been heated past its softening point and chilled rapidly to increase its strength and make it thermally safe, but which breaks like annealed glass.

 Heat strengthened laminated safety Glass

Laminated safety Glass utilizing two or more panels of heat- strengthened glass in the makeup.


A way in or entrance.

Insulating Glass Unit (IGU)

The standard configuration for residential and commercial windows consisting of a sealed unit of two panes of glass separated by a metal spacer.


A down ward, vertical or sloping projection hanging below any horizontal projection like balcony, canopy, verandah, passage etc., to provide protection from direct sun and rain.


A concrete or stone edging along a pathway or road often constructed with a channel to guide the flow of storm water and thereby serve individual purpose.

Laminated Glass

A composite material consisting of two or more sheets of glass permanently bonded together by a plastic interlayer material.

Landscape, Hard

Civil work component of landscape architecture such as pavement, walkways, roads, retaining walls, sculpture, street amenities, fountains and other built environments.

Landscape, Soft

The natural elements in landscape design, such as plant materials and the soil itself.


Layout means the laying out a parcel of land or lands into building plots with laying of road/ streets with formation, leveling, metalling or black topping or paving of the roads and footpaths etc., and laying of the services such as water supply, drainage, street lighting, open spaces avenue plantation etc.

Ledge or Tand

A shelf-like projection supported in any manner whatsoever except by vertical supports within a room itself but without a projection of more than half a meter.

Licensed/Registered Architect / Engineer / Landscape Architect / Structural Engineer / Supervisor / Town Planner / Urban Designer

Means a qualified Architect / Engineer / Landscape Architect / Structural Engineer / Supervisor / Town Planner / Urban Designer who has been licensed / registered by the Local Authority or by the body governing such profession and constituted under a statute.


An appliance designed to transport persons or materials between two or more levels in a vertical or substantially vertical direction by means of a guided car or platform. The word 'elevator' is also synonymously used for 'lift'.

Fire Lift

Means a special lift designed for the use of fire service personnel in the event of fire or other agency.

Goods Lift

A lift designed primarily for the transport of goods, but which may carry a lift attended or other persons necessary for the loading or unloading of goods.

Hospital Lift

A lift normally installed in a hospital/ dispensary/ clinic and designed to accommodate one number bed/stretcher along its depth, with sufficient space around to carry a minimum of three attendants in addition to the lift operator.

Passenger Lift

A lift designed for the transport of passengers

Service Lift

A passenger cum good lift meant to carry goods along with people. Typically in an office building this may be required to carry food or stationers, in a residential building to carry a bureau or accommodate a stretcher and in a hotel to be used for food trolleys or baggage. There is a need in such lifts, to take care of the dimensions of the car and the door clear opening in line with the type of goods that may have to be carried based on mutual discussion between supplier and customer. Also, such lifts shall have buffer railings in the car at suitable height to prevent damage to the car panels when the goods are transported. Topically such lifts, if provided with an automatic door, may use some means to detect trolleys and stretcher movement in advance to protect the doors against damage. The car floors load calculations and car area of such a lift is as in the case of a passenger lift except that these are not meant to carry heavy concentrated loads.

Light Industry

Light Industry means Industries which do not throw out excessive smoke, noise, offensive odor or harmful industrial wastes, employing not more than100 workers and using power of not more than 100 H.P. Such Industries except in the case of foundries and smithies do not consume any solid fuel.


Means a covered space in which all the adjoining rooms open.

Local Authority means:

a Municipal Corporation constituted under the respective Act; or

a Municipality or a Nagar Panchayat constituted under the Andhra Pradesh Municipalities Act, 1965; or

a Gram Panchayat constituted under the Andhra Pradesh Panchayat Raj Act, 1994; or

any other body or authority constituted under the relevant Act to govern the urban services.



An intermediate floor between two floors or a residual space in a pitched roof above normal level constructed for storage with maximum clear height of 1.5 meter.

Low cost housing

Low cost housing means housing development and schemes for socially and economically weaker/ backward sections of the society at affordable costs of built-up area and service. The requirements and construction specifications are as specified by the Government from time to time.


Any technique for enhancing a person’s awareness of the presence of transparent glazed areas.

Master Plan/General Town Planning [GTP] Scheme

A Master Plan/General Town Planning [GTP] Scheme formulated under any relevant Act for any area/settlement approved by the Government.

Means of Access

Means an access to a building or plot from an existing public street or road through a road/ street/ pathway.

Means of Escape

An escape route provided in a building for safe evacuation of occupants.

Mezzanine Floor

An intermediate floor, not being a loft, between the floor and ceiling of any storey and its area shall not be more than 1/3rd of the area of the floor.


A piece of glass silvered on one side, with a protective paint coating.

Multi-level Car Parking Building (Parking complex/Parking lot)

A building may be partly below ground level having two or more basements or above ground level, primarily to be used for parking of cars, scooters or any other type of light motorized vehicle. Premises either built or open which is utilized purely for parking of vehicles permitted in specific areas.

Multiplex Complex

means an integrated entertainment and shopping center/complex of a shopping mall and having at least three (3) cinema halls/screens. Apart from Cinema Halls, the entertainment area may have restaurants, cafeteria, fast food outlets, video games parlors, pubs, bowling alleys, health spa/centers, convention centers, hotels and other recreational activities and IT Offices. However, habitable areas like hotels, service apartments shall not be allowed in the same block where the Multiplexes are set up and shall be allowed only as a separate block. Such a Complex may be spread over the site or be in one or more blocks which may be high-rise buildings or normal buildings.

Mumty or Stair-cover

A structure with a covering roof over a staircase and its landing built to enclose only the stairs for the purpose of providing protection from weather and not used for human habitation.


means not liable to burn to add heat to a fire when tested for combustibility in accordance with the IS: 3808-1966 - Method of Test for Combustibility of Building Materials.

Non confirming building or use

A building, structure or use of land existing at the time of commencement of the regulations and which does not conform to the regulations pertaining to the zone in which is situated.

Occupancy Certificate

Means the occupancy certificate issued by the competent authority permitting occupation of any building, as provided under local laws which has provision for civic infrastructure such as water, sanitation and electricity.

Occupancy mixed

The occupancy, where more than one occupancy are present in different portions of the building.

Occupancy of Use Group

The principal occupancy for which a building or a part of a building is used or intended to be used for the purposes or classification of building according to the occupancy. Any occupancy shall be deemed to include subsidiary occupancies, which are contingent upon it.


Occupier includes any person for the time being, payable or liable to pay rent or any portion or rent of the building in respect of which the ward is used, or compensation or premium on account of the occupation of such building and also a rent-free tenant, but does not include a lodger, and the words 'occupy' and 'occupation' do not refer to the lodger. An owner living in or otherwise using his own building shall be deemed to be the occupier thereof.

Open Space

An area forming an integral part of a site left open to the sky.

Open Space - Front

An open space across the front of a plot between the building line and front boundary of the plot.

Open Space - Rear

An open space across the rear of a plot between the building line and rear boundary of the plot.

Open Space - Sides

An open space across the side of the plot between the side of the building and side boundary of the plot.

Operational Construction/Installation

A construction/ installation put up by the Government Departments for the operational purposes.


Owner in relation to any property, includes any person who is, for the time being receiving or entitled to receive, whether on his own account or on account of or on behalf of, or for the benefit of any other person or as an agent, trustee, guardian, manager or receiver for any other person or for any religious or charitable institution, the rents or profits of the property and also includes a mortgagee in possession thereof; and also includes a person, company, trust, institute, registered body, State or Central Government and its attached subordinate departments, undertakings and the like in whose name the property rights are vested.

Note: The term Owner is synonymous with the term "Applicant".


Single piece of glass cut to size for glazing.


An assembly containing one or more panes.


A low wall or railing built along the edge of a roof or floor.

‘Parking Complex/Parking Lot’

means premises either built or open which is utilized purely for parking of vehicles permitted in specific areas.

Parking Space

Parking space means an area enclosed or unenclosed, covered or open, sufficient in size to park vehicles, together with a drive-way connections, the parking space with a street or alley and permitting ingress and egress of the vehicles.


It means an interior non-load bearing divider, one storey or part storey in height.

Party Wall

A wall forming part of a building and being used or constructed to be used in any part of the height or length of such wall for separation of adjoining buildings belonging to different owners or constructed or adopted to be occupied by different persons; or

A wall forming part of a building and standing in any part of the length of such wall, to a greater extent that the projection of the footing on one side or ground of different owners.

Permanent Open Air Space

Air Space is deemed to be permanently open if:

            it is a street or it is encroached upon by no structure of any kind: and

            its freedom from encroachment in future by a structure of any kind is assured either by law or by contract of by the fact that the ground below it is a street or is permanently and irrevocably appropriated as an open space:

Provided that in determining the open air space required in connection with construction work on a building any space occupied by an existing structure may, if it is ultimately to become a permanently open air space, be treated as if it were already a permanently open space.

Permission or Permit

A valid permission or authorization in writing by the competent authority to carryout development or a work regulated by these Rules.


Means the portion of a structure between the level of the surrounding ground and level of floor, immediately above the ground. In no case this shall be less than 450mm.

Plinth Area

Plinth area means the built up covered area measured at the floor level of the basement or of any storey.

Plot / Site

Means a continuous portion of land held in a single or joint ownership other than the land used, allotted, earmarked or set apart for any street, lane, passage, pathway, conservancy lane or for any other public purpose.

Plot Coverage

Means the ground area covered by the building and does not include the area covered by compound wall, gate, cantilever porch, chajja, well, septic tank, open platform and the like. It is expressed as percentage of the site/plot area;


Means a roof cover supported on pillars or cantilevered for the purpose of pedestrian or vehicular approach to a building.


Prescribed means prescribed by rules made under the Act.


A sloping surface joining two different levels, as at the entrance or between floors of a building.

Reconstituted Plot

Reconstituted Plot means a plot which is in any way altered by the making of a town-planning scheme otherwise than by the severance of land used, allotted or reserved for any public or municipal purpose.

Refuge Area

An area where persons unable to use stairways can remain temporarily and await instruction or assistance during emergency evacuation situation.

Residual protection

It is the protection provided to avoid the impact of human being to glass. It is provided on the side of glass where there are chances of Human impact. It can be achieved by providing a sill structure or a grill inside.

Responsible Authority

Responsible Authority means "the authority or person, who is specified in a scheme as responsible for carrying out or enforcing the observance of all or any of the provisions of the scheme or for enforcing the execution of any works which under the scheme are to be executed by any authority, owner, or other person.

Retention Activity

An activity or use which is allowed to continue, notwithstanding its non-conforming nature in relation to the use permitted in the adjoining or surrounding area.

Road Width or Width of Road/Street

The whole extent of space within the boundaries of a road when applied to a new road/street as laid down in the city survey or development plan or prescribed road lines by any act of law and measured at right angles to the course or intended course of directions of such road.

Room Height

The vertical distance measured from the finished floor surface to the finished ceiling / slab surface.

Row Houses

Row Buildings means a row of houses with only front, rear and interior open spaces.

Safety organic-coated

A glazing material consisting of a piece of glass coated and permanently bonded on one or both sides with a continuous polymeric coating, sheet or film, which meets the test requirements of the safety glazing standards.

‘Sanctioning Authority’ means:

The Commissioner of the Andhra Pradesh Capital Region Development Authority;

The Metropolitan Commissioner of the respective Metropolitan Region Development Authority;

            The Vice Chairman of the respective Urban Development Authority;

            The Commissioner of respective Urban Local Body;

The Executive Authority of the Gram Panchayat;

The Executive Authority of the Special Unit created as the case may be for the purpose of sanctioning and monitoring building and development activity, as applicable.

Sanctioned Plan

Means the set of plans such as site plan, building plan, service plan, parking and circulation plan, landscape plan, layout plan, zoning plan and such other plan and includes structural designs, if applicable, permissions such as environment permission and such other permissions, and specifications submitted under the Rules in connection with a building/project and which are approved and sanctioned by the authority prior to start of the building/project.


Scheme means a town-planning scheme / land pooling scheme and includes a plan relating to a town planning scheme / land pooling scheme.


A vegetative or constructed hedge or fence used to block wind, undesirable views, noise, glare and the like, as part of in landscape design; also known as ' screen planting' and 'buffer plantation'.

Service Industry

Industries which are not engaged in the manufacture of goods or articles, but are mainly concerned with the repair, maintenance, servicing and/or/other jobbing work.

Service road

Means a lane from a wider street provided at the front of a plot for service purposes.

Set back

Means the space to be left fully open to sky from the edge of the building to the property line or boundary of the street. No built-up space shall be provided within the setback except specifically permitted projections and other structures under the rules.


A human settlement, whether urban or rural in character. It includes habited villages, towns, townships, cities and the areas notified under the control of the Authority.

Shower doors, shower screens and bath enclosures

The panels, doors or windows are enclosing or partially enclosing a shower or bath.

Side Panel

A panel (operable or inoperable) located adjacent to a doorway. It may or may not be in the same plane as the doorway.


Any device visible from a public place that displays either commercial or non-commercial message by means of graphic presentation of alphabetic or pictorial symbols or representations. Non-commercial flags or any flags displayed from flagpoles or staffs shall not be considered as signs.

Sign Structure

Any structure supporting a sign.

Site Depth of

Site depth of means the mean horizontal distance between the front and rear site boundaries.

Site Double Frontage

Site Double Frontage means a site, having a frontage on two streets other than a corner plot.

Site for building

It includes all the land within the cartilage of the building if forming it appurtenance such as outbuildings, yard, with open space and garden attached thereto or intended to be occupied therewith.

Site, Interior or Tandem

Site, Interior or Tandem means a site access to which, is by a passage from a street whether such passage forms part of the site or not.

Sloped overhead glazing

Glazing that is inclined at less than 75 degrees to the horizontal and located, wholly or partially, directly above an area that may be used by people.


The dimension between supports. For panels supported on all four edges, it corresponds to the smaller of the sight size dimensions.


Means of access between two floors.

The width of staircase may be fixed by the Competent Authority in relation to the number of floors and the total number of users and in no case it should be less than 1M in width and minimum of 25Cm of Treads and 17.5Cm of maximum rise and shall have direct ventilation. In the case of public buildings, a staircase shall be provided for every 300 persons who are expected to use the building.

Enclosed Staircase

Means a staircase separated by fire resistant walls and doors from the rest of the building.

Spiral Staircase

A staircase forming continues winding curve round a central point or axis having treaded without risers.


The portion of a building included between the surface of any floor and the surface of the floor next above it, or if there be no floor above it, then the space between any floor and the ceiling next above it.


Any highway, street, land, pathway, alley, stairway, passageway, carriage-way, footway, square, place or bridge whether a thorough-fare or over which the public have a right of passage or access or have passed and have access uninterruptedly for specified period, whether existing or proposed in any scheme and includes all bends, channels, ditches, storm water drains, culverts sidewalks, traffic islands, roadside trees and hedges, retaining walls fences, barriers and railing within the street lines.

Street/Road level or Grade

Street level or Grade means the officially established elevation of grade of the central line of the street upon which a plot fronts and if there is no officially established grade, the existing grade of the street its mid-point.

Street/Road Line

Street Line means the line defining the side limits of a road/street.

To Abut

Means to abut on a road such that any portion of the building is fronting on the road.

To Erect

In relation to a building means:

            to erect a new building on any site whether previously built upon or not;

            to re-erect any building of which portions above the plinth level have been pulled down, burnt or destroyed

            conversion from one occupancy to another

            to carryout alterations.

Toughened laminated safety glass

Laminated safety glass utilizing two panels of toughened safety glass in the make up.

Tower like structures

Structures shall be deemed to be tower-like structures when the height of the tower-like portion is at least twice the height of the broader base at ground level.

Transferable Development Rights (TDR)

An award specifying the built up area an owner of a site or plot can sell or dispose or utilize elsewhere, whose site or plot is required to be set apart or affected for a community amenity or development for public purpose in the Master Plan or in road widening or covered in recreational use zone etc. The award would be in the form of a TDR Certificate issued by the Competent Authority.

Travel Distance

Means the distance an occupant has to travel to reach an exit.

Unauthorized Construction

Means the erection or re-erection, addition or alternations which is not approved or sanctioned by the Concerned Authority.

Underground/Overhead Tank

An underground/overhead water tank constructed or placed to store water.


Shall mean the supply of outside air into a building through window or other openings due to wind outside and convection effects arising from temperature or vapor pressure differences (or both) between inside and outside of the building.


A covered area with at least one side open to the outside with the exception of 1 m high parapet on the upper floors to be provided on the open side.

Village Settlement or Grama Khantam or Agraharam Abadi

Means all lands that have been included as Agraharam/Abadi by the Government/ Collector within the site of village and includes existing villages hamlets.

Wardrobe doors

Doors that provide access to built-in storage areas, excluding those fitted to pieces of furniture that are not built in to the building.

Water Course , Minor

Minor Water Course means a water course which is not a major one.

Water Course, Major

Major Water Course means a water course which carries storm water discharging from a contributing area of not less than 160 Ha.

Note: The decision of the authority as regards the calculation of the contributing area shall be final.

Water Course / Nala

Watercourse means a natural channel or an artificial one formed by draining or diversion of a natural channel meant for carrying storm and wastewater.

Water-Closet (WC)

Water flushed plumbing fixture designed to receive human excrement directly from the user of the fixture. The term is used sometimes to designate the room or compartment in which the fixture is placed.

Wheel chair: Chair used by differently-abled people for mobility,

Size of small wheel chair: 750 x 1050 mm

Size of large wheel chair: 800 x 1500 mm


An opening to the outside other than a door, which provides all or part of the required natural light or ventilation or both to an interior space and not used as a means of egress/ingress.

Window Sill

Solid wall (Brick or concrete wall) starting from the finished floor level to the base of first window or structural member consisting of a continuous horizontal metal/wooden forming the lowest member of a framework or supporting structure.

Zonal Development Plan

A plan detailing out the proposals of Master Plan/General Town Planning [G.T.P.] Scheme.


* * * * * * *




(Procedural Requirements for obtaining Building Permission)




Development and Construction

Except as hereinafter otherwise provided these Rules shall apply to all development, re-development, erection and/or re-erection of a building as well as to the design, construction of, or reconstruction and additions and alterations to a building.

Part construction

Where the whole or part of a building is demolished or altered or reconstructed, except where otherwise specifically stipulated, these Rules shall apply only to the extent of the work involved.


The reconstruction in whole or part of a building which has ceased to exist due to an accidental fire, natural collapse or demolition having been declared unsafe, or which is likely to be demolished by or under an orders of the concerned Authority as the case may be and for which the necessary certificate has been given by the Authority shall be allowed subject to these Rules.

Change of Use / Occupancy

Where, use of a building is changed, except where otherwise specifically stipulated, these Rules shall apply to all parts of the building affected by the change.

Existing Approved Building

Nothing in these Rules shall require the removal, alteration or abandonment, nor prevent continuance of the lawfully established use or occupancy of an existing approved building unless, in the opinion of the Authority such a building is unsafe or constitutes a hazard to the safety of adjacent or to the occupants of the building itself.

Pre-Code Building Permission

Where any building permission which has been issued by the Authority before the commencement of these Rules and where construction is in progress and has not been completed within the specified period from the date of such permit, the said permission shall be deemed to be sanctioned under these Rules and shall only be eligible for revalidation there under. Accordingly, where the validity of sanction has expired and construction has not been commenced within the stipulated time limit, construction shall be governed by the provisions of these Rules. However competent authorities can decide the application of rules basing on the stage of construction and feasibility.

Demolition of Existing Building

Before a building is demolished, the owner shall obtain the permission from the concerned authority for demolition duly notifying all utilities departments having service connections within the building, such as water, electricity, gas, sewer and other connections. A permit to demolish a building shall be issued only after a release is obtained from the utilities departments stating that their respective service connections and appurtenant equipment have been removed or sealed and plugged in a safe manner.

            The owner shall take all precautionary measures to avoid noise and dust pollution and shall not create any inconvenience to the neighboring plot owners.

            In case of semidetached building, no objection certificate from the neighbors shall be obtained.


In these Rules, the use of present tense includes the future tense, the masculine gender includes the feminine and the neutral, the singular number, includes the plural and the plural includes the singular. The word person includes a Corporation as an individual, writing includes printing and typing and signature includes thumb impression made by a person who cannot write, if his name is written near to such thumb impression.


i) Development Permission

No person shall carry out any development or redevelopment including sub-division of any plot or land (not forming part of any approved layout plan or scheme) or cause to be done without obtaining approval from the Competent Authority for the Building/ Layout Plan.

ii) Building Permission

No person shall erect, re-erect or make additions alterations in any building or cause the same to be done without, first obtaining a separate building permission for each such building from the Competent Authority.

Procedure for obtaining Building Permission

            Application for Building Permission

            Every person who intends to erect, re-erect or make alteration in any place in a building or demolish any building shall submit an Application for Building Permission in writing and/or through On-line as prescribed to the concerned Authority of his intention in the prescribed Form.

Application for alteration

When the application is only for an alteration of the building only such plans and statements as may be necessary shall accompany the Application for Building Permission.

Building Permission not required

No Application and building permission is necessary for the following alterations, which do not otherwise violate any provisions regarding general building requirements, structural stability and fire safety requirements of these Rules.

            Plastering and patch repairs.

            Flooring and re-flooring.

Construction or re-construction of sunshade not more than 75cms, in width within one's land and not overhanging over a public street.

Construction or re-construction of parapet not more than 1.5m. in height as permissible under these Rules.

White-washing, painting etc., including erection of false ceiling in any floor at the permissible clear height provided the false ceiling in no way can be put to use as a loft etc.

Erection or re-erection of internal partitions provided the same are within the purview of the Rules.

Opening and Closing of windows, ventilators and doors not opening towards other’s properties and or public road/property.

Replacing fallen bricks, stones, pillars, beams etc.

            Reconstruction of portions of buildings damaged by storm, rains, fire, earthquake or any other natural calamity to the same extent and specifications as existed prior to the damage provided the use conforms to the provisions of the Master Plan/any other sanctioned plan.

Copies of Plans and Statements

            The Application for Building Permission shall be accompanied with as many numbers of copies of plans and statements as may be prescribed. If required, one of the plans shall be cloth mounted. The drawings/prints of the plans shall be on one side of the paper only.

            One set of plans shall be released to the applicant or communicated On-line as prescribed after issue of permit or refusal as the case may be.

Information accompanying the Application

The Application for Building Permission shall be accompanied by the location plan, site plan, sub-division / layout plan, building plan, services plan, specifications and certificate of supervision, copies of ownership title and other documents as prescribed.


The notice shall be accompanied by the following documents:

Self-Attested copies of Ownership Documents-lease-deed/sale-deed etc. giving the physical description of the plot/property.

In case of any deviation from the terms and conditions stipulated in the lease deed/ownership document, necessary clearance from the Authority.

Land Use Certificate (as per Perspective/Master/Zonal Plan or any other statutory plan) issued by the concerned Authority.

Previous Sanctioned Plan copy with details of approval for the existing building if any.

An attested copy of Property Tax receipt/Vacant Land Tax receipt/NOC from the Assessment Department of the concerned local authority.

If the site/plot falls in approved layout, the copy of the approved layout plan duly marking the site/plot.

A declaration cum undertaking and indemnity bond by the Owner/Builder/Developer/LTP in the prescribed Form (Annexure-3).

An affidavit/undertaking for handing over road widening portion, if any, shall be submitted in the prescribed Form.(Annexure-4)

An affidavit/undertaking on Urban Land Ceiling, wherever applicable in prescribed Form.

NOC from the Competent Revenue Authority in case the land is declared as surplus.

NOC from the District Collector wherever it is a Government Land allotted.

NOC from the Revenue Department under the Andhra Pradesh Agricultural Land (Conversion for Non-Agricultural Purpose) Act, 2006 for the sites falling outside the Built up area and outside the Approved Layouts.

NOC from Revenue Department in case of lands abut Water Bodies, Water Courses & Nalas with sketch plan with measurements. (Wherever required).

NOC from Irrigation Department in case of lands abut Water Bodies, Water Courses & Nalas with sketch plan with measurements. (Wherever required).

NOC from Railways (Wherever required).

NOC from State Environmental Impact Assessment Authority (wherever required).

NOC from Defence Authority (wherever required).

NOC from Oil/Gas Authority (wherever required).

No Objection Certificate from the Airport Authority of India (wherever required).

            Prior clearance obtained from Andhra Pradesh State Disaster Response & Fire Services Department from fire safety point of view as per the provisions of the Andhra Pradesh Fire Service Act, 1999 for Residential buildings of height more than 18m, Commercial buildings of height 15m and above and buildings of public congregation like Educational Buildings, Cinema Theatres, Function Halls and other Assembly Buildings on plot area of 500sq.m and above or of height above 6m has to be submitted.

            Approval from Chief Controller of Explosives and Director General, Fire Service, in case of hazardous buildings.

            Any other information/document, which the Authority may require in case of listed buildings or otherwise.

            For Buildings of above 10m height the following details shall be submitted:

            Soil Test Report/Geo-technical Investigation Report issued after personal inspection by Institution/Consultant empanelled with/licensed by the local authority.

            Structural designs and drawings prepared duly taking the soil bearing capacity into consideration and certified by qualified Structural Engineer/Consultant Firm empanelled with/licensed by the local authority. [The Structural Engineer/Consultant Firm is held responsible for defect in the design].

            Building Plan and Application shall be invariably signed by the owner of the property, builder if any, the Architect and the Structural Engineer who designed the structure.

            If the construction is being taken up by a builder, an attested copy of the registered agreement entered between the owner of the property and the builder shall be submitted. In case of any changes in the agreement at a later date, a copy of the same shall also be submitted to the local authority.

            An undertaking on a Stamp Paper of Rs.100/-duly signed by the owner and builder specifying that no flat or built-up area shall be given possession to the purchaser/tenant unless they obtain the occupancy certificate from the local authority and provide all regular service connections.

            Contractor/Builders/Developer/Owner shall submit All Risks Insurance Policy for the construction period.

Size of Drawing Sheets

The size of drawing sheets shall be any of those specified in the Table given below.



Size of drawing sheets

S. No.               Designation                Trimmed Size (mm)

(A)                          (B)                                          (C)

1                              A0                                       841x1189

2                             A1                                        594x841

3                            A2                                         420x594

4                            A3                                         297x420

5                           A4                                         210x297

6                           A5                                         148x210


Notation for Colouring of Plans

The plans shall be coloured as specified in the following table.



Notation for colouring of plans


Sl. No.                                      Type                                           Colour                      

(A)                                           (B)                                                    (C)

1          Plot / Site lines                                                                Thick green                     

2          Existing street / road                                                       Green                       

3           Proposed work including services                                  Red                       

4           Existing construction proposed to be demolished          Yellow hatched                       

5           Existing structure to be retained                                    Black                       

6           Work in progress duly sanctioned                                  Green                       

7           Open Space                                                                   No colour                                   

8           Drainage and Sewerage work                                        Red dotted                       

9            Water Supply work                                                        Black dotted thin                                   

10          Deviations                                                                     Red hatched                       

11          Recreation ground                                                         Green



            All dimensions shall be indicated in metric units.

   For the purpose of these Rules, the following conversion from M.K.S. and F.P.S. system shall be reckoned for the road widths only.

  TABLE – 3

Conversion scale


S. No.                    in Meters                      in Feet

(A)                             (B)                                (C)

1                                   3                                  10                                            

2                                  6                                  20                                               

3                                  7.5                               25                                               

4                                  9                                  30                                               

5                                  12                                40                                               

6                                  15                                50                                               

7                                  18                                60                                               

8                                  24                                80                                                                                     

9                                  30                                100                       

10                                45                                150                       

11                                60                                200


Details of Plans to be submitted

Location plan / Key plan:

It shall be drawn to a scale of not less than 1:10,000 showing boundary, location of the site with respect of neighborhood land marks.

Layout/Sub-division Plan:

            In the case of development work proposed for Layout/Sub-division approval, the Application for Layout/Sub-division Plan shall be accompanied by the layout/sub-division plan which shall be drawn on a scale of not less than 1:500 containing the following:

    Scale used and North Point

            The location of all existing and proposed roads with their existing and proposed prescribed widths within the land.

            Dimensions of plots along with building lines showing the required setbacks as per Rules with dimensions within each plot.

            The location of drains, sewers, public facilities and services and electrical lines etc.

            Table indicating size, area and use of all the plots in the sub-division / layout plan.

            A statement indicating the total area of the site, area utilised under roads, open spaces for parks, playgrounds, recreation places and development plan reservations, schools, shopping and other public places along with their percentage with reference to the total area of the site proposed to be sub divided.

            In case of plots which are sub-divided in built-up areas in addition to the above, the means of access to the sub-division from existing streets.

Site Plan

            The site plan shall be drawn to a scale of

            1:100 for plots up to 500sq.m. in size;

            1:500 for plots above 500sq.m. and up to 1000sq.m;

            1:1000 for plots above 1000sq.m in size.

            The site plan shall show the following:

            The direction of north point relative to the plan of the buildings and scale used.

            The boundaries of the site and of any contiguous land belonging to the owner thereof.

            The position of the site in relation to neighboring street.

            The names and widths of the streets in which the building is proposed to be situated.

            All existing physical structures / features such as major trees, wells, drains, boulders, overhead electric supply lines, drainage and water lines standing on, over or under the site.

            The position of the building and of all other buildings, if any, which the applicant intends to erect upon his contiguous land referred to in (ii) (2) in relation to

The boundaries of the site and in case where the site has been partitioned, the boundaries of the portion owned by the applicant and also of the portions owned by others.

 All adjacent streets, building (with number of storeys and height) and premises and drainage and water lines within a distance of 12m of the site and of the contiguous land, if any, referred to in (ii) (2); and

 If there is no street within a distance of 12m of the site, the nearest existing street.

 Building number or plot number of the property on which the building is intended to be erected is to be indicated on the drawing.

The means of access from the street to the building, and to all other buildings, if any which the applicant intends to erect upon his contiguous land, referred to in (ii) (2).

Space to be left around the building to secure a free circulation of air, admission of light and access.

The ground area of the whole property and the breakup of covered area and common area on each floor with the calculation for percentage covered in each floor in terms of the total area of the plot as required under the Rules governing the coverage of the area.

Parking plans indicating the parking spaces and drive ways.

Such other particulars as may be prescribed by the concerned Authority.

Building Plan

            The plans of the building, elevations and sections shall be drawn to a readable scale of (or preferably with dimensions)

            1:50 for plots measuring up to 250sq.m.

            1:100 for plots measuring above 250sq.m.

            1:200 for plots measuring 2000sq.m and above with details on a scale of 1:100.

The Building Plan shall show the following:

The north point relative to the plan.

Floor plans of all floors together with the covered area clearly indicating the size and spacing of all frame members and sizes of rooms and the position and width of staircases, ramps and other exit ways, lift ways, lift machine room and lift pit details.

The use or occupancy of all parts of the building.

Exact location of essential services, for example W.C., Sink, Bath etc.

Vertical sectional drawing showing clearly the sizes of the footings, thickness of basement wall, wall construction, size and spacing of framing members, floor slabs and roof slabs with their materials.

The section shall indicate the heights of the building and rooms and also the heights of the parapet, and the drainage and the slope of the roof.

At least one section shall be taken through the staircase, kitchen and toilet, bath and W.C.

Parking spaces and drive ways.

All doors, windows and other openings including ventilators with sizes in proper schedule form.

            In case of AC buildings, details of building service-air conditioning system with position of dampers, mechanical ventilation system, electrical services, boilers, gas pipes etc.

            Terrace plan indicating the drainage and the slope of the roof.

            All building elevations.

            The location of Rain Water Harvesting Pits with specifications and cross section.

            Façade with height of buildings, permissible projections beyond the permissible building line, location of doors, windows and other openings including ventilators with size in a schedule form. Name of external finishes material to be used has to be shown on elevation.

            Such other particulars as may be required to explain the proposal clearly and as prescribed by the concerned Authority.

Building plans for all Hi-rise and Special Buildings

For all hi-rise buildings of residential, commercial and business buildings and special buildings like assembly, institutional, industrial storage and hazardous occupancies, the following information [in addition to (d) (ii) above] shall be furnished / indicated in the building plans.

            Access to fire appliances/vehicles with details of vehicular turning circle/and clear motorable access way around the building;

            Size (width) of main and alternate staircase along with balcony approach, corridor ventilated lobby approach;

            Location and details of lift enclosures;

            Location and size of fire lift;

            Smoke stop lobby/door where provided;

            Refuse chutes; refuse chamber, services duct, etc. ;

            Vehicular parking spaces;

            Refuge area if any;

            Details of building service-air conditioning system with position of dampers, mechanical ventilation system, electrical services, boilers, gas pipes etc.,

            Details of exits including provision of ramps, etc., for hospitals and special risks

            Location of generator, transformer and switchgear room;

            Smoke exhauster system if any;

            Details of fire alarm system network;

            Location of centralized control connecting all fire alarm system, built in fire protection arrangement & public address system etc.

            Location and dimension of static water storage tank and pump room;

           Location and details of fixed fire protection installations such as sprinklers, wet risers, hose reels, drenchers, CO2 installation etc.;

            Location and details of first aid firefighting equipment/installation;

            The proper signs/symbols and abbreviation of all firefighting systems shall be shown in diligent as per the relevant I.S. Code.

Landscape Plan

Landscape plan shall indicate the circulation and parking spaces, pathways (hard surface), greenery and plantation (soft area) etc. and shall be drawn in the scale of

            1:100 for plots up to 500sq.m in size

            1:500 for plots above 500sq.m.

Urban Design and Architectural Control

For certain areas as well as sites abutting major roads of 30m and above, the Competent Authority may enforce urban design and architectural control. These shall be detailed out keeping in view the development requirements given in these Rules and the National Building Code norms. For this purpose, urban design and architectural control sheets / Plans approved by the Competent Authority shall be complied with.

Service Plan and Water Supply Provisions

            Plans, elevations and sections of private water supply, sewage disposal system and details of building services, where required by the concerned Authority, shall be made available on the scale not less than 1:100.

            For recharging ground water, rain water-harvesting provisions are to be provided within the plot, which are to be indicated on the building plans.

            For residential plots more than 2000sq.m and non-residential plots more than 1 hectare in size, separate conveying system to be provided for sewerage and sullage to facilitate reuse of sullage water for gardening and washing purposes. This may require suitable storage facilities that are to be indicated on the building plans.

Signing the Plans and Application [Notice]

All the Plans and Application for Building Permission shall be duly signed by the owner and developer if any; and the Licensed/Registered Technical Personnel i.e., Architect/Engineer/Surveyor/Town Planner as the case may be and in case of Buildings above 10m height the Structural Engineer shall also sign all the plans and Application for Building Permission. They shall give their present and permanent addresses and license/Registration details.

Supervision and Execution of Drainage / Sanitary works

A certificate of Supervision and Execution of drainage / sanitary works shall be enclosed in the prescribed Form by the Architect / Engineer / Supervisor as the case may be.

Building Permit Fees and other Charges

 No building application shall be deemed valid unless and until the owner submitting the application has paid the Building Permit Fees and other charges as notified by the concerned Authority from time to time as per the procedure prescribed.

 The initial fee of the Building Permit Fee of the proposed building to be paid along with the Application for Building Permission is as follows:

Plot area (sq. m)                    Initial fee to be paid (Rs.)

Up to 200                                           3000

Above 200                                         10000

            The balance Building Permit/License Fees together with other fees and Charges shall be paid before the issue of permission / sanction on intimation.

            In case of rejection of building application, the above initial fees paid would be forfeited.

            No fees and charges would be levied for parking spaces provided in any floor.

Levy of Special Fees and Other Provisions for Certain Areas

The Sanctioning Authority with the specific approval of the Government may, when implementing certain Projects, levy Special fees and other fees/charges for lands/sites/premises abutting or in the vicinity of the Ring Road or other highways/major roads or the Mass Rail Transit System/Light Rail Transit System/Multi Modal Transit System/Bus Rapid Transit System route indicated in the Master Plan or as proposed, at the rates and procedure prescribed by the Government. The procedure for collection of this fee shall be as prescribed.

City Level Infrastructure Impact Fees Applicable in Certain Cases:

            With a view to ensure development of city level infrastructure facilities, the City Level Infrastructure Impact Fees shall be levied in case of large projects/buildings as given in the table below:



City Level Infrastructure Impact Fees

Sl. No


Residential Use

Other than Residential & Industrial uses


6th floor to 9th floor


10th floor to17th floor

Above 17th floor


6th floor to 9th floor


10th floor to17th floor

Above 17th floor






















Other Municipal Corporation







3 Selection Grade Municipalities 250 400 800 500 1000 1500
4 Other Municipalities 200 300 500 300 500 1000


For the first five floors of the building (excluding stilt floor) there will be no levy of City Level Infrastructure Impact Fee.

            In case of Multiplex Complex, the rates given in the Multiplex Complex Rules shall be applicable.

            The Government may revise the above rates from time to time.

            The above rates shall not be applicable for Government Departments and Public Agencies like Development Authority, Andhra Pradesh Industrial Infrastructure Corporation (APIIC) and Local bodies. This exemption shall not be applicable for commercial projects taken up by such agencies.

            The amount levied and collected under the above Rule shall be credited and maintained in a separate escrow account by the concerned sanctioning authority and 50% of it shall be utilised for development of infrastructure in the same area and balance amount is to be utilised towards improvement of city level capital infrastructure in the area. An Infrastructure Plan and Action Plan for implementation is required to be undertaken by the Competent Authority and the said Fund is utilised accordingly.

Compliance by Owner/Builder/Developer/Licensed Technical Personnel for ensuring construction is undertaken as per sanctioned plan

            The owner and builder/developer shall give an Affidavit (Annexure 3) in the prescribed Form duly notarized to the effect that in the case of any violation from the sanctioned building plan, the Enforcement Authority can summarily demolish the violated portion.

            In respect of Apartment Buildings, the owner or builder shall give a Declaration in the prescribed Form (Annexure 3) duly specifying the in case of any violation with regard to the Declaration, the Enforcement Authority can demolish the violations.

            Before release of the building sanction by the sanctioning authority, the owner of the plot/site is not only required to produce the original Sale Deed, registered under the provisions of the Indian Registration Act, 1908/Certified copy issued by Stamps and Registration Department for the perusal of the sanctioning authority and cross verification with the self-attested copy submitted with the building application.

            The owner is required to hand over 10 % built-up area in any approved floor shall be mortgaged, as the case may be, to the sanctioning authority by way of a Notarized Affidavit/Registered Mortgage Deed. In respect of row houses/detached houses/cluster housing 5% of the units shall be handed over by way of Notarized Affidavit/Registered Mortgage Deed to the sanctioning authority. The Notarized Affidavit/Registered Mortgage Deed shall be got entered by the sanctioning authority in the Prohibitory Property Watch Register of the Registration Department. Then only the Building sanction will be released.

            Individual Residential Buildings in plots up to 200sq.m with height up to 10m in respect of all Municipal Corporations; and in plots up to 300sq.m with height up to 10m in respect of Gram Panchayats in CRDA, MRDA and UDA areas and in all Municipalities/Nagar Panchayats are exempted from the condition (d) above.

Grant of Permission or Refusal

            The concerned Authority, on the advice of the Town Planner, may sanction the plans, specifications with such modification or directions as it may deem necessary and there upon shall communicate its decision to the applicant giving the notice in the Building Permission Order in the prescribed form after receiving the balance fee and charges and obtaining the relevant undertakings if any.

            In case of refusal, the Authority duly mentioning the reasons for refusal shall communicate its decision to the applicant giving the notice in the Building Refusal Order in the prescribed form.

            The building permit for Hi-rise Buildings/Special Buildings shall be given by the Authority only after the prior clearance from the Andhra Pradesh State Disaster Response & Fire Services Department and Airport Authority of India are obtained.

            In case, where the building permission requires the clearance of Heritage Committee, if constituted for the purpose, then the Authority shall issue the building permission only after getting the clearance from the Heritage Committee.

            If within 30 days of the receipt of application for sanction of building permission or the time limit as stipulated in the Act, the Authority fails to intimate in writing to the applicant who has submitted the application, of its refusal or sanction to the application with its plans and statements, the same shall be deemed to have been sanctioned provided the fact is immediately brought to the notice of the Authority in writing by the applicant who has submitted the application and having not received any intimation from the Authority within 15 days of giving such application subject to the conditions mentioned in the Rules, nothing shall be construed to authorize any person to do anything in contravention or against any regulations, Bye-Laws or ordinance operating at the time of execution of the work at site.

            Once the plan has been scrutinized and objections have been pointed out, the owner who has submitted the application for building permit shall modify the plan to comply with the objections raised and resubmit the modified plans. The Authority shall scrutinize the resubmitted plans and thereafter the plans shall be sanctioned if they are in accordance with these rules. It is clarified further as below that:

            No Application for building permission shall be valid unless the information required by the Authority under the Rules or any further information which may be required has been furnished to the satisfaction of the Authority and required fees have been paid.

            The Owner /Licensed or Registered Technical Personnel and others shall be fully responsible for any violation of Master Plan/Zonal Plan/Building Rules, Architectural control, lease deed conditions etc. In case of any default they shall be liable for action. Any construction so raised shall be deemed to be unauthorized.

Sanction of Building Permit Applications through Online Building Permission Management System:

            ‘Online Building Permission Management System’ means implementation of Information and Communication Technology (ICT) enabled Integrated Online Building Permission Management System where permission for any category of buildings will be issued.

            The sanction of Building Permission for all categories of the buildings including High rise Buildings which are permissible in normal course as per zoning regulations and as per these Rules and received with all prescribed documents and plans shall be done through the Online Building Permission Management System by the respective Sanctioning Authority except in case of Gram Panchayats falling in the following areas.

           Andhra Pradesh Capital Region Development Authority [APCRDA]; Metropolitan Region Development Authority (MRDA)/Urban Development Authority (UDA); and

            Master Plans / General Town Planning Schemes notified under Andhra Pradesh Town Planning Act, 1920 not falling in Andhra Pradesh Capital Region Development Authority [APCRDA] / Metropolitan Region Development Authority (MRDA) / Urban Development Authority (UDA).

Post Verification of Building Permissions:

After sanction of the Building Permissions through the Online Building Permission Management System, the respective Local Authorities, Competent Authority and Sanctioning Authority who shall examine and scrutinize the Building Permissions as per the categories given below in detail and verify the compliance of the provisions of the land uses as per the Master Plans/General Town Planning Schemes, layouts, the relevant rules and regulations as applicable and wherever there has been any false statement, misrepresentation of material facts in the application on which the building permission was sanctioned is invalid and shall be deemed to be cancelled. The concerned authority shall be entitled to take appropriate action against such Licensed Technical Personnel any person whoever is responsible and also against such construction. Till such time any application filed by concerned LTP/Applicant shall not be accepted without specific approval from Competent Authority.

Local Authorities shall undertake post verification of all building permissions issued in their respective jurisdiction.

Andhra Pradesh Capital Region Development Authority [APCRDA]/Metropolitan Region Development Authority (MRDA)/Urban Development Authority (UDA)/IALA Areas:

In case of areas falling under the jurisdiction of APCRDA/MRDA/UDA/IALA, post verification of building permissions shall be done as per the delegation of powers and as per the categories permissible in normal course as per zoning regulations issued by the concerned APCRDA/MRDA/UDA/IALA from time to time.

Areas not covered under APCRDA/MRDA/UDA/IALA Areas:

            The concerned Regional Deputy Director of Town & Country Planning shall undertake post verification of building permissions which are having site area of above 300sq.m and up to 1000sq.m where the proposed activity is permissible in normal course as per Master Plan and Zoning Regulations.

            The Director of Town & Country Planning or his representative shall undertake post verification of building permissions which area having the site area above 1000sq.m where the proposed activity is permissible in normal course as per Master Plan and Zoning Regulations.

Sanction of Building Permit Applications in case of Gram Panchayats Falling in APCRDA/MRDA/UDA and Master Plans/General Town Planning Schemes Notified Under Andhra Pradesh Town Planning Act, 1920:

            Gram Panchayats falling in Andhra Pradesh Capital Region Development Authority (APCRDA)/Metropolitan Region Development Authority (MRDA)/Urban Development Authority (UDA):

In case of Gram panchayats areas falling under the jurisdiction of APCRDA/MRD/UDA, the sanction of building permissions shall be done as per the delegation of powers and as per the categories permissible in normal course as per zoning regulations issued by the concerned APCRDA/MRDA/UDA from time to time.

Gram Panchayats covered in Master Plans / General Town Planning Schemes notified under Andhra Pradesh Town Planning Act, 1920 not falling in APCRDA/MRDA / UDA:

In the Gram Panchayat areas covered under sanctioned Master Plans/General Town Planning (GTP) Schemes not falling in APCRDA/MRDA/UDA, the Sanctioning Authority is empowered to sanction the individual residential building permission up to 10m height in plot area up to 300sq.m, in the sites where the proposed activity are permissible in normal course as per Zoning Regulations. In respect of other cases prior Technical Approval shall be obtained from the Competent Authority i.e. Director of Town & Country Planning. The Panchayat Secretary shall submit the proposal through the concerned Regional Deputy Director of Town Planning (RDDTP) to the Director of Town & Country Planning.

Duration of Sanction

            The construction shall be commenced within 18 months from the date of sanction.

            The sanction accorded is valid for 6 years in case of High Rise Buildings, Multiplex and Group Development Schemes and 3 years in case of Non High Rise Buildings from the date of sanction.

            The permit shall be got revalidated before the expiry of this period. The revalidation shall be considered in case of projects commence within stipulated period. Where construction has not commenced the revalidation shall be subject to rules in force.

            The Building Permit Fee shall be paid for revalidation of the permit.

            No building activity can be carried out after the expiry of validity of such building permit.

            No completion/occupancy shall be entertained after the expiry of valid extension of time for construction.


            If the owner fails to complete the building within the validity period and the building is partly constructed, and the completed building is in conformity with the building Rules, then the permission shall be revalidated for further period of one year in case of Non High Rise Buildings and two years in case of High Rise Buildings and Group Development Schemes, as a onetime measure duly collecting the necessary fee and charges as prescribed and the owner be informed accordingly in the prescribed Building Permission Revalidation Order.

            Application for such revalidation shall be submitted along with the following documents:

            Original sanctioned plan;

            Revalidation fee as prescribed;

            NOC required from lessor in case the property is lease hold, for time extension for construction.

            Documents in support of construction, if any, having been done within valid period of sanction;

            Certificate of supervision from the Licensed Technical Personnel that the construction is being carried out under his supervision according to the plans sanctioned by the concerned Local Body/Authority.

            Ownership documents or Affidavit for updated ownership document after previous sanction.

            The application for revalidation shall be processed and revalidation or objection, if any, shall be communicated to the applicant as prescribed for the Building Permission.

Revocation of Permission

The concerned Authority may revoke any building permission issued under the provisions of the Rules duly giving an opportunity to the applicant to represent if any, wherever there has been any false statement, misrepresentation of material facts in the application on which the building permission was based and shall be communicated to the applicant in the prescribed form for Revocation of Permission.

Maintenance of a Building Application Register

Building Application Register in the prescribed Form containing the necessary particulars including information as to the manner in which Building Applications for permission have been dealt with by the Local Authority shall be maintained.

Penal Action against Licensed Technical Personnel

            The Local Authority reserves the right to take action and to debar/black list the Licensed Technical Personnel i.e., Architect, Engineer, Plumber, Structural Engineer, Supervisor and Town Planner, if found to have deviated from the professional conduct or to have made any misstatement or on account of misrepresentation of any material fact or default either in authentication of a plan or in supervision of the construction against the building Rules/Bye-Laws and the sanctioned building plans.

            If the Local Authority finds at any time any violation of the building Rules or misrepresentation of fact, or construction at variance with the sanction or building Rules, inclusive of the prescribed documents, the Local Authority shall be entitled to revoke the sanction and take appropriate action against such Licensed Technical Person and such Licensed Technical Person shall not be authorized to submit building plans, fresh plans till finalization of the case.

            Before debarring or blacklisting such Licensed Technical Person if found to be indulging in professional misconduct or where he/she has misrepresented any material fact the Local Authority shall give him a show-cause notice with a personal hearing.

Procedure during construction work

Construction to be in conformity with Rules

Neither the granting of the permission nor the approval of the drawings and specification, nor inspection by the Authority during erection of the building shall in any way relieve the Owner of the building/Licensed Technical Personnel from their responsibility for carrying out work in accordance with these Rules.

Notice for commencement of work

Before commencement of the building work for which building permit has been sanctioned, the owner shall within the validity period of sanction give Notice of Commencement in the prescribed Form to the Local Authority of his intention to start the construction.

In case the owner commences the construction without giving commencement notice, he may be penalized by imposing penalty as prescribed.

Documents to be kept at site

The following documents shall be kept at the Site during construction.

A copy of sanctioned plan exhibited in a conspicuous place on the property in respect of which the permission was issued.

A copy of the approved drawings and specifications of the building in respect of which the permission was issued.

A set of records of test data where tests of any materials are made to ensure conformity with the requirements, shall be kept available for inspection during the construction of the building and for such a period thereafter as required by the Authority.

Checking of Building during Construction and Enforcement

In addition to the enforcement powers and responsibilities given in the respective laws of the local authority, in respect of these Rules:

It shall be the responsibility of the Owner/Licensed Technical Personnel to ensure that the construction of the building is in accordance with the sanctioned building plan.

The Enforcement Authority concerned shall be wholly and severally responsible for ensuring and maintaining the right of way/width of the road and building restrictions as given in these Rules.

The Enforcement Authority shall summarily remove any violation or deviation in building construction in maintaining the road widths and building line.

In respect of apartment complexes, shopping complexes and all high rise buildings, periodical inspections shall be carried out indicating the stage of work with reference to sanctioned plan. In case of any deviations from the sanctioned plan, necessary action shall be taken as per rules.

Any person who whether at his own instance or at the instance of any other person or anybody including the Government Department undertakes or carries out construction or development of any and in contravention of the statutory master plan or without permission, approval or sanction or in contravention of any condition subject to which such permission or approval or sanction has been granted shall be punished with imprisonment for a term which may extend to three years, or with fine which may extend to ten percent of the value of land or building including land in question as fixed by the Registration Department at the time of using the land or building. Provided that the fine imposed shall, in no case be less than fifty percent of the said amount.

Notice of Completion

            Every owner/developer shall submit a Notice of Completion in the prescribed Form to the Authority regarding completion of the work of the building on or before the last date as stipulated in the building permission.

            The notice of completion shall be submitted by the owner/licensed builder/developer duly signed by the Licensed Technical Personnel, who has supervised the construction, accompanied by two sets of completion plans (as in the case of sanctioned plan including one cloth mounted copy) and the following documents along with the prescribed fee if any:

            Final Clearance of the Director General, A.P. Disasters Response and Fire Services Department, wherever required.

            Structural Stability Certificate duly signed by the Structural Engineer in case of Buildings above 10m height.

            Certificate of fitness of the Lift from concerned Agency which has erected /Department wherever required.

            Two sets of photographs of the building from all sides duly signed by Owner, Developer and Licensed Technical Personnel.

            A certificate by the Owner, Developer and Licensed Technical Personnel for covering up the underground drain, sanitary and water supply work, under their supervision and in accordance with Building Rules and sanctioned building plans as applicable.

            A certificate by the Owner, Developer and Licensed Technical Personnel with regard to the construction of Rain Water Harvesting Structures, Solar Energy Structures and Recycle of Water Treatment Plants wherever required as per the sanctioned plans.

            Clearance from Chief Controller of Explosives, wherever required.

            Any other information/document that the Authority may deem fit.

Occupancy Certificate

            Occupancy Certificate shall be mandatory for all buildings. No person shall occupy or allow any other person to occupy any building or part of a building for any purpose unless such building has been granted an Occupancy Certificate by the Sanctioning Authority.

            The Sanctioning Authority or the person authorized, on receipt of notice of completion shall undertake inspection to verify the following aspects:

            No. of Floors.

            External setbacks.

            Usage of the building.

            Parking space provision.

            Abutting road width.

            Rain Water Harvesting Structures, as applicable.

            Solar Energy Structures in Buildings, as applicable.

            Recycle of Water Treatment Plants, as applicable.

The T.P staff shall inspect the building and submit remarks within 10 days failing which the online system shall generate occupancy certificate automatically under deemed provision.

            In case, if the Occupancy Certificate is refused due to deviation, which cannot be compounded, the completion certificate will be rejected and communicated to the applicant in the prescribed form.

            The Sanctioning Authority shall communicate the approval of the Occupancy Certificate in the prescribed Form within 15 days or may issue the same after levying and collecting compounding fee, if any.

(e)       If nothing is communicated within this period, it shall be deemed to have been approved by the Authority for occupation provided the fact is immediately brought to the notice of Authority in writing by the person, who had given the completion notice and has not received any intimation from the Authority within 15 days.

            If the authority fails to issue the occupancy certificate within the above stipulated period the responsibility shall be fixed with the concerned officer who fails to process the file.

            The Sanctioning Authority is empowered to compound the offence in relation to setbacks violations (other than the front setback) in respect of non-high rise buildings only up to 10%, duly recording thereon the violations in writing. The rate of Compounding fee shall be equivalent to one hundred percent of the value of the land as fixed by the Registration Department at the time of compounding for the violated portion and the Government may revise this rate from time to time. Compounding of such violation shall not be considered for buildings constructed without obtaining any sanctioned plan.

            For all high rise buildings, the work shall be subject to inspection by the Andhra Pradesh State Disasters Response & Fire Services Department and the Occupancy Certificate shall be issued only after clearance from the Andhra Pradesh State Disasters Response & Fire Services Department with regard to Fire Safety and Protection requirements.

            The sanctioning authority shall ensure that all public and semipublic buildings are constructed disable friendly and provide facilities for Differently abled persons, Elderly and Children as per the Rules there under and also as per the latest version of National Building Code of India while issuing occupancy certificate.

            The functional/line agencies dealing with electric power, water supply, drainage and sewerage shall not give regular connections to the building unless such Occupancy Certificate is produced, or alternatively may charge 3 times the tariff till such time Occupancy Certificate is produced. This condition shall also be applicable to all unauthorized constructions and buildings constructed without sanctioned building plan. In addition to the above, the Local Body shall collect every year two times the property tax as penalty from the owner / occupier.

            The Registration Authority shall register only the permitted built up area as per the sanctioned building plan and only upon producing and filing a copy of such sanctioned building plan. On the Registration Document it should be clearly mentioned that the

registration is in accordance with the sanctioned building plan in respect of setbacks and number of floors.

 The financial agencies / institutions shall extend loan facilities only to the permitted built up area as per the sanctioned building plan.

Partial Occupancy/Completion Certificate

In such cases where a project is not complete at one stretch constructed in different stages, part occupancy/completion certificate for the building otherwise complete in all respects, may be issued subject to the condition that such a part occupancy/completion certificate would apply to an independent block/building of the sanctioned project. In case of a residential house part occupancy/completion may be issued for an independent floor.

Connection to the Municipal Sewer / Water lines

            Temporary connection for water, electricity or sewer, permitted for the purpose of facilitating the construction, shall not be allowed to continue in the premises beyond the plan validity period and without obtaining completion / occupancy certificate.

            No connection to the Municipal water mains or to the Municipal sewer line with a building shall be made without the prior permission of the concerned Authority and without obtaining occupancy / completion certificate.

            In case the use is changed or unauthorized construction is made, the Authority is authorized to discontinue such services or cause discontinuance of such services.

Limitations of Building Sanction

Sanction of building permission by the Sanctioning Authority shall not mean responsibility or clearance of the following aspects:

            Title or ownership of the site or building

            Easement Rights

            Variation in area from recorded area of a plot / site or building

            Structural Reports, Structural Drawings and structural stability

            Workmanship, soundness of structure and materials used

            Quality of building services and amenities in the construction of building

            The site/ area liable to flooding as a result of not taking proper drainage arrangement as per the natural lay of the land, etc. and

            Other requirements or licenses or clearances required for the site /premises or activity under various other laws.

Licensing of Builders, Developers, Engineers, Landscape Architects, Real Estate Companies, Structural Engineers, Supervisors, Town Planners, Urban Designers & Other Technical Personnel

            The Licensing of Builders, Developers, Engineers, Landscape Architects, Real Estate Companies, Structural Engineers, Supervisors, Town Planners and Urban Designers & Other Technical Personnel mandatory shall be in accordance with the rules as prescribed.

            Architects shall be required to be registered with the Council of Architecture as required under the Architects Act, 1972.

            The engaging of the services of a licensed developer/builder shall be mandatory for Apartment Buildings, Group Housing, all types of Group Development Schemes, all High-Rise Buildings and all Commercial Complexes.

            Developments  undertaken  for  construction  of  individual  residential  houses,

educational/institutional/industrial buildings and developments undertaken by public agencies are exempted from the above condition.

            Any developer/builder undertaking development or any firm doing property business in any Local Authority/Urban Development Authority Area or soliciting property sale/transactions or advertising as such in case of above, shall necessarily mention the details of its licence number, licence number of the licensed developer to whom the approval is given by the said Local Authority/Urban Development Authority, together with the permit number and its validity for information and verification of public/prospective buyers.

            Absence of the above or suppressing of the above facts or in the case of other licenses and other technical personnel who violate the conditions would invite penal action including debarring of the real estate firm/development firm/company from practice in the local authority area for 5 years besides prosecution under the relevant laws/code of conduct by the Sanctioning Authority.

            Any licensed developer/builder/other technical personnel who undertake construction in violation of the sanctioned plans shall be black-listed and this would entail cancellation of their licence besides being prosecuted under the relevant laws/code of conduct.




Standard space requirements of various parts of a building of all types including high rise buildings:

Space requirement for different parts of building of different sizes:


            Main Building: The plinth or any part of a building or outhouse shall be so located with respect to highest road level from site so that adequate drainage of the site is assured. The height of the plinth shall be not less than 450mm from surrounding ground level.

            Interior Courtyards, Covered Parking Spaces and Garages: Every interior court yard shall be raised at least 150mm above the determining ground level and shall be satisfactorily drained either by gravity or by mechanical means.

            Minimum Size, Width and Height of different components of residential premises shall be as given in the Table below.


Minimum Size, Width and Height of different components of residential premises


Components of Building

Minimum Requirement for a Dwelling Unit up to 50sq.m

Minimum Requirement for a Dwelling Unit above 50sq.m

Area (sq.m)

Width (m)

Height (m)

Area (sq.m)

Width (m)

Height (m)



































Kitchen with Dining area
























Combined Bath & WC








Door  ways (Habitable rooms)








Kitchen, Bath, WC)

















Two-wheeler garage: 1 x 2 m




11 Store room Area and width of the store has no restriction, however Minimum Height has to be 2.20mt. If the area of the store is 9.5sqm and above, the light and ventilation clause shall also apply.
12 Projections Permitted within the plot boundary, up to 0.75 m width. No portions of any projection whatsoever shall project outside the plot boundary.     


Provided that the minimum clear head way under any beam shall not be less than 2.4 m.

            Maximum permissible height for building component mentioned above is 4.8m. However if the architect desires that more height of any building component is necessary for the functional design even to the extent of double height (to be counted twice in FAR) in the project, the same may be permitted subject to the overall permissible height of building/structure.

            In case of group housing all open spaces provided either in interior or exterior shall be kept free from any erections thereon and shall open to the sky. Nothing except cornice, chhajja or weather shade (not more than 0.75m wide) shall overhang or project over the said open space so as to reduce the width to less than minimum required. Such projections shall not be allowed at height less than 2.2m from the corresponding finished floor level.

Architectural features and landscape:

Architectural features like pergolas, free standing walls, trellis, on-permanent gazebos, fountains, statues, pedestal, louvers, fins, jalis, sunshade etc. in permissible building envelope area, which shall not be counted in FAR and Ground Coverage.

Minimum Size and Width of different components of Non-residential premises

The minimum area for office room/shop or any other space to be used as workspace shall not be less than 6.0sq.m and with a minimum width of 2.1m.

Splay at road junctions, including ‘Y’ junctions:

Splay required at road junctions is given in the Table below. The area of splay would be deemed to form part of the road junction.


Splay required at road junctions


Road Width (in m)

Splay / Offset (in m)


                         Less than 12

3 x 3


Above 12 up to 24

4.5 x 4.5


Above 24

6 x 6

Requirements of Parts of Buildings


            No balcony or corridor shall be permitted projecting within the mandatory open spaces/setbacks in case of non-high rise buildings. These if provided shall be set back as per the minimum mandatory open spaces and the setbacks shall be clear from the edge of the balcony or corridor.

            In case of high rise buildings, the balcony projection of up to 2m may be allowed projecting on to the open spaces for upper floors from 6m height from the corresponding finished floor level onwards.


The construction of the basement may be allowed in accordance with the land use and other provisions specified under the Master Plan/Zonal Plan/Zoning Regulations/Building Rules. The basement shall have the following requirement:

            Basements are allowed for plots 750sq.m and above only.

            Every basement shall be in every part at least 2.4m in height from the floor to underside of the roof slab or ceiling.

            The minimum height of the ceiling of any basement shall be 0.9m and the maximum height shall be 1.2m above the highest adjacent road level.

            Basement shall be with a setback of at least 1.5m in the sites of extent of up to 1000sq.m, 2m in the sites of extent of more than 1000sq.m and up to 2000sq.m, and 3m in the sites of extent of more than 2000sq.m from the property line. In case of more than one basement, 0.5m additional setback for every additional basement floor shall be insisted.

            Each basement shall be separately ventilated. Vents with cross-sectional area (aggregate) not less than 2.5 percent of the floor area spread evenly round the perimeter of the basement shall be provided in the form of grills or breakable stall board lights or pavement lights or by way of shafts. Any deficiency may be met by providing adequate mechanical ventilation in the form of blowers, exhaust fans, air-conditioning systems, etc.

            Alternatively, a system of air inlets shall be provided at basement floor level and smoke outlets at basement ceiling level.

            Adequate arrangement shall be made such that surface drainage does not enter the basement.

            The walls and floors of the basement shall be watertight and be so designed that the effect of the surrounding soil and moisture, if any, are taken into account in design and adequate damp proofing treatment is given.

            The access to the basement shall be either from the main or alternate staircase providing access to the building. When the staircase is continuous in the case of buildings served by more than one staircase, the same shall be of enclosed type serving as a fire separation from the basement floor and higher floors and having fire resistance rating [of not less than two hours]/as given in Tables 1 to 18 of Part IV of the NBC 2005.

            In case a lift is provided in a building (including residential buildings) the same may also serve the basement area.

            The exit requirements shall conform to the provisions of ‘Fire and Life safety’.

            Basement floor shall be used only for parking and not for any habitation purpose. Parking can be permitted in one or more levels (multi-levels). In case of basement being used as parking only, the travel distance shall be 45m.

            Parking in basement can also be permitted by means of a car lift. Wherever Mechanical system and car lifts are proposed enabling two tier parking, the required parking is computed accordingly.

            Common and Continuous basement parking floors between adjoining buildings would be allowed depending upon structural safety aspects, mutual agreement between owners, etc.

            Only in case of High Rise Buildings, up to 10% of basement may be utilised for utilities and non-habitation purpose like A/C Plant room, Generator room, Sewerage Treatment Plant (STP), Electrical installations, Laundry, etc. This is allowed only after fulfilling the required parking spaces.

            Building services such as electrical sub-stations, boiler rooms in basements shall comply with the provisions of the Indian Electricity Act/Rules. Boiler room shall be provided at the first basement along the periphery wall with fire resistance rating as given in Tables 1 to 18 of Part IV of the NBC 2005 or shall be separated with the blast wall.

            Stall board and pavement lights should be in positions easily accessible to the fire brigade and clearly marked ‘SMOKE OUTLET’ or ‘AIR INLET’ with an indication of area served at or near the opening.

            In multi-story basements, intake ducts may serve all basement levels, but each basement level and basement compartment shall have separate smoke outlet duct or ducts. Ducts so provided shall have the same fire resistance rating as the compartment itself. Fire rating may be taken as the required smoke extraction time for smoke extraction ducts.

            Mechanical extractors for smoke venting system from lower basement levels shall also be provided. The system shall be of such design as to operate on actuation of heat/smoke sensitive detectors or sprinklers, if installed, and shall have a considerably superior performance compared to the standard units. It shall also have an arrangement to start it manually.

            Mechanical extractors shall have an internal locking arrangement, so that extractors shall continue to operate and supply fans for HVAC shall stop automatically with the actuation of fire detectors.

            Mechanical extractors shall be designated to permit 30 air changes per hour in case of fire or distress call. However, for normal operation, air changes schedule shall be as given in Part 8, Building Services, Section 3, Air-conditioning, Heating and Mechanical Ventilation of National Building Code, 2005.

            Mechanical extractors shall have an alternative source of supply.

            Ventilating ducts shall be integrated with the structure and made out of brick masonry or reinforced cement concrete and when this duct crosses the transformer area or electrical switchboard, fire dampers shall be provided.

            If cutouts are provided from basements to the upper floors or to the atmosphere, all sides cutout openings in the basements shall be protected by sprinkler head at close spacing so as to form a water curtain in the event of a fire.

            The basement shall be partitioned and in no case compartment shall be more than 500sq.m and less than 50sq.m area except parking. Each compartment shall have ventilation standards as laid down in the rules separately and independently. The partition shall be made in consultation with APSDR&FSD.

            It is essential to make provisions for drainage of any such water on all floors to prevent or minimize water damage of the contents. The drain pipes should be

provided on the external wall for drainage of water from all floors. On large area floors, several such pipes may be necessary which should be spaced 30m apart. Care shall be taken to ensure that the construction of the drain pipe does not allow spread fire / smoke from floor to floor.

            The staircase shall be situated at the periphery of the basement to be entered at ground level only, from outside open air.

            The staircase shall communicate with basement through a lobby with self-closing doors with fire resistance rating as per relevant NBC code mentioned above.

Bathroom and W.C:

Every bathroom or water closet shall

            be so situated that at least one of its walls shall open to external air.

            unless mechanically ventilated, it shall have a minimum opening in the form of window or ventilation opening to a shaft or open space, of area not less than 0.3sq.m with side not less than 0.3m.

            have the platform or seat made of watertight non-absorbent material.

            no room containing water closets shall be used for any purpose except as a lavatory.

            every water closet and/or a set of urinals shall have flushing cistern of adequate capacity attached to it.

            toilets / W.C. / Urinals are permitted within the building envelop in stilts area and basement or at ground level with subject to appropriate natural / artificial ventilation, drainage and sanitation provided the maximum size doesn’t exceed 3sq.m.

            shall not open directly into any kitchen or cooking space by a door, window or other opening.

            every room containing WC shall have a door completely closing the entrance to it.

    not be directly over or under any room other than another water-closet, washing place, bath or terrace, unless it has water-tight floor.

            all the sewage outlets shall be connected to the municipal sewerage system. Where no such system exists, a septic tank shall be provided within the plot conforming to the requirements.

            be provided with an impervious floor covering, sloping towards the drain with a suitable grade and not towards veranda or any other room.

            Be enclosed by walls or partitions and the surface of every such wall or partition shall be finished with a smooth impervious material to a height of not less than 1m above the floor of such room.

Boundary wall height:

Wherever applicable, the following norms shall apply.

            Front wall: 1.2m from highest adjacent road level to be solid (stone/brick/ masonry etc.).

            And above 1.2m and up to 2.0m it should be perforated (stone jali/iron grills/vegetation) to maintain visual continuity.

            Side walls and back wall: 2.4m from ground level to be solid (stone/brick/ masonry etc.).

            In case of corner buildings the height of boundary wall shall be restricted to 0.75m for length of 10m on the front and side of the inter-sections and the balance height of 0.75m if required may be constructed with the perforated stone jali/iron grills/vegetation) to maintain visual continuity.

            The above provisions are not applicable to the boundary walls of jails.

            In Industrial buildings of workshops and factories, electric sub-stations, transformer stations, institutional buildings like sanitoria, hospitals and educational buildings like schools, colleges, including hostels, and other public utility undertakings and strategically sensitive buildings a height up to 2.4m may be permitted.


Canopy to be provided within the building envelope or in setback subject to setback conditions but inside plot line, however over the entrance in the front setback should not be more than 3m and inside setbacks may be up to the plot boundary or maximum 3m, whichever is less. Canopy can be at the structural floor level.


Every doorway shall open into an enclosed stairway, a horizontal exit, on a corridor or passageway providing continuous and protected means of egress.

            No exit doorways shall be less than lm in width and in case of hospital and ward block it shall be 1.5m.

            Doorways for bathrooms, water closet, stores etc. shall be not less than 0.75m wide.

            Doorways shall not be less than 200cm in case of assembly buildings.

            Doorways shall be not less than 2m in height.

            Exit doorways shall open outwards, that is away from the room but shall not obstruct the travel along any exit. No door when opened shall reduce the required width of stairway or landing to less than 0.9m. Overhead or sliding door shall not be installed.

            Exit door shall not open immediately upon a flight of stairs. A landing equal to at least, the width of the door shall be provided in the stairway at each doorway. Level of landings shall be the same as that of the floor, which it serves.

            Exit doorways shall be openable from the side, which they serve without the use of a key.

            Revolving doors shall not be provided as a means of fire exit..

            Mirrors shall not be placed in exit ways or exit doors to avoid confusion regarding the direction of exit.

Exit requirements:

The following general requirement shall apply to exits:

            Every building meant for human occupancy shall be provided with exits sufficient to permit safe escape of occupants in case of fire or other emergency.

            In every building exit shall comply with the minimum requirement of this part, except those not accessible for general public use.

            All exists shall be free of obstructions.

            No buildings shall be altered so as to reduce the number, width or portion of exits to less than required.

            Exits shall be clearly visible and the routes to reach exits shall be clearly marked and signs posted to guide the occupants of floor concerned.

            All exit ways shall be properly illuminated.

            Firefighting equipment where provided along exits shall be suitably located and clearly marked but must not obstruct the exit way and there should be clear indication about its location from either side of the exit way.

            Alarm devices shall be installed to ensure prompt evacuation of the occupants concerned through the exits, wherever required.

            All exits shall provide continuous means of egress to the exterior of a building or to an exterior open space leading to a street.

            Exits shall be so arranged that they may be reached without passing through another occupied unit, except in the case of residential buildings.

Arrangement of Exits:

Exits in non-sprinkled buildings shall be so located so that the travel distance on the floor shall not exceed 22.50m for residential, educational, institutional and hazardous occupancies and 30.0m for assembly, business, mercantile, industrial and storage occupancies.

Whenever more than one exit is required for a floor of a building they shall be placed as remote from each other as possible.

All the exits shall be accessible from the entire floor area at all floor levels.

In case of sprinkled building the travel distance shall be increased by 1.5 times the mandatory distance.

The travel distance to an exit from the remote point shall not exceed half the distance as stated above except in the case of institutional occupancy in which case it shall not exceed 6.0m.

 Capacity of Exits:

The capacity of exits (staircase, ramps and doorways) indicating the number of which persons could be safely evacuated through a unit exit width of 50cm shall be as given in the Table below.


Number of Occupants per unit Exit width



Number of occupants





























 Number and Size of Exits

 The requisite number and size of various exits shall be provided, based on the occupants in each room and floor based on the occupant load, capacity of exits, travel distance and height of buildings.

 At least one primary entrance to each building shall be usable by individuals in wheelchairs and shall be indicated by a sign.

 At least one entrance usable by individuals in wheel chairs shall be on a level that would make the elevators accessible.

 Types of Exits

 Exits shall be either horizontal or vertical type.

 An exit may be doorway, corridor and passage to an internal staircase or external staircase, ramp or to a verandah and/or terraces that have access to the street or to roof of a building.

An exit may also include horizontal exit leading to an adjoining building at the same level.

            Lifts/ escalators and revolving doors shall not be considered as exits.

Staircase Requirements

            For buildings such as assembly, business, education, hazardous, industrial, institutional, Mercantile Building, High Rise Building, Multi-Level Car Parking Building, Office Building (premises), Special Building, Storage Buildings and Wholesale Establishment, there shall be minimum of two staircases and one of them may be enclosed stairway and the other shall be on the external walls of building and shall open directly to the exterior, interior open space or to any open place of safety.

            Single staircase may be considered for Non-high-rise residential, educational, business or group housing society where floor area does not exceed 500 sq. m. and height of the building does not exceed 18m (including Stilt Floor) and other requirements of occupant load travel distance and width of staircase shall meet the requirement.


            Interior stairs shall be constructed of non-combustible material throughout.

            Interior stairs shall be constructed as a self-contained unit with at least one side adjacent to an external wall and shall be completely enclosed unless mechanically ventilated.

            A staircase shall not be arranged round a lift shaft for buildings above 15.0m (18m with stilts) height. The staircase location shall be to the satisfaction of department of Fire Services.

            Hollow combustible construction shall not be permitted.

            The minimum width of internal staircase shall be as given in Minimum Width Provisions for Stairways [Sub-rule (14)].

            The minimum width of treads without nosing shall be 25cm for an internal staircase for residential buildings. In the case of other buildings, the minimum tread shall be 30cm. The treads shall be constructed and maintained in a manner to prevent slipping. Winders shall be allowed in residential buildings provided they are not at the head of a downward flight.

            The maximum height of riser shall be 19cm in the case of residential buildings and 15cm in the case of other buildings and these shall be limited to 12 per flight.

            Handrails shall be provided with a minimum height of 90cm from the centre of the tread.

            The minimum headroom in a passage under the landing of a staircase and under the staircase shall be 2.2 m.

            For building more than 24m in height, access to main staircase shall be through a lobby created by double door of half an hour fire rating. One of the doors will be fixed in the wall of the staircase and other after the lobby.

           No living space, store or other fire risk shall open directly into the staircase or staircases.

            External exit door of staircase enclosure at ground level shall open directly to the open spaces or can be reached without passing through any door other than a door provided to form a draught lobby.

            The main staircase and fire escape staircase shall be continuous from ground floor to the terrace level.

            No electrical shafts/AC ducts or gas pipe etc. shall pass through the staircase.

            Lift shall not open in staircase landing.

            No combustible material shall be used for decoration/wall paneling in the staircase.

            Beams/columns and other building features shall not reduce the head room/width of the staircase.

            The exit sign with arrow indicating the way to the escape route shall be provided at a suitable height from the floor level on the wall and shall be illuminated by electric light or glow sign or florescent connected to corridor circuits. All exit way marking sign should be flush with the wall and so designed that no mechanical damage shall occur to them due to moving of furniture or other heavy equipment’s. Further all landings of floor shall have floor-indicating boards indicating the number of floor as per Building Rules. The floor indication board shall be placed on the wall immediately facing the flight of stairs and nearest to the landing. It shall be of size not less than 0.2m. x 0.5m.

            Individual floors shall be prominently indicated on the wall facing the staircase.

            In case of single staircase it shall terminate at the ground floor level and the access to the basement shall be by a separate staircase. However, the second staircase may lead to basement levels provided the same is separated at ground level either by ventilated lobby with discharge points at two different ends through enclosures.

            Any staircase made for use of Fire escape which will be open to sky (can be covered from top but sides to be open) will not be considered under FAR calculation.

            Fire Escape Staircases

            Fire escape shall not be taken into account while calculating the number of staircases for a building.

            All fire escapes shall be directly connected to the ground.

            Entrance to the fire escape shall be separate and remote from internal staircase.

            The route to fire escape shall be free of obstructions at all times except the doorway leading to the fire escape which shall have the required fire resistance.

            Fire escape shall be constructed of non-combustible materials.

            Fire escape stairs shall have straight flight not less than 125cm wide with 25cm treads and risers not more than 19cm and the number of risers shall be limited to 16 per flight.

            Handrails shall be at a height not less than 100cm.

            Fire escape staircase in the mercantile, business, assembly, hotel buildings above 24m height shall be a fire tower and in such a case width of the same shall not be less than the width of the main staircase. No combustible material shall be allowed in the fire tower.

            Spiral Stairs (fire escape)

            The use of spiral staircase shall be limited to low occupant load and to a building height of 9m.

            A spiral stairs shall not be less than 150cm in diameter and shall be designed to give the adequate headroom.

Minimum Width Provisions for Stairways

The following minimum width provisions shall be made for each stairway:



Minimum Width Provisions for Stairways


Type of Building

Minimum width for each stairway (m)





Residential Non High Rise Buildings



Other Residential Buildings e.g. Apartments, Hostels, Group Housing, Guest Houses, etc.



Educational Buildings like Schools, Colleges



All other buildings including Hotels, Nursing Homes etc.



Institutional Buildings like Hospitals etc.



Assembly Buildings like Auditoria, Theatres and Cinemas


            Minimum Width Provisions for Passageway/Corridors

The following minimum width provisions shall be made for each passage way/corridor:



Minimum Width Provisions for Passageway/Corridors


Type of Building

Minimum width (m)





Individual Residential buildings



Other Residential Buildings e.g. Hostels, Group Housing, etc.



All Other Buildings including Hotels



Assembly Buildings like Auditoria, Theatres and Cinemas



Hospital, Nursing Homes, etc.




for applicability in all other building types refer




Ramps & Gradients


 Ramps shall not be allowed in the mandatory setbacks including building line, however ramps may be permitted in the side and rear setbacks after leaving minimum 7m of setback for movement of the fire-fighting vehicles.

 The ramps to basement and parking floors shall be with at least two ramps each with a minimum of 3.6m wide or one ramp with a minimum of 5.4m wide, provided with gradient of 1:8 for cars and 1:15 for heavy vehicles. At curved portions of the ramp the slope should not be more than 1:12.

 The minimum width of the ramps in Nursing Homes, Hospitals shall be 2.4m for stretcher and not for vehicular movement and in the basement using car parking shall be 6.0m. At each floor one of the exit facilities shall be a ramp of not less than 2.4m in width. In this case the handrails shall be provided on both sides of the ramp.

The maximum gradient of a ramp approach intended for the Differently Abled persons shall not exceed 1 in 10 and shall be finished with approved non-slippery materials. The minimum width of the ramp shall be 1.2m and provided with handrails of height not less than 80cm.

Every part of a building within a floor shall be accessible by a wheel chair and in case of level difference between parts they shall be connected by ramp/slope ways with minimum specifications as above.

All structural design / safety aspects as per latest BIS Codes and NBC shall be complied along with consideration of weight of Fire Engine and its maneuverings.

Ramps shall lead directly to outside open space at ground level or courtyards or safe place.

For building above 24.0m in height, access to ramps from any floor of the building shall be through smoke fire check door.

For additional conditions, Sub-rule (16)-Ramps of Rule 6 - Requirement of Parts of Buildings of Chapter – IV-General Space Requirements & Services shall also be followed.

Ramps with Gradients: Where ramps with gradients are necessary or desired, they shall conform to the following requirements:

            A ramp when provided should not have a slope greater than 1 in 20 or maximum of 1 in 12 for short distance up to 9000mm.

            A ramp shall have handrails on at least one side, and preferably two sides, that are 900mm high, measured from the surface of the ramp, that are smooth, and that extend 300mm beyond the top and bottom of the ramp. Where major traffic is predominantly children, the handrails should be placed 760 mm high.


            Where handrails are specified to be of heights other than 80 cm, it is recommended that two sets of handrails be installed to serve all people. Where major traffic is predominantly children, particularly physically disabled children, extra care should be exercised in the placement of handrails, in accordance with the nature of the facility and the age group or groups being serviced

            Care should be taken that the extension of the handrails is not in itself a hazard. Extension up to 300mm may be made on the side of a continuing wall.

            A ramp shall have a surface that is non-slip surface and if length is 3500mm, the minimum width shall be 1500mm greatly assists the challenged persons with semi-ambulatory and ambulatory disabilities.

            Each ramp shall have at least 1800mm of straight clearance at the bottom.

            Ramps shall have level platforms at 10m to 12m intervals for purposes of rest and safety, and shall have platforms minimum 1.5m length wherever they turn.

            A ramp shall have a level platform at the top which is at least 1800 mm long, if a door swings out onto the platform or toward the ramp. This platform shall extend at least 300mm beyond each side of the doorway.

            For visually impaired people, ramps may be colour contrasted with landing.

            To minimize rise to wheelchair users, ramps should be equipped with herbs approximately 50mm high at exposed sides.

Lifts and Escalators

Provision of Lifts

            It shall be made mandatorily for all buildings which are 15m and above (without stilts) /18m and above (with stilts) in height.

            For buildings less than 15m (without stilts)/18m (with stilts) the provision of lift is on the discretion of the owners in order to facilitate movement of elderly people.

            All the floors including basement and terrace shall be accessible for 24hours by the lifts.

            The lifts provided in the buildings shall not be considered as a means of escape in case of emergency.

            The lift machine room shall be separate and no other machinery shall be installed in it.

            Grounding switch at ground floor level to enable the fire service to ground the lift car in case of emergency shall also be provided.       

Lifts in residential buildings

For all residential buildings with height 15m (without stilts) or 18m (with stilts), opening of lift may be allowed in the staircase landing, provided the landing is 1.5m wide and it does not obstruct movement in general and in emergency.

Note:  For  applicability  in  all  other  buildings,  refer  “Lifts”  in  CHAPTER-IX-2



Escalators may be permitted in addition to required lifts. Such escalators may be permitted in atrium area in shopping malls/public buildings.


Every room to be used as a kitchen shall have

            Unless separately provided in a pantry, means for washing of kitchen utensils, which shall lead directly or through a sink to a grated and trapped connection to the waste pipe.

            An impermeable floor;

            At least a window not less than 1sq. m. or one tenth of the floor area whichever is more in area open directly to an interior or exterior open space, but not into a shaft (unless mechanically ventilated) and;

            Refuse Chutes in residential building of above 15m (without stilts)/ above 18m (with stilts) in height.

Loft / Ledge or Tand

            Lofts shall be permitted in residential buildings and shops only.

            It shall not interfere with the ventilation of the room under any circumstances.

            Area of such loft shall be restricted to 25% of the covered area of respective floor.

            Maximum height between loft and ceiling shall be 1.5m.

            The clear height below the loft shall be 2.2m.

Means of Access:

            No building shall be constructed as to deprive any other building of its means of access.

            Every person who erects a building shall not any time erect or cause or permit to erect or re-erect any building which in any way encroaches upon or diminishes the area set apart as means access.

            Means of access shall be as per the approved layout plan and simultaneously in accordance with the fire and life safety regulations.

            Main entrance to the premises shall be of adequate width to allow easy access to the fire tender and in no case it shall measure less than 6m. The entrance gate shall fold back against the compound wall of the premises, thus leaving the exterior access way within the plot free for movement of the fire service vehicles. If archway is provided over the main entrance the height of the archway shall not be of less than 5m in height.

            The Minimum Abutting Existing Road Width Required for various types of building activities shall be as given in these Rules. (Vide Chapter-VII-Requirement of Approach Road for Building Sites/Plots)

Mezzanine floor:

            Mezzanine floor where provided is to be counted in FAR.

            Minimum clear height shall not be less than 2.2m and not more than 2.7m.

            If used as a living room shall not be less than 9.5sq. m.

            Aggregate area of mezzanine floor in a building shall in no case exceed one-third the plinth area of the building.

            Shall not be used as a kitchen.

            Shall not be sub-divided into smaller compartments.

            Shall not interfere with the ventilation of the space over and under it.

            In no case shall a mezzanine floor be closed so as to make it liable to be converted into unventilated compartments.

Provision of exterior open spaces and height limitation around the building

The dimensions of exterior open spaces (setbacks) and heights for Non-High Rise and High Rise Buildings shall be provided as given separately in these Rules respectively for such buildings.

Exterior open spaces

            For all buildings including High-rise buildings, the open spaces/setbacks, covered area, FAR if any shall be as per Master Plan/Zonal Plan requirements and as per these Rules.

            Every room that is intended for human habitation shall abut on an interior or exterior open space or on to a verandah open to such interior or exterior open space.

            In case of High-rise buildings, the exterior open spaces around a building shall be of green or hard surface capable to taking the load of fire engine weighing up to 45tonnes.

            In case, kitchen and toilets do not abut either interior or exterior open spaces, mechanical ventilation would be provided.

            Up to 25% of the total setback area can be sunk for light, ventilation and access to basement, provided fire tender movement is not hindered.

Height Limit

            If a building abuts on two or more streets of different width, the building shall be deemed to face upon the street that has the greater width and the height of the building shall be regulated by the width of that street. Height shall however, not exceed the maximum height as provided in the Master Plan/Zoning Development Plan/Zoning Regulations/these Rules.

            For buildings in the vicinity of the aerodromes, the maximum height of such buildings shall be subject to clearance from the Airport Authority of India.

Height Exemptions

The following appurtenant structures shall not be included in the height of building covered under Building Rules.

            1)  Roof tanks and their supports not exceeding 1.5m in height.

            2) Ventilating, air conditioning and lift rooms and similar service equipment.

            3 ) Stair covered with Mumty not exceeding 3.00m in height.

            4) Chimneys and parapet wall not exceeding 1.50m.

Interior Open Space for Light and Ventilation

            The whole or part of one side of one or more rooms intended for human habitation and not abutting on either the front, rear or side open spaces shall abut on an interior open space or an internal courtyard or chowk, whose minimum dimensions shall not be less than 9sq.m with no side shall be less than 2m for buildings up to 15m in height (excluding Stilt Floor).

            For buildings with above 15m in height (excluding Stilt Floor), the minimum dimensions of the internal courtyard shall be with an area of not less than 25sq. m and no side shall be less than 3m in width.

            All such court yards / ducts may be allowed above stilt floor.

            Sunken Courtyard: Sunken courtyard up to 3m in depth from the ground level as ‘light well’ within building envelop shall be permitted for light and ventilation for basement area.

            Skylight: Skylight in interior open space (courtyard) may be permitted subject to it may not act as a coverage space on the ground floor and not violate the maximum/minimum ground coverage rules.

Lighting and ventilation of rooms

            All habitable rooms shall have for the admission of light and air, one or more apertures, such as window, glazed door and fan lights, opening directly to the external air or into an open verandah not more than 2.4m in width.

            Where the lighting and ventilation requirements are not met through day lighting and natural ventilation, the same shall be ensured through artificial lighting and mechanical ventilation as given in Part-VII Building Services Section-1 - Lighting and Ventilation of National Building Code of India.

            Notwithstanding the above, the minimum aggregate area of openings of habitable rooms and kitchens excluding doors shall not be less than 1/10 of the floor area.

            No portion of a room shall be assumed to be lighted if it is more than 7.50m from the opening assumed for lighting that portion.

Ventilation Shaft for water closets and bathrooms

For ventilating the spaces for water closets and bathrooms, if not opening on the front side, rear and interior open spaces, shall open on the ventilation shaft, the size, of which shall not be less than the values given below. However, it is not mandatory in case of buildings where mechanical ventilation is available.


TABLE - 10

     Size of Ventilation Shaft     


Building Height (m)

Size of ventilation shaft (sq. m)

Minimum size of shaft            (m)






Up to 10




Up to 12




Up to 18




Up to 24




Above 24




Joint Open Air Space

            Every interior or exterior or air space, unless the latter is a street, shall be maintained for the benefit of such building exclusively and shall be entirely within the owner's own premises.

            If such interior or exterior open air space is intended to be used for the benefit of more than one building belonging to the same owner; then the width of such open air space shall be the one specified for the tallest building as specified in building rules, abutting on such open air space.

Restrictions on Projections in Mandatory Open Spaces

The following are the Restrictions on Projections in the mandatory open spaces / setbacks / interior open spaces:

            Every interior or exterior open space shall be kept free from any erection thereon and shall be open to the sky. Nothing except Cornice, Chajjas/weather shades only of width not exceeding 75cm shall be allowed in the mandatory setbacks. Such projections shall not be allowed at a height less than 2.20m from the corresponding finished floor level.

            No balcony projections or corridor shall be permitted projecting within the mandatory open spaces/setbacks in case of non-high rise buildings. These, if provided for, shall be set back as per the minimum mandatory open spaces and the setbacks shall be clear from the edge of the balcony or corridor. However, a Portico or Canopy without access to the top may be considered in the front open space.

            Pergola shall be permitted in a residential building if constructed in the exterior open spaces within setback or terrace. Such pergola shall not exceed 10% of ground coverage. Such pergolas shall have a minimum clear height of 2.2 m.

            In case of Individual Residential Building in plots more than 300sq.m:

            In the front setback only a security guard booth of 2sq.m is allowed.

            In the rear and side open spaces Septic tank, well, parking sheds, generator room may be allowed.

            A setback of at least 1m from the property or boundary line of the plot shall be provided for these structures.

            The height of these accessory buildings shall not be more than 2.5m and shall not occupy more than 1/4th of the plot width. These shall be so located that they do not hinder the fire safety measures and operations.

Not to include in FAR calculations

            Machine room for lift on top floor as required for the lift machine installation. Note: The shaft provided for lift shall be taken for FAR calculations only on one floor.

            Mumty over staircase on top floor.

            Watch and ward cabins of area not more than 4.5sqm at the entry point.

            Entrance porches/canopies in high rise buildings.

            All pergolas at any level.

            Architectural feature on ground or any other floor including rooftops.

            Sky bridges or intermittent floors as relief in high rise buildings having landscape areas jogging tracks, swimming pools and other public spaces. Swimming pool and related amenities at roof tops and on sky bridges.

            Rockery, well and well structures, plant nursery, water pool, swimming pool (if uncovered), platform round a tree, tank, fountain, bench, chabutara with open top and / or unenclosed sides by walls, open ramps, compound wall, gate, slide swing door, uncovered staircase (uncovered and unclosed on three sides except for a 0.90 m high railing/wall, overhead water tank on top of building/open shafts, cooling towers as per fire norms. Fire tender movement shall be unhindered.


            Parapet walls and handrails provided on the edges of roof terrace, balcony, verandah etc. should not be less than 1.0 m and more than 1.5 m in height.

            The above condition shall not apply where roof terrace is not accessible by a staircase.

            However on terrace floor in the portion where installations like DG Set, Water Tank and other, screening parapet of a suitable height may be constructed to hide such equipment etc. and there is no need to have uniformly increased height of the parapet.

Parking Spaces

            The parking spaces should be efficiently designed and clearly marked and provided with adequate access, aisle, drives and ramps required for maneuvering of vehicles.

            The parking spaces may be provided in

            Basements or cellars (one or more) / multi-level (allowed for plots 750sq.m and above only) or

            Stilt floor or in upper floors (at any level) or

            The Open space over and above the setbacks i.e. after leaving the setbacks to be left around the building with adequate vehicular access, aisle, drives, ramps required for maneuvering of vehicles, or

            Common pool parking area (in the case of Group Housing Scheme / Cluster Housing / Row Housing Schemes).

            Any of the above or all the above or combination of the above.

            Wherever Mechanical system and car lifts are proposed enabling two tier parking, the required parking is computed accordingly.

            In respect of Apartment Complexes / Building / Block of residential nature, in sites up to 750sq.m the Parking requirement shall be deemed to be met if the entire stilt floor is left for parking.

            Common and Continuous basement parking floors between adjoining buildings would be allowed depending upon structural safety aspects, mutual agreement between owners, etc.

            In the Stilt floor a watchman room and 2 toilets (W.C), with maximum built up area of 25sq.m may be allowed. Such space shall not be disposed and shall be part of common facility of the complex. For the sites above 750sq.m area such use is permitted subject to fulfillment of parking requirement as per the above Table (Parking Area to be provided in all Buildings).

            For parking spaces in basements and upper floors, at least two ramps of minimum 3.6m width or one ramp of minimum 5.4m width and adequate slope 1 in 8 shall be provided. Such ramps shall not be allowed in mandatory setbacks including building line, however they may be permitted in the side and rear setbacks after leaving minimum 7m of setback for movement of fire-fighting vehicles. Access to these may also be accomplished through provisions of mechanical lifts.

            The minimum width of the drive way shall be 4.5m.

            In case where the permissible set back is less than 4.6m the pillars position in stilt floor shall be so designed that there shall be clear space of 3.6m (excluding Greenery) is available for movement of vehicles.

            Visitors’ parking shall be provided with minimum 10% of the parking area mentioned in the above Table (Parking Area to be provided in all Buildings) and may be accommodated in the mandatory setbacks other than front setback where ever such setbacks are more than 6m (excluding green strip). However this is not permissible in case of transfer of setback. The Visitors’ Parking facility shall be open to all visitors which shall be properly demarcated on ground.

            Misuse of the area specified for parking of vehicles for any other use shall be summarily demolished / removed by the Enforcement Authority.

            The Parking Area shall be provided as given in Table below.

TABLE - 11

Parking Area to be provided in All Buildings                                                

Sl .No

Category of building/activity

Parking area to be provided as percentage of total built up area


Municipal Corporations 

& Selection Grade, Special Grade Municipalities

First Grade, Second Grade Municipalities, Nagar Panchayats and Gram Panchayats in Master Plan areas and in Development Authority Areas










Information Technology Enabling Services Complexes, Shopping Malls (above 4000sq. m),




Business buildings, Cinema halls, Hotels, Kalyana Mandapams, Lodges, Offices, Other Commercial buildings, Restaurants & High-Rise Buildings /Complexes of Non Residential Category




Colleges, Godowns, Hospitals, Industrial Buildings, Institutional buildings, Residential Apartment Complexes, Schools, Educational Buildings & Other Buildings.





Structural Design and Safety

            For any building under the jurisdiction of these Rules structural design/retrofitting shall only be carried out by qualified Structural Engineer.

            Proof checking of various designs/reports shall be carried out by the Sanctioning Authority or an Agency authorized by the Sanctioning Authority as per  Table - 12 wherever applicable.

            The Sanctioning Authority may consider to grant exemption for submission of working drawing, structural drawing and soil investigation report in case

            The height of the building is less than 10m (excluding Stilt floor).

            It is satisfied that in the area where the proposed construction is to be taken, similar types of structure and soil investigation reports are already available on record.

            If the local site conditions do not require any soil testing or if a soil testing indicates that no special structural design is required.

            Structural Design Basis Report (Form No. 6) has to be submitted, duly filled in case of a small building of load bearing structure up to Ground + 2 floors.

            Additional provisions for natural hazard prone areas:

The structural design of foundations, elements of masonry, timber, plain concrete, reinforced concrete, pre-stressed concrete and structural steel shall conform to the provisions of Part 6:Structural Design of National Building Code of India (NBC), comprising –

Section–1 Loads, Forces and Effects

Section–2 Soils and Foundations

Section–3 Timber and Bamboo

Section–4 Masonry

Section–5 Concrete

Section–6 Steel

Section–7       Prefabrication Systems, Building and Mixed/Composite Construction

            The same shall be followed duly taking into consideration the Indian Standards as given below:

For General Structural Safety

IS: 456:2000 “Code of Practice for Plain and Reinforced Concrete".

IS: 800-2007 “Code of Practice for General Construction in Steel".

IS: 801-1975 “Code of Practice for Use of Cold Formal Light Gauge Steel Structural Members in General Building Construction".

IS: 875 (Part 2):1987 “Design loads (other than earthquake) for buildings and structures Part 2 Imposed Loads". [Occupant Load a building may be considered for Design Load].

IS: 875 (Part 3):1987 “Design loads (other than earthquake) for buildings and structures - Part 3 Wind Loads".

IS: 875 (Part 4):1987 “Design loads (other than earthquake) for buildings and structures- Part 4 Snow Loads".

IS: 875 (Part 5):1987 “Design loads (other than earthquake) for buildings and structures - Part 5 special loads and load combination".

IS: 883:1994 “Code of Practice for Design of Structural Timber in Building".

IS: 1904:1986 (R 2005) “Code of Practice for Structural Safety of Buildings: Foundation".

IS: 1905:1987 “Code of Practice for Structural Safety of Buildings: Masonry Walls".

IS: 2911(Part 1): Section 1: 2010 “Code of Practice for Design and Construction of Pile Foundation Section 1".

Part 1: Section 2 Bored Cast-in-situ Piles

Part 1: Section 3 Driven Precast Concrete Piles

Part 1: Section 4 Bored Precast Concrete Piles

Part 2: Timber Piles

Part 3: Under Reamed Piles

Part 4:  Load Test on Piles

For Cyclone/Wind Storm Protection

            IS: 875 (3):1987 "Code of Practice for Design Loads (other than Earthquake) for Buildings and Structures, Part 3, Wind Loads".

            Guidelines (Based on IS 875 (3)-1987) for improving the Cyclonic Resistance of Low rise houses and other building.

For Earthquake Protection

            IS: 1893 (Part 1)-2002 "Criteria for Earthquake Resistant Design of Structures (Fifth Revision)".

            IS:13920-1993 "Ductile Detailing of Reinforced Concrete Structures subjected to Seismic Forces - Code of Practice".

            IS:4326-2013 "Earthquake Resistant Design and Construction of Buildings - Code of Practice (Second Revision)".

            IS:13828-1993 "Improving Earthquake Resistance of Low Strength Masonry Buildings - Guidelines".

            IS:13827:1993 "Improving Earthquake Resistance of Earthen Buildings- Guidelines".

            IS:13935-2009 "Seismic Evaluation, Repair and Seismic Strengthening of Buildings - Guidelines”.

For Protection of Landslide Hazard

            IS: 14458 (Part 1): 1998 “Guidelines for retaining wall for hill area: Part 1 Selection of type of wall”.

            IS: 14458 (Part 2): 1997 “Guidelines for retaining wall for hill area: Part 2 Design of retaining/breast walls”.

            IS: 14458 (Part 3): 1998 “Guidelines for retaining wall for hill area: Part 3 Construction of dry stone walls”.

            IS: 14496 (Part 2): 1998 “Guidelines for preparation of landslide – Hazard zonation

maps in mountainous terrains: Part 2 Macro-zonation”.

Note: Where an Indian Standard or the National Building Code is referred, the latest revision of the same shall be followed except specific criteria, if any, mentioned above against that code.

Buildings with Soft Storey

            In case buildings with a flexible storeys, such as the ground storey consisting of open spaces for parking that is “Stilt buildings” or any other storey with open halls, special arrangements are to be made to increase the lateral strength and stiffness of the soft/open storey such as Steel bracing/Shear walls/Brick infills between columns.

            Dynamic analysis of building is to be carried out including the strength and stiffness effects of infills and inelastic deformations in the members, particularly, those in the soft storey, and the structural members are to be designed accordingly.

            Alternatively, the following design criteria are to be adopted after carrying out the earthquake analysis, neglecting the effect of infill walls in other storeys:

            The columns and beams of the soft storey shall be designed for 2.5 times the storey shears and moments, calculated under seismic loads specified in the other relevant clauses; or,

            Besides the columns designed and detailed for the calculated storey shears and moments, shear walls shall be placed symmetrically in both directions of the building as far away from the centre of the building as feasible; to be designed exclusively for 1.5 times the lateral storey shear force calculated as before.

            For details of design and provisions, IS 1893, Part 1 shall be referred.

Structural requirements of low income housing

Notwithstanding anything contained herein, for the structural safety and services for development of low income housing the relevant provisions of applicable IS: 8888 Part 1 shall be enforced along with Annex C of Part 3 NBC, 2005.

Seismic strengthening/retrofitting

Prior to seismic strengthening/retrofitting of any existing structure, evaluation of the existing structure as regards structural vulnerability in the specified wind/seismic hazard zone shall be carried out by a Structural Engineer. If as per the evaluation of the Structural Engineer the seismic resistance is assessed to be less than the specified minimum seismic resistance as given in the note below, action will be initiated to carry out the upgrading of the seismic resistance of the building as per applicable standard guidelines.


            For masonry buildings reference shall be made to IS 4326 and IS 13935.

            For concrete buildings and structures reference shall be made to IS15988: 2013 Seismic evaluation and strengthening of existing RCC buildings.

Structural Design Basis Report (SDBR)

            In compliance of the design with the above Indian Standard, the Structural Engineer will submit a structural design basis report in the Proforma covering the essential safety requirements specified in the Standard.

            The “Structural Design Basis Report (SDBR)”consists of four parts (FormNo.6, MHA Expert Committee Report)

Part 1: General Information/ Data

Part 2: Load Bearing Masonry Buildings

Part 3: Reinforced Concrete Buildings

Part 4: Steel Buildings

            Drawings and Documents to be submitted for approval of appropriate authorities shall include SDBR as detailed below:

Part 1: Completed

Part 2: (if applicable) – completed

Part 3: (if applicable)–undertaking that completed Part 3 will be submitted before commencement of construction.

Part 4: (if applicable)–undertaking that completed Part 4 will be submitted before commencement of construction.

SDBR as detailed below shall be submitted to the appropriate authority as soon as design of foundation is completed, but not later than one month prior to commencement of construction.

Part 1: Completed

Part-2, Part-3 or Part-4: (if applicable) Completed.

 Review of Structural Design

 The Authority shall create a Structural Design Review Panel (SDRP) consisting of Reputed Engineering Colleges whose task will be to review and certify the design prepared whenever referred by the Authority.

 The Reviewing Agency shall submit addendum to the certificate or a new certificate in case of subsequent changes in structural design.

 The Table below gives requirements of SDRP for different seismic zones namely III, IV and V and for structures of different complexities.

 In seismic Zone II, buildings & structures greater than 40m in height will require proof checking by SDRP as per detail at Sl. No.3 of the Table given below.

 It will be seen from the Table given below that there is a wide range of structure typology, and the requirement by the Authority for third party verification will depend on the type of structure.   


Type of Structure

Submission form SER or SDAR

To be Proof Checked






Load  Bearing  Buildings up to 10m


Structural Design Basis Report (SDBR)


Not to be checked


Buildings  up to 18m height (including

Stilt floor)

(R.C.C/Steel framed structure)


To be checked

Preliminary design

To be checked


Building greater  than 18m height

(including Stilt floor)

 (R.C.C/Steel framed structure)


To be checked

Preliminary design

To be checked

Detailed structural design and structural drawings

To be checked


Special Structures


To be checked

Preliminary design

To be checked

Detailed structural design and structural drawings


To be checked



            At the preliminary proposal stage of a project, the objective is to undertake feasibility study/comparison of a number of possible alternatives of structural schemes and determine the most cost effective one, detailed structural calculations are not necessary for each alternative scheme. However, it is necessary to determine the member sizes and reinforcement content in order to determine the cost. By making conservative assumptions it is possible to derive simplified calculations for both analysis and design. This is called “Preliminary or approximate analysis, and design”.

            After the most cost effective scheme is selected and signed-off by the Owner, the detailed calculations are performed on the selected scheme to determine the precise structural members and composition (size, dimension and stress behavior), and this is called the “Detailed structural design”.

            In the aforesaid, the design of structural members is typically assumed to account for all the stress loads identified from section xx to be applicable in the given project.

            Special structure means large span structures such as stadium, assembly halls, or tall structures such as water tanks, TV tower, chimney, etc.

Certification regarding structural safety in design and constructional safety

           Structural Engineer shall give a certificate of structural safety of design as per proforma given in Form-3 and Form 14 of the MHA Expert Committee Report at the time of completion.


All constructions except load bearing buildings up to three storeys shall be carried out under the supervision of the Structural Engineer for various seismic zones.

 Certification of structural safety in construction

The Structural Engineer shall give a certificate of structural safety of construction as per proforma given in Form-13 of the MHA Expert Committee Report at the time of completion.

Quality Control, Construction Practices and Safety

            All material and workmanship shall be of good quality conforming generally to accepted standards and Indian Standard Specifications and Codes as included in Part-V Building Materials and Part-VII Construction practices and safety of National Building Code of India.


All the constructions for high-rise buildings, public buildings and special structures shall be carried out under quality inspection program prepared and implemented under the Quality Auditor in seismic zones IV & V.

Certification of safety in quality of construction

Quality Auditor shall give a certificate of quality control as per proforma given in the prescribed Form.


The general requirement for inspection of the development shall also include the following.

General Requirements

The building unit intended to be developed shall be in conformity with Rules on requirement of site. Generally all development work for which permission is required shall be subject to inspection by the Authority as deemed fit.

The applicant shall keep a board at site of development mentioning the survey No, city survey No, Block No, Final Plot No., Sub plot No., etc. name of owner and name of Architect, Engineer, Developer, Structural Engineer, Construction Engineer if any and also the details of the approval given by the Authority.

Record of Construction Progress

            Stages for recording progress certificate and checking:-

            Plinth, in case of basement before the casting of basement slab.

            First storey.

            Middle storey in case of High-rise building.

            Last storey.

            At each of the above stages, the Owner/Developer/Builder shall submit to the designated officer of the Sanctioning Authority a progress certificate in the given formats (Form No. 7-10, of the MHA Expert Committee Report). This progress certificate shall be signed by the Structural Engineer.

            The progress certificate shall not be necessary in the following cases:

            Alteration in Building not involving the structural part of the building.

            Extension of existing residential building on the ground floor up to maximum 15sq.m in area.

            Completion Report

            It shall be incumbent on every applicant whose plans have been approved, to submit a completion report in Form No.11 of the MHA Expert Committee Report.

            It shall also be incumbent on every person / agency who is engaged under the Rules to supervise the erection or re- erection of the building, to submit the completion report in Form No.12 and 13 of the MHA Expert Committee Report prescribed under these Rules.

     No completion report shall be accepted unless completion plan is approved by the Authority.

     The final inspection of the work shall be made by the concerned Authority within 15 [Fifteen] days from the date of receipt of notice of completion report.

            The developers shall install CCTVs at construction sites of all Commercial Buildings, Group Development Schemes and High-Rise Buildings connecting to A.P State Fibernet Limited Network to analyze the information.

Issue of Occupancy Certificate

The Authority, before issuing occupancy certificate shall ensure that following are complied with from consideration of safety against natural hazard:

            Certificate of lift Inspector has been procured & submitted by the owner, regarding satisfactory erection of Lift.

            The Certificate from the Disaster Response and Fire Services Department with regard to the provision of fire safety as required under the Andhra Pradesh Fire Service Act, 1999 has been complied with and submitted by the owner.

            The occupancy certificate shall not be issued unless the information is supplied by the Owner and the Architect, Structural Engineer concerned in the schedule as prescribed by the Sanctioning Authority from time to time.

            For obtaining the Occupancy Certificate, the owner shall submit a notice of completion through the registered architect and licensed builder/developer along with prescribed documents and plans and Final NOC from the Andhra Pradesh Disasters Response and Fire Services Department to the Building Approving Authority. The Building Approving Authority on receipt of such notice of completion shall undertake inspection with regard to the following aspects and shall communicate the approval or refusal of the occupancy Certificate within 15 days.

            Number of floors

            External setbacks

            Parking space provision

            Abutting road width

            Rain Water Harvesting Structures, as applicable.

            Solar roof top structures, as applicable.

            Recycle of water treatment plants, as applicable.

Protective Measures in Natural Hazard Prone areas [Wherever applicable]

In natural hazard prone areas identified under the land use zoning regulations, structures buildings and installations which cannot be avoided, protective measures for such construction/development should be properly safeguarded based on the suggestion given in the Report of the MHA Expert Committee - Volume I.

Alternative Materials, Methods of Design and Construction and Tests

            The provisions of the Rules are not intended to prevent the use of any material or method of design or construction not specifically prescribed in them provided any such alternative has been approved.

            The Authority may approve any such alternative, provided it is found that the proposed alternative is satisfactory and conforms to the provisions of the relevant parts regarding materials, design and construction, method of work offered for the purpose intended, at least

equivalent that prescribed in the rules in quality, strength, compatibility, effectiveness, fire, water and sound resistance, durability and safety.

            Tests: Whenever there is insufficient evidence of compliance with the provisions of these rules or evidence that any material or method of design or construction does not conform to the requirement of the rules, in order to substantiate claims for alternative materials, design or methods of construction, the Authority may require tests sufficiently in advance as proof of compliance. These tests shall be made by approved agency at the expense of the owner. This clause shall not apply to the materials with BIS Certificate.

            Test Methods shall be as per the relevant IS Codes.

            Test Result Copies shall be retained by the Authority for a period of not less than two years after the acceptance of the alternative materials. The testing of materials as per the Indian Standards shall be carried out by the laboratories approved by the concerned Authority on this behalf.

Maintenance of Buildings

            In case of buildings older than fifty years, it shall be the duty of the owner of a building, to get his building inspected by a Registered Structural Engineer within a year from the date of coming into force of these Rules or as decided by the Authority. The Structural Inspection Report Form No.16, of the MHA Expert Committee Report shall be produced by the Owner to the Concerned Authority. If any action, for ensuring the structural safety and stability of the building is to be taken, as recommended by Structural Engineer, it shall be completed within the time period as stipulated by the Authority.

            The Owner/developer/occupant on the advice of such experts shall carry out such repair/restoration and strengthening/retrofitting of the building found necessary so as to comply with the safety standards.

            In case, the owner/developer/occupant does not carry out such action, the Authority or any agency authorized by the Authority may carry out such action at the cost of the owner/developer/occupant.

Building Services

Electrical Installations

The Planning, design and installation of electrical installation, air-conditioning and heating work shall conform to the provisions of Part VIII Building Services; Section 2 – Electrical Installations; Section – 3 Air-conditioning and Heating of NBC.

Plumbing Service

The Planning, design and installation of water supply systems, drainage, sanitary installations and gas supply installations in buildings shall be in accordance with Part XI Plumbing Services; Section 1-Water supply; Section 2- Drainage and Sanitation and Section 3 – Gas supply of NBC.


            The Planning, design and installation of lifts including their number, type and capacity depending on the occupancy of the building, the population on each floor based on the occupant load of the building, height shall be in accordance with Section 5 – Installation of Lifts and Escalators of NBC.

            Maintenance: The lift installation should receive regular cleaning, lubrication, adjustment and adequate servicing by authorized competent persons at such intervals as the type of equipment and frequency of service demand. In order that the lift installation is maintained at all times in a safe condition, proper maintenance schedule shall be drawn up in consultation with the lift manufacturer and rigidly followed. A log book to record all items relating to general servicing and inspection shall be maintained, the electrical circuit diagram of the lift with the sequence of operation of different components and parts shall be kept readily available for reference by persons responsible for the maintenance and replacement, where necessary to the satisfaction of the Authority.

            Any accident arising out of operation and maintenance of the lifts shall be duly reported to the Authority.

Note:   Ministry of Home Affairs [ MHA] Expert Committee Report on Structural Safety, 2005 is available at the National Disaster Management Authority [ NDMA] website.




As per the provisions of the Andhra Pradesh Fire Service Act, 1999, Residential buildings of height more than 18m, Commercial buildings of height 15m and above and buildings of public congregation like Educational Buildings, Cinema Theatres, Function Halls and other Assembly Buildings on plot area of 500Sq.m. and above or of height above 6m are required to obtain prior clearance from Andhra Pradesh State Disaster Response & Fire Services Department from fire safety point of view.

Procedure for Clearance from Andhra Pradesh Fire Service Act, 1999

            The applicant shall apply to the Andhra Pradesh State Disaster Response & Fire Services Department [APSDR&FSD] in the prescribed form for obtaining clearance for the buildings referred under the provisions of the Andhra Pradesh Fire Service Act, 1999.

            The applicant shall submit prescribed number of complete s et o f building plans duly signed/certified by a licensed Fire Consultant/Architect along with prescribed fee and also other documents as specified by the APSDR&FSD.

            The plans shall be clearly marked and indicated the complete fire protection arrangements and the means of access/escape for the proposed building with suitable legend along with standard signs and symbols on the drawings. The information regarding fire safety measures shall be furnished as prescribed along with details.

            The APSDR&FSD shall examine these plans to ensure that they are in accordance with the provisions of fire safety and means of escape as per these rules and shall forward two sets of plans duly signed for implementation to the building sanctioning Authority.

Procedure for obtaining the Occupancy Certificate

            After completion of the building and firefighting installations as approved by the building sanctioning Authority and APSDR&FSD and duly tested and certified by the licensed Fire Consultant/Architect, the Owner/Builder of the building shall approach the APSDR&FSD for obtaining clearance from fire safety and means of escape point of view. The concerned Authority shall ensure that clearance from APSDR&FSD has been obtained before granting the occupancy certificate.

            On receipt of the above request, the APSDR&FSD shall issue the No Objection Certificate from fire safety and means of escape point of view after satisfying itself that the entire fire protection measures are implemented and functional as per approved plans.

            Any deficiencies observed during the course of inspection shall be communicated to the concerned building owner/builder for rectification and a copy of the same shall be forwarded to the building sanctioning Authority.

Renewal of Fire Clearance

On the basis of undertaking given by the Fire Consultant/Architect, the APSDR&FSD shall renew the fire clearance in respect of the following buildings on annual basis:

            Assembly Buildings

            Business and Mercantile Buildings of height above 15m

            Educational Buildings

            Institutional Buildings

            Public Buildings


As prescribed by the APSDR&FSD, the necessary fee shall be paid by the Applicant along with the application.

Fire Consultant

The Architect of the project duly consulting a Fire Consultant, will be responsible for making provisions for fire protection and firefighting measures as provided in the rules and as prescribed by the APSDR&FSD. The APSDR&FSD shall issue the list of qualified Fire Consultants so as to facilitate the applicants in taking their assistance.


All the technical terms shall have the meaning as defined in National Building Code of India, Part-IV-Fire Protection as amended from time to time but for the terms which are defined otherwise in these rules.


The APSDR&FSD may insist on suitable provisions in the building from fire safety and means of escape point of view depending on the occupancy, height or on account of new developments creating special fire hazard, in addition to the provision of these rules and Part-IV-Fire Protection of National Building Code of India.

Fire Resistance of Types of Constructions/Building Components

The resistance ratings of various types of construction for structural and non-structural members shall be as given in Table 1 of Part-IV of NBC, 2005. Building elements/components such as walls, columns, beams and floors shall have the requisite fire resistance rating in accordance with the accepted standards at Tables 2 to 18 of Part-IV of NBC.     

Means of Access

As provided in the rules.

Exterior Open Spaces around the Building As provided in these rules.

Exit Requirement

As provided in these rules/Section4.2 of Part 4 of NBC, 2005.

            Type of Exits: As provided in these rules /Section4.2.1 of Part 4 of NBC, 2005.

            Occupant Load: As provided in these rules/Section4.3 of Part 4 of NBC, 2005.

            Capacity of Exit: As provided in these rules /Section4.4 of Part 4 of NBC, 2005.

            Arrangements of Exits: As provided in these rules/Section4.5 of Part 4 of NBC, 2005.

            Number of Exits: As provided in these rules /Section4.6 of Part 4 of NBC, 2005.

            Doorways: As provided in these rules/Section4.7 of Part 4 of NBC, 2005.

            Minimum Width Provision for Passageway/Corridors: As provided in these rules/Section4.8 of Part 4 of NBC, 2005.

            Staircase Requirements: As provided in these rules/Section4.9 of Part 4 of NBC, 2005.

            Stairways: As provided in these rules /Section4.9 of Part 4 of NBC, 2005.

            Minimum Width Provision for Stairways: As provided in these rules/Section4.9.6 of Part 4 of NBC, 2005.

Fire Escapes or External Stairs

Fire Escape Staircases

As provided in these Rules. [See Chapter IV]

Spiral Stairs

As provided in these Rules. [See Chapter IV]

Staircase Enclosures

            The external enclosing walls of the staircase shall be of the brick or the R.C.C. construction having fire resistance of not less than two hours. All enclosed staircases shall have access through self-closing door of one-hour fire resistance. These shall be single swing doors opening in the direction of the escape. The door shall be fitted with the check action door closers.

            The staircase enclosures on the external wall of the building shall be ventilated to the atmosphere at each landing.

            Permanent vent at the top equal to the 5% of the cross sectional area of the enclosure and openable sashes at each floor level with area equal to 1 to 15% of the cross sectional area of the enclosure on external shall be provided. The roof of the shaft shall be at least 1 m. above the surrounding roof. There shall be no glazing or the glass bricks in any internal closing wall of staircase. If the staircase is in the core of the building and cannot be ventilated at each landing, a positive of 5mm e.g. by an electrically operated blower/blowers shall be maintained.

            The mechanism for pressurizing the staircase shaft shall be so installed that the same shall operate automatically on fire alarm system/sprinkler system and be provided with manual operation facilities.


As provided in these Rules. [See Chapter IV]

            Provision of Lifts

            As provided in these Rules. [See Chapter IV]

            Lift Enclosure/lift

General requirements shall be as follows

            Walls of lift enclosures shall have a fire rating of two hours.

            Lift shafts shall have a vent at the top of area not less than 0.2sq.m.

            Lift motor room shall be located preferably on top of the shaft and separated from the shaft by the floor of the room.

            Landing door in lift enclosures shall have a fire resistance of not less than one hour.

            The number of lifts in one lift bank shall not exceed four. A wall of two hours fire rating shall separate individual shafts in a bank.

            Lift car door shall have a fire resistance rating of one hour.

            For buildings 15.0m (without stilt floor) and above in height, collapsible gates shall not be permitted for lifts and solid doors with fire resistance of at least one hour shall be provided.

            If the lift shaft and lobby is in the core of the building a positive pressure between 25 and 30 pa shall be maintained in the lobby and a possible pressure of 50 pa shall be maintained in the lift shaft. The mechanism for the pressurization shall act automatically with the fire alarm/sprinkler system and it shall be possible to operate this mechanically also.

            Exit from the lift lobby, if located in the core of the building, shall be through a self-closing fire smoke check door of one-hour fire resistance.

            Lift shall not normally communicate with the basement. If however, lifts are in communication, the lift lobby of the basement shall be pressurized as in (g) with self-closing door as in (h).

            Telephone/talk back communication facilities may be provided in lift cars for communication system and lifts shall be connected to the fire control room of the building.

            Suitable arrangements such as providing slope in the floor of the lift lobby shall be made to prevent water used during firefighting, etc. at any landing from entering the lift shafts.

            A sign shall be posted and maintained on every floor at or near the lift indicating that in case of fire, occupants shall use the stairs unless instructed otherwise. The sign shall also contain a plan for each floor showing the location of the stairways. Floor marking shall be done at each floor on the wall in front of the lift-landing door.

            Alternate power supply shall be provided in all the lifts.

Fire Lift

Following details shall apply for a fire lift in addition to above requirements:

            To enable fire service personnel to reach the upper floors with the minimum delay, one or more of the lifts shall be so designed so as to be available for the exclusive use of the fireman in an emergency and be directly accessible to every dwelling/lettable floor space on each floor.

    The lift shall have a floor area of not less than 1.4sq.m. It shall have a loading capacity of not less than 545 kg. (8 persons lift) with automatic closing doors.

            The electric supply shall be on a separate service from electric supply mains in a building and the cables run in a route safe from fire that is within a lift shaft. Lights and fans in the elevator having wooden paneling or sheet steel construction shall be operated on 24-volt supply.

            In case of failure of normal electric supply, it shall automatically switch over to the alternate supply. For apartment houses, this changeover of supply could be done through manually operated changeover switch. Alternatively, the lift should be so wired that in case of power failure, it comes down at the ground level and comes to stand still with door open.

            The operation of a fire lift shall by a single toggle of two-button switch situated in a glass-fronted box adjacent to the lift at the entrance level. When the switch is on landing; call points will become inoperative and the lift will be on car control only or on a priority control device. When the switch is off, the lift will return to normal working. This lift can be used by the occupants in normal times.

            The words 'FIRE LIFT' shall be conspicuously displayed in fluorescent paint on the lift landing doors at each floor level.

            The speed of the fire lift shall be such that it can reach to the top floor from ground level within one minute.


As provided in these rules. [See Chapter IV]

Provision of Helipad

All high-rise buildings above 60m shall have provision for a Helipad on the terrace subject to the approval of the Air Port Authority of India and Structural Safety from I.I.T/N.I.T. The same shall be approved by the Authority.

Service Ducts/Refuge Chute

            Service duct shall be enclosed by walls and door, if any, of 2 hours fire rating. If  ducts  are larger than 10sq.m the floor should seal them, but provide suitable opening for the pipes to pass through, with the gaps sealed.

            A vent opening at the top of the service shaft shall be provided between one- fourth and one-half of the area of the shaft. Refuge chutes shall have an outlet at least of wall of non-combustible material with fire resistance of not less than two hours. They shall not be located within the staircase enclosure or service shafts or air-conditioning shafts. Inspection panel and door shall be tight fitting with 1 hour fire resistance; the chutes should be as far away as possible form exits.

            Refuge Chutes shall not be provided in staircase walls and A/C shafts etc.

Electrical Services

Electrical Services shall conform to the following:

            The electric distribution cables/wiring shall be laid in separate ducts.

            The ducts shall be sealed at every floor with non-combustible materials having the same fire resistance as that of the duct.

            Water mains, telephone cables, intercom cables, gas pipes or any other service line shall not be laid in the duct for electric cables. Use of bus ducts/solid rising mains instead of cables is preferred.

The provision of dedicated telecommunication ducts for all new building proposals is mandatory for conveyance of telecommunication and other data cables.

            Separate conduits for water pumps, lifts, staircases and corridor lighting and blowers for pressuring system shall be directly from the main switch panel (for detailed specifications refer NBC 2005, chapter 4 Fire and Life Safety) and these circuits shall be laid in separate conduit pipes, so that fire in one circuit will not affect the others.

            Master switches controlling essential service circuits shall be clearly labeled.

            MCB and ELCB shall be provided for electrical circuit.

            The inspection panel doors and any other opening in the shaft shall be provided with airtight fire doors having fire resistance of not less than one hour.

            Medium and low voltage wiring running in shafts and within false ceiling shall run in separate metal conduits. Any 230 voltage wiring for lighting or other services, above false ceiling should have 660V grade insulation.

            The false ceiling including all fixtures used for its suspension shall be of non-combustible material.

            An independent and well-ventilated service room shall be provided on the ground floor with direct access from outside or from the corridor for the purpose of termination of electrical supply from the licenses service and alternative supply cables. The doors provided for the service room shall have fire resistance of not less than one hour.

Staircase and Corridor Lights

            The staircase and corridor lighting shall be on separate service and shall be independently connected so as it could be operated by one switch installation on the ground floor, easily accessible to firefighting staff at any time irrespective of the position of the individual control of the light points, if any. It should be of miniature circuit breaker type of switch so as to avoid replacement of fuse in case of crisis.

Staircase and corridor lighting shall also be connected to alternate supply from parallel high-tension supply or to the supply from the stand-by generator.

            Emergency lights shall be provided in staircase and corridor/ passageway, horizontal exits, refuge area; and all wires and other accessories used for emergency light shall have fire retardant property.

            Suitable arrangement shall be made by installing double throw switches to ensure that the lighting installed in the staircase and the corridor does not get connected to two sources of supply simultaneously. Double throw switch shall be installed in the service room for terminating the stand by supply.


            Air-conditioning system should be installed and maintained so as to minimise the danger of spread of fire, smoke or fumes thereby from one floor of fire area to another or from outside into any occupied building or structure.

            Air-conditioning systems circulating air to more than one floor area should be provided with dampers designed to close automatically in case of fire and thereby prevent spread of fire or smoke. Such a system should also be provided with automatic controls to stop fans in case of fire, unless arranged to remove smoke from a fire, in which case these should be designed to remain in operation.

            Air-conditioning system serving large places of assembly (over one thousand persons), large departmental stores, or hostels with over 100 rooms in a single block should be provided with effective means for preventing circulation of smoke through the system in the case of fire in air filters or from other sources drawn into the system even though there is insufficient heat to actuate heat smoke sensitive devices controlling fans or dampers. Such means shall consist of approved effective smoke sensitive controls.

            Air-conditioning should conform to the following

            Escape routes like staircase, common corridors, lift lobbies; etc. should not be used as return air passage.

            The ducting should be constructed of metal in accordance with BIS 655:1963.

            Wherever the ducts pass through fire walls or floor, the opening around the ducts should be sealed with fire resisting material of same rating as of walls/floors.

            Where duct crosses a compartment which is fire rated, the ducts shall be fire rated for same fire rating. Further depending on services passing around the duct work, which may get affected in case of fire temperature rising, the ducts shall be insulated.

             Metallic ducts should be used even for the return air instead of space above the false ceiling.

            Where plenum is used for return air passage, ceiling and its fixtures shall be of noncombustible material.

            The materials used for insulating the duct system (inside or outside) shall be of noncombustible material [IS4355:1977]; glass wool shall not be wrapped or secured by any material of combustible nature and non-conductor of heat.

            Air ducts serving main floor areas, corridors, etc. shall not pass through the staircase enclosure.

            The air-handling units shall be separate for each floor and air ducts for every floor shall be separated and in no way inter-connected with the ducting of any other floor.

            Area more than 750sq.m on individual floor should be segregated by a firewall and automatic fire dampers for isolation should be provided.

            In case of buildings more than 24m in height, in non-ventilated lobbies, corridors, smoke extraction shaft should be provided.

            If the air-handling unit serves more than one floor, the recommendations given above shall be compiled with in addition to the conditions given below:

            Proper arrangements by way of automatic fire dampers working on smoke detector/or fusible link for isolating all ducting at every floor from the main riser shall be made.

            When the automatic fire alarm operates, the respective air-handling units of the air-conditioning system shall automatically be switched off.

            The vertical shaft for treated fresh air shall be of masonry construction.

            The air filters of the air-handling units shall be of non-combustible materials or fire rated as given in the Tables 1-18 of Part IV of the NBC 2005.

            The air-handling unit room shall not be used for storage of any combustible materials.

            Inspection panels shall be provided in the main trunking to facilitate the cleaning of ducts of accumulated dust and to obtain access for maintenance of fire dampers.

            No combustible material shall be fixed nearer than 150 mm to any duct unless such duct is properly enclosed and protected with non-combustible material (glass wool or spyglass with neoprene facing enclosed and wrapped with aluminum sheeting) at least 3.2 mm thick and which would not readily conduct heat.

Fire Dampers

These shall be located in air ducts and return air ducts/passages at the following points:

            At the fire separation wall.

            Where ducts/passages enter the central vertical shaft.

            Where the ducts pass through floors.

            At the inlet of supply air duct and the return air duct of each

compartment on every floor.

            The dampers shall operate automatically and shall simultaneously switch off the air-handling fans. Manual operation facilities shall also be provided.

Note: For blowers, where extraction system and dust accumulators are used, dampers shall be provided.

            Fire/smoke dampers (for smoke extraction shafts) for building more than 24m in height.

            For apartment houses in non-ventilated lobbies /corridor operated by detection system and manual control sprinkler system.

            For other buildings on operation of smoke/ heat detection system and manual control/sprinkler system.

            Automatic fire dampers shall be so arranged so as to close by gravity in the direction of air movement and to remain tightly closed on operation of a fusible link.

Boiler Room

Provisions of boiler and boiler rooms shall conform to Indian Boiler Act, 2007. Further, the following additional aspects may be taken into account in the location of boiler/ boiler room:

            The boiler shall not be allowed in sub-basement, but may be allowed in the basement away from the escape routes.

            The boilers shall be installed in a fire resisting room of 4 hours fire resistance rating, and this room shall be situated on the periphery of the basement. Catch pits shall be provided at the low level.

            Entry to this room shall be provided with a composite door of 2 hours fire resistance.

            The boiler room shall be provided with fresh air inlets and smoke exhaust directly to the atmosphere.

            The furnace oil tank for the boiler, if located in the adjoining room shall be separated by fire resisting wall of 4 hour rating. Entry to this room shall be provided with a composite door of 2 hour fire resistance. A curb of suitable height shall be provided at the entrance in order to prevent the flow of oil into the boiler room in case of tank rupture.

            Foam inlets shall be provided on the external walls of the building near the ground level to enable the fire services to use foam in case of fire.

Alternate Source of Electric Supply

            A stand by electric generator shall be installed to supply power to staircase and corridor lighting circuits, fire lifts, the standby fire pumps, pressurization fans and bowlers, P.A system, exit sign, smoke extraction system and damper system in case of failure of normal electric supply.

            The generator shall be capable of taking starting current of all the machines and circuits stated above simultaneously.

            If the standby pump is driven by diesel engine, the generator supply need not be connected to the standby pump. The generator shall be automatic in operation.

Safety Measures in Electric Sub-Station

            Clear independent approach to the sub-station from outside the building shall be made available round the clock

            The approaches/corridors to the sub-station area shall be kept clear for movement of men and material at all times.

            The sub-station space is required to be provided with proper internal lighting arrangements.

            In addition to natural ventilation proper ventilation to the sub-station area is to be provided by grill shutters and exhaust fans at suitable places so as to discharge all smoke from the sub-station without delay in case of fire so that sub-station operations can be carried out expeditiously.

Cable trenches of 0.6m X 0.6m dummy floor of 0.6m depth shall be provided to facilitate laying of cable inside the building for connecting to the equipment.

            Steel shutters of 8’ X 8’ with suitable grills shall be provided for transformers and sub-station room.

            The floor of the sub-station should be capable of carrying 10 tons of transformer weight on wheels.

            Sub-station space should be clear from any water, sewer, air conditioning, and gas pipe or telephone services. No other service should pass through the substation space or the cable trenches.

            Proper ramp with suitable slope may be provided for loading and unloading of the equipment and proper approach will be provided.

            RCC pipes at suitable places as required will be provided for the cable entries to the subs tation space and making suitable arrangement for non-ingress of water through these pipes.

            The subs tation space is to be provided in the approved/sanctioned covered area of the building.

            Any other alteration/modification required while erection of the equipment will be made by the Owner/builder at site as per requirement.

            Adequate arrangement for fixing chain pulley block above the fixing be available for load of 15 tons.

            Provision shall be kept for the sumps so as to accommodate complete volume of transformer oil, which can spillover in the event of explosion of the transformer in the basement of the building. Sufficient arrangement should exist to avoid fire in the sub-station building from spread of the oil from the sumps.

            Arrangement should be made for the provision of fire retardant cables so as to avoid chances of spread of fire in the sub-station building.

Sufficient pumping arrangement should exist for pumping the water out, in case of fire so as to ensure minimum loss to the switchgear and transformer.

            No combustible material should be stacked inside the substation premises or in the vicinity to avoid chances of fire.

            Yearly inspection shall be carried out by electrical load sanctioning Authority. It should be made mandatory that the promoters of the High Rise building should get substation premises inspected once a year to get their license revalidated for the provision of electric supply from Electricity Department so that suitable action can be taken against the Owner / Builder in case of non- implementation of Rules.

            The sub-station space should be totally segregated from the other areas of the basement by fire resisting wall. The ramp should have a slope of 1:10 with entry from ground level. The entire Sub-station space including the entrance at ground floor be handed over to the licensee of electricity free of cost and rent.

            The sub-station area shall have a clear height of 12 feet (3.65m) below beams. Further the Sub-station area will have level above the rest of basement level by 2 feet.

                      It is to be ensured that the Sub-station area is free of seepage / leakage of water.

                       The licensee of electricity will have the power to disconnect the supply of the building in case of violation of any of the above points.

                       Electric sub-station enclosure must be completely segregated with 4-hours fire rating wall from remaining part of basement.

                       The Sub-station should be located on periphery /sub-basement and (not above ground floor) and below the 1st basement.

                       Additional exit shall be provided if travel distance from farthest corner to ramp is more than l5 m.

      Perfect independent vent system 30 air changes per hour linked with detection as well as automatic high velocity water spray system shall be provided.

                       All the transformers shall be protected with high velocity water spray system / Nitrogen Injection System Carbon Dioxide total flooding system in case of oil filled transformer. In addition to this, manual control of auto high velocity spray system for individual transformers shall be located outside the building at ground floor.

                       Suitable arrangement for pump house, water storage tanks with main electrical pump and a diesel-operated pump shall be made if no such arrangement is provided in the building. In case the water pumping facilities are existing in the building for sprinkler system, the same should however be utilized for high velocity water spray system. Alternatively automatic CO2 total flooding system shall be provided with manual controls outside the electric sub-station.

                        System shall have facility to give an audio alarm in the basement as well as at the control room.

                       Fire control room shall be manned round the clock.

                       The electric sub-station shall have electric supply from alternate source for operation of vent System lighting arrangements.

                       Cable trenches shall be filled with sand

                       Party walls shall be provided between two transformers as per the rules.

                        Electric control panels shall be segregated.

                       Exits from basement electric substation shall have self-closing fire smoke check doors of 2-hours fire rating near entry to ramp.

                       All openings to lower basement or to ground floor shall be sealed properly.

                       Ramp to be designed in a manner that in case of fire no smoke should enter the main building.

                       Electric sub- station transformer shall have clearance on all sides as per BBL/relevant electric rules.

                       Other facility will be as per Building Rules and relevant electric rules.

            Rising electrical mains shall consist of metal bus bars suitably protected from safety point of view.

            Oil less transformer shall be preferred. If the sub-station is located in basement/ground floor

of the main building, the transformers shall be essentially of dry type. In case of dry type transformer room with all enclosure is not essential.

Note:  The sub-station installations shall be carried out in conformity with the local fire regulations and rules there under wherever they are in force, at other places NBC guidelines shall be followed.

Fire Protection Requirements

Buildings shall be planned, designed and constructed to ensure fire safety and this sha1l be done in accordance with Part IV-Fire Protection of National Building Code of India, unless otherwise specified in these Rules. In the case of Assembly Buildings, Business Buildings, Educational Buildings, Hazardous Buildings, Industrial Buildings, Institutional Buildings, Mercantile Buildings, Mixed Land use Buildings, Storage Buildings and Wholesale Establishments the building schemes shall also be cleared by the APSDR&FSD.

First Aid/Fixed Fire Fighting/Fire Detection Systems and other Facilities

Provision of fire safety arrangement for different occupancy from S. No. (a) to (w) as indicated below shall be as per Part IV-Fire Protection of NBC and as recommended by the APSDR&FSD.


            Wet Riser

            Down Comer

            Hose Reel

            Automatic Sprinkler System

            Yard Hydrant

            UG Tank with Draw off Connection

            Terrace Tanks

            Fire Pump

            Terrace Pump

            First Aid Fire Fighting Appliances

            Auto Detection System

            Manual operated Electrical Fire Alarm System

            P.A System with talk back facility

            Emergency Light

            Auto D.G. Set

            Illuminated Exit Sign

            Means of Escape


            MCB /ELCB

            Fire Man Switch in Lift

            Hose Boxes with Delivery Hoses and Branch

            Pipes Refuge Area


            Where more than one riser is required because of large floor area, the quantity of water and pump capacity shall be finalized in consultation with APSDR&FSD.

            The quantities of water shall be exclusively for firef ighting and shall not be utilized for domestic or other use.

            A facility to boost up water pressure in the riser directly from the mobile pump shall be provided in the wet riser, down comer system with suitable fire service inlets (collecting head) with 2 to 4 numbers of 63mm inlets for 100-200mm dia main, with check valve and a gate valve.

            Internal diameter of rubber hose for reel shall be minimum 20mm. A shut off branch with nozzle of 5mm size shall be provided.

            Fire pumps shall have positive suctions. The pump house shall be adequately ventilated by using normal/mechanical means. A clear space of 1.0m shall be kept in between the pumps and enclosure for easy movement/maintenance. Proper testing facilities and control panel etc. shall be provided.

            Unless otherwise specified in Rules, the firefighting equipment/installation shall conform to relevant Indian Standard Specification.

            In case of mixed occupancy, the firef ighting arrangement shall be made as per the highest class of occupancy.

            Requirement of water based first aid fire extinguishers shall be reduced to half if hose reel is provided in the Building.

Static Water Storage Tank

            A satisfactory supply of water exclusively for the purpose of firefighting shall always be available in the form of underground static storage tank with capacity specified by the APSDR&FSD with necessary arrangements of replenishment by town's main (if provided) or alternative source of supply @ 1000 liters per minute. The static storage water supply required for the above mentioned purpose should entirely be accessible to the fire tenders of the local fire service. Provision of suitable number of manholes shall be made available for inspection, repairs and insertion of suction hose etc. The covering slab shall be able to withstand the vehicular load of 45tonnes in case of high rise and 22tonnes in case of low rise buildings. A draw off connection shall be provided. The slab need not be strengthened if the static tank is not located in mandatory set- back area.

            To prevent stagnation of water in the static water tank the suction tank of the domestic water supply shall be fed only through an over flow arrangement to maintain the level therein at the minimum specified capacity.

            The static water storage tank shall be provided with a fire brigade collecting branching with 4 Nos. 63mm dia instantaneous male inlets arranged in a valve box with a suitable fixed pipe not less than 15 cm dia to discharge water into the tank. This arrangement is not required where down comer is provided.

Automatic Sprinklers

Automatic sprinkler system shall be installed in the following buildings:

            All buildings of 24m and above in height, except group housing and 45m and above in case of apartment /group housing building.

            Hotels below l5m in height and above 1000sq.m built up area at each floor and/or if basement is existing.

            All hotels, mercantile, and institutional buildings of 15m and above.

            Mercantile building having basement more than one floor but below 15m (floor area not exceeding 750sq.m).

            Underground Shopping Complex.

            Underground car / scooter parking /enclosed car parking.

            Basement area 200sq. m and above.

            Any special hazards where the APSDR&FSD considers it necessary.

            For buildings up to 24m in height where automatic sprinkler system is not mandatory as per these Rules, if provided with sprinkler installation following relaxation may be considered.

(a)       Automatic h e at/smoke d e t e c t i o n system a n d M . C . P n e e d n o t b e insisted upon.

            The number of Fire Extinguishers required shall be reduced by half.

Fixed Carbon Di-Oxide/Foam/DCO Water Spray Extinguishing System

Fixed extinguishing installations shall be provided as per the relevant specifications in the premises where use of above extinguishing media is considered necessary by the APSDR&FSD.

Fire Alarm System

            Fire Alarm System shall be provided in residential buildings (Dwelling Houses, Group Housing, Boarding Houses and Hostels) of above 24m height (including stilt floor) and in all other buildings of above 15m (including stilt floor).

            All residential buildings of above 24m height (including stilt floor)shall be equipped with manually operated electrical fire alarm system with one or more call boxes located at each floor. The location of the call boxes shall be decided after taking into consideration their floor without having to travel more than 22.5m.

            The call boxes shall be of the break glass type without any moving parts, where the call is transmitted automatically to the control room without any other action on the part of the person operating the call boxes.

            All call boxes shall be wired in a closed circuit to a control panel in a control room, located as per Rules so that the floor number from where the call box is actuated is clearly indicated on the control panel. The circuit shall also include one or more batteries with a capacity of 48hours normal working at full load. The battery shall be arranged to be a continuously trickle charged from the electric mains.

      The call boxes shall be arranged to sound one or more sounders so as to ensure that all occupants of the floor shall be warned whenever any call box is actuated.

            The call boxes shall be so installed that they do not obstruct the exit ways and yet their location can easily be noticed from either direction. The base of the call box shall be at a height of 1.5m from the floor level.

            All buildings other than as indicated above shall, in addition to the manually operated electrical fire alarm system, be equipped with an automatic fire alarm system.

            Automatic detection system shall be installed in accordance with the relevant standard specifications. In buildings where automatic sprinkler system is provided, the automatic detection system may not be insisted upon unless decided otherwise by the Fire Services Department.

Note:  Several type of fire detectors are available in the market but the application of each type is limited and has to be carefully considered in relation to the type of risk and the structural features of the building where they are to be installed.

Control Room

There shall be a control room on the entrance floor of the building with communication system (suitable public address system) to all floors and facilities for receiving the message from different floors. Details of all floor plans along with the details of firefighting equipment and installation shall be maintained in the Control Room. The Control Room shall also have facility to detect the fire on any floor through indicator boards connecting fire detection and alarm system on all floors. The staff in charge of the Control Room shall be responsible for the maintenance of the various services and firefighting equipment and installation. The Control Room shall be manned round the clock by trained firefighting staff.

Fire Drills and Fire Orders

            The guidelines for fire drill and evacuation etc. for high-rise building may be seen in Appendix

            of National Building Code P art IV. All such buildings shall prepare the fire orders duly approved by the APSDR&FSD.

            A qualified fire officer and trained staff shall be appointed for the following  buildings.

(a) All high rise buildings above 30m in height where covered area of one floor exceeds 1000sq. m except apartments / group housing.

(b) All hotels, identified under classification o f three- star and above category by Tourism Department and all hotels above 15m in height with 150 beds capacity or more without star category.

(c)  All hospital buildings of 15m and above or having number of beds exceeding 100.

            Underground shopping complex where covered area exceeds 1000sq m.

            All high hazard industries.

            Any other risk which Fire Services Department considers necessary.

            The lightening protection warning light (red) for high-rise buildings shall be provided in accordance with the relevant standard. The same shall be checked by electrical department.

Material Used for Construction of Building

            The combustible/flammable material shall not be used for partitioning, wall paneling, false ceiling etc. Any material giving out toxic gases/smoke if involved in the fire shall not be used for partitioning of a floor or wall paneling or a false ceiling etc. The surface frames spread of the lining material shall conform to class-I of the standard specification. The framework of the entire false ceiling would be provided with metallic sections and no wooden framework shall be allowed for paneling/false ceiling.

            Construction features/elements of structures shall conform to National Building Code and BIS code.


The use of LPG shall not be permitted in the high-rise building except for residential / hotel / hostel / kitchen / pantry (if any) and shall be located at the periphery of the building on the ground level.

House Keeping

            A high standard of housekeeping must be insisted upon by all concerned. There must be no laxity in this respect. It must be borne in mind that fire safety is dependent to a large extent upon good housekeeping.

Good House-Keeping includes the following:-

            Maintaining the entire premises in neat and clean condition.

            Ensuring that rubbish and combustible material are not thrown about or allowed to accumulate, even in small quantity, in any portion of the building. Particular attention must be paid to corners and places hidden from view.

            Providing metal receptacles/waste paper basket (of non-combustible material) at suitable locations for disposal of waste. Separate receptacles must be provided for disposal of cotton rags/waste, wherever it is generated, these must under no circumstances be left lying around in any portion of the building.

            Ensuring that receptacles for waste are emptied at regular intervals and the waste removed immediately for safe disposal outside the building.

            Ensuring that all doors/fixtures are maintained in good repairs, particular attention must be paid to self-closing fire smoke check doors and automatic fire/doors/rolling shutters.

            Ensuring that self-closing fire/smoke check doors close properly and that the doors are not wedged open.

            Ensuring that the entire structure of the building is maintained in good repairs.

            Ensuring that all electrical and mechanical service equipment are maintained in good working condition at all times.

            Ensuring that Cars/Scooters etc. are parked systematically in neat rows. It is advisable to mark parking lines on the ground in the parking areas near the building and in the parking area on ground floor and in basement(s); as applicable, inside the building. A parking attendant must ensure that vehicles are parked in an orderly manner and that the vehicles do not encroach upon the open space surrounding the building.

Smoking Restrictions

            Smoking shall be prohibited throughout the basement(s) and in all areas where there is a profusion of combustible materials. Easily readable "NO SMOKING" signs must be conspicuously posted at locations where they can catch the eye. Each sign must also include a pictograph. The sign may also be illuminated.

            In all places where smoking is permitted ashtrays, half filled with water, must be placed on each table/at each other suitable locations for safe disposal of spent smoking material. The design of the ashtrays must be such that they cannot easily topple over. If, for any reason, this is not practicable a minimum of one metal bucket or other non-combustible container half filled with water must be provided in each compartment for disposal of spent smoking materials.

Limiting the Occupant Load in Parking and Other Areas of Basement(s)

            Where parking facility is provided in the basement(s) no person other than the floor-parking attendant may be allowed to enter and remain in the parking areas except for parking and removal of Cars/Scooters.

            Regular offices must not be maintained in the storage/parking area in the basement(s).

            The stores/go-downs must be opened for the limited purpose of keeping or removing stores.

            No person other than those on duty may be permitted in the air-conditioning plant room(s), HT/LT switch room, transformer compartment, control room pump-house, generator room, stores and records etc.

Fire Prevention

In addition to the measures recommended above, the following fire prevention measures must be implemented when the building is in occupation.

            Storage of flammable substances, such as diesel oil, gasoline, motor oils, etc. must not be allowed anywhere within the building. The only exception to this rule may be:

            Storage of diesel oil in a properly installed tank in a fire-resisting compartment in the generator room;

            Diesel oil, gasoline, motor oil etc. filled in the vehicle tanks.

            Preparation of tea and warming of food must be prohibited throughout the building.

            Where heaters are used during winters, the following precautions must be taken.

            All heaters, except convector heaters, must be fitted with guards.

            Heaters must not be placed in direct contact with or too close to any combustible material.

            Heaters must be kept away from curtains to ensure that the latter do not blow over the heater accidentally.

            Heaters must not be left unattended while they are switched on.

            Defective heaters must be immediately removed from service until they have been repaired and tested for satisfactory performance.

            Use of heaters must be prohibited in the entire basement, fire control room and in all-weather maker rooms throughout the building. Also in all places where there is profusion of combustible flammable materials.

            Use of candles or other naked light flame must be forbidden throughout the building, except in the offices (for sealing letters only) and kitchen. When candles/ spirit lamps are used for sealing letters/packets, extreme care must be taken to ensure that paper do not come in direct contact with the naked flame and the candle/spirit lamp does not topple over accidentally while still lighted. All candles/spirit lamps kitchen fires must be extinguished when no longer required.

            Fluorescent lights must not be directly above the open file racks in offices/record rooms. Where this is unavoidable, such lights must be switched on only for as long as they are needed.

            Filling up of old furniture and other combustible materials such as scrap paper, rags, etc. must not be permitted anywhere in the building. These must be promptly removed from the building.

            More than one portable electrical appliance must not be connected to any single electrical outlet.

            Used stencils, ink smeared combustible materials and empty ink tubes must not be allowed to accumulate in rooms/compartments where cyclostyling is done. These must be removed and disposed-off regularly.

            All shutters/doors of main switch panels and compartments/shafts for electrical cables must be kept locked.

            Aisles in record rooms and stores must have a clear uniform width of not less than 1.0m Racks must not be placed directly against the wall/partition.

            In record rooms, offices and stores, a clear space of not less than 30cm must be maintained between the top-most stack of stores/records and the ceiling or lighting fittings whichever is lower.

            A similar clearance, and at (11) above must be maintained from fire detectors.

            Fire detectors must not be painted under any circumstances and must also be kept free from lime/distemper.

            Records must not be piled or dumped on the floor.

            Welding or use of blow torch shall not be permitted inside the building, except when it is done under strict supervision and in full conformity with the requirements laid down in IS: 3016-1966 code of practice for fire precautions in welding and cutting operation.

            Printing ink/oil must not be allowed to remain on the floor; the floor must be maintained in a clean condition at all times.

Occupancy Restrictions

            The premises leased to any party shall be used strictly for the purpose for which they are leased.

            No dangerous trade/practices (including experimenting with dangerous chemicals) shall be carried on in the leased premises;

            No dangerous goods shall be stored within the leased premises.

            The common/public corridor shall be maintained free of obstructions, and the lessee shall not put up any fixtures that may obstruct the passage in the corridor and/or shall not keep any wares, furniture or other articles in the corridor.

            The penalty for contravention of the condition laid down below must be immediate termination of lease and removal of all offending materials.

            Regular inspection and checks must be carried out at frequent intervals to ensure compliance with conditions above.

Note:  For any further details/clarification NBC Part IV shall be referred. Norms and standards in Part IV of NBC 2005 shall be overriding in any instance of variance of standards.



(General Building Requirements)

 Category of the Building and Minimum Size of Plot

The minimum size of plots for certain categories of the building is given below:

TABLE – 13

Category wise Minimum Size of Plots



Minimum Plot Size (Sq.m)





Cinema Theatre / Convention Center/Game Center/ Kalyana



Educational Institution



Primary/Upper Primary School



High School / Residential School



Junior college



Degree College



Technical Educational Institution



Group Development Scheme



Hotel, Conference Hall



LPG Storages



Multiplex Complex



Multi storey Car Parking



Nursing homes



Office Buildings



Petrol pumps/Filling Stations



R & D Lab



Row Type Housing / Row Type Shopping Precincts /Cluster Housing



 ‘U’ Type Commercial Building




 As per required standards / as prescribed by the Competent Authority.

Requirement of Approach Road for Building Sites/Plots

            The minimum abutting existing road width required for various uses of building activities shall be as given below.

TABLE – 14

Minimum Abutting Existing Road Width Required


Type/Use of Building Plot permissible

Minimum abutting

existing road width required

(in meters)






(see Annexure)                  

9 *


All Residential (other than Group Housing) & Commercial Buildings with maximum permissible height of 10 m. except in the plots abutting to existing 60’-0” and above wide roads.



For other categories the Minimum road width shall be as given in B1 Category.







Basic level social amenities like Nursery School, Primary School

9 **


Dispensary/Diagnostic Laboratory/Poly-Clinic


Non-High Rise (Residential) Buildings including Group Housing (Cellar and/or Stilt as permissible + maximum up to 5 floors),


Religious Place



Commercial Complex



Computer units/Office Building, ITES Complex


Assembly Hall/Cinema Theater /Community Hall/ Function Hall/Marriage Hall


General Industry/Godown


Group Development Scheme;


Group Housing with more than 100 units,


High Rise Buildings/Complexes up to height of 24 meters


High School/Middle School/Junior College/ Tutorial Institution


Non High Rise Group Housing       

(Cellars as applicable + 6 floors)   


Nursing Home/Hospital of not more than 20 beds


Others not specified in the Table and all Non High-Rise buildings up to 18m height



Petrol / Diesel / Gas Filling Station/LPG




Service establishment





General Degree and other non-professional College



High-Rise buildings above 24m and up to 30m height


Hospitals of more than 20 beds


Multiplex Complex


Professional College Campus


Shopping Malls (above 4000sq.m)


Technical Educational Institution-Polytechnic/ITI


All High Rise Building above 30 meters will be permitted as per the Minimum Road width and setbacks as specified in Table-18.



Type/Use of Building Plot permissible

Minimum abutting

existing road width required

(in meters)






(see Annexure)                  



All Residential (other than Group Housing) & Commercial Buildings with maximum permissible height of 10 m. except in the plots abutting to existing 60’-0” and above wide roads.