House map approval in Pakistan: the complete process

A house map, or building plan, is the set of drawings you submit to the body that controls construction on your plot. Approval means it has checked the design against its building rules. Building without it, or building something different from it, risks fines, notices to stop work, sealing and even demolition of the non-compliant parts. It also causes problems later: buyers, banks and utility companies often ask for the approved plan and a completion certificate.

Processes, forms, fees and online portals change from time to time. Treat this guide as the sequence and the content of an application, and confirm the current forms and procedure with the body that approves yours.

Almost every rejection comes from breaking one of a small set of rules. Get them, in writing, for your specific plot before design starts. Ask the authority or society for the building bylaws or regulations that apply to your plot’s category, and the current version.

The setbacks and the coverage limit both apply. The footprint you can build on is the smaller of the two, so work both out.

The application is a set of drawings with signatures and stamps. A drawing without the right stamp is one of the most common reasons for return. Architectural drawings are prepared by an architect registered with the Pakistan Council of Architects and Town Planners (PCATP). Structural drawings are prepared by an engineer registered with the Pakistan Engineering Council (PEC). Verify both registrations before you hire.

1. 1

   Assemble the ownership documents

   Proof of ownership and a plot description that matches the drawings. For a scheme plot this is usually the allotment and transfer letters and a no-demand certificate. For other land, the registered deed and ownership record. Check the details on every page are the same: owner’s name, plot number and area.

2. 2

   Get the plot’s rules and forms

   Ask the authority for the current regulations, the application form, the list of documents and the fee schedule for your plot’s category.

3. 3

   Have the architect design to the limits

   Give the architect the limits from the previous chapter. Ask them to check the design against each limit and to show the calculation on the area statement.

4. 4

   Have the structural engineer prepare the structural drawings

   These should match the architectural plan (column positions, floors, staircase) and be stamped. Mismatches between the two sets cause rejection and, if not caught, building problems.

5. 5

   Check the pack before submitting

   Use the checklist below. Having someone other than the person who drew it check the pack against the regulations catches the errors that cause a return.

6. 6

   Pay the fee

   The authority issues a challan, usually based on the covered area, which is paid at a designated bank. Keep the paid challan.

7. 7

   Submit the application

   In person at the authority’s office, or through its online system where it has one. Get a receipt with a file number and the date. Keep a complete copy of everything submitted.

8. 8

   Respond to scrutiny

   The authority’s staff check the application and may inspect the plot. They may raise objections in a letter. Read each objection, have the architect correct the drawings or answer in writing, and resubmit within the time given. Keep every letter.

9. 9

   Receive the approved plan

   On approval you receive stamped, signed drawings and an approval letter, often with conditions. Read the conditions. Check the approved plan is the one you submitted, and note any expiry date of the approval.

10. 10

    Start work only after approval

    Do not order steel, or ask the contractor to mobilise, until the stamped plan is in your hand. A contractor who starts early on a pending plan is the usual cause of stop-work notices.

Approval fixes the walls, the floors and the footprint. Anything you change afterwards may need a revised approval. Settle these now:

1. 1

   Keep the approved plan on site

   Keep a stamped copy at the site, and build from it, not from an earlier sketch. Brief the contractor about the setbacks and the heights.

2. 2

   Know the inspection points

   Some authorities inspect at set stages, such as plinth level, and ask for a plinth certificate before you go on. Ask what applies to you when you receive the approval, and notify them at the right time.

3. 3

   Seek approval for changes

   If you want to move walls, add a floor, or change the footprint, apply for a revised plan before you build it, not after. A change that is built and then reported may be refused, fined or required to be demolished.

4. 4

   Check the match as the work goes up

   Have the building checked against the approved plan at the foundation, plinth and each slab: setbacks, dimensions, levels. An independent engineer’s report documents this. See the inspection guide.

5. 5

   Watch the validity

   Approvals typically stay valid for a limited time. If the build is delayed, check whether the approval needs to be renewed.

6. 6

   Apply for the completion certificate

   When the house is finished, apply to the authority for a completion or occupancy certificate. You will usually need the approved plan, as-built drawings if there are differences, utility documents and a paid fee. The authority may inspect.

7. 7

   Keep the certificate with the plot papers

   You will need it for permanent utility connections in many places, and it is asked for by buyers and banks when you sell or borrow.