The Haryana Building Code provides a comprehensive legal framework for planning, designing, and executing construction projects across Haryana. These by-laws are applicable to areas developed by HUDA (now HSVP) and licensed private colonies, ensuring uniformity, safety, and sustainability in urban development.
1. 📌 Applicability of the By-Laws
These by-laws are applicable to a broad range of urban development areas in Haryana. They include:
HUDA Sectors (now operating under the Haryana Shehri Vikas Pradhikaran – HSVP)
Municipal Corporation and Committee areas
Licensed Private Colonies developed under the Haryana Development and Regulation of Urban Areas Act, 1975
Town and Country Planning Department-governed regions
Areas under Urban Local Bodies (ULB)
👉 This means whether you are constructing in a government-planned sector or a privately licensed society, these by-laws are mandatory for all development activities.
2. 💡 Key Highlights of the Latest Amendments
The 2023 amendments to the Haryana Building Code introduced several progressive reforms aimed at streamlining the construction approval process, maximizing land use, improving safety, and modernizing urban infrastructure development. Below is an in-depth breakdown of the major updates:
a. 🖥️ Online Building Plan Approval System (OBPAS)
One of the most transformative reforms in the 2023 update is the introduction of the Online Building Plan Approval System (OBPAS). This digital platform replaces the older manual, paper-based process that often led to bureaucratic delays and corruption.
✅ Key Features of OBPAS:
Online Submission of Building Plans: Applicants can now upload all necessary drawings and architectural designs online instead of physically submitting them at government offices.
Integrated Platform: The OBPAS portal allows users to submit structural drawings, architectural layouts, NOCs (No Objection Certificates), and compliance documents in a single place.
Online Fee Payment: Users can pay scrutiny fees, external development charges (EDC), and other fees directly through the portal via secure payment gateways.
Real-Time Application Tracking: Applicants can check the status of their submissions at each stage—whether it’s under review, approved, or requires corrections. This ensures full transparency.
Reduced Processing Time: Because the process is automated and time-bound, approvals are granted faster, often within 20–30 working days depending on the type of property.
🟢 Benefits:
Minimizes human interaction and reduces the chance of corruption.
Saves applicants multiple visits to government offices.
Promotes transparency and accountability.
Encourages more developers and individuals to obtain legal permissions.
⚠️ Note: Only registered architects and engineers can upload and certify building plans on the platform.
b. 📐 Updated Floor Area Ratio (FAR) Regulations
FAR (Floor Area Ratio) is a critical regulation that determines how much construction is permitted on a given plot. It is the ratio of the total built-up area (sum of all floors) to the total plot area. In simpler terms, a higher FAR allows you to build more floors or larger structures on the same piece of land.
🏠 Revised FAR Limits for Residential Plots:
| Plot Size | Permitted FAR |
|---|---|
| Up to 250 sq. meters | Up to 2.64 |
| 251 to 500 sq. meters | Up to 2.40 |
Additional FAR Purchase: Builders and owners can purchase extra FAR by paying a premium to the development authority. This is called “Purchasable FAR” and is subject to:
Width of the adjacent road (wider roads allow higher FAR)
Land use classification (residential, commercial, institutional, etc.)
Plot location (urban zones often permit higher FAR)
🏢 FAR in Commercial and Group Housing Projects:
FAR is regulated differently for shops, office complexes, malls, and group housing societies.
These projects often receive higher FAR (up to 3.5 or more) but must follow stricter guidelines regarding parking, fire safety, and elevator requirements.
🟢 Advantages of Higher FAR:
Better utilization of expensive land.
Encourages vertical growth, especially in urban areas.
Beneficial for investors and developers, as they can build more sellable/rentable space.
c. 🧱 Setback Norms – Front, Rear, and Side Distances
Setbacks refer to the mandatory open space between the building structure and the plot boundary. They ensure light, air circulation, emergency access, privacy, and public safety. These are now strictly regulated and enforced.
🔹 Revised Setback Rules:
| Type | Standard Distance |
|---|---|
| Front Setback | 3 to 4.5 meters (based on road width) |
| Rear Setback | 2 meters (standard for most plots) |
| Side Setback | 1 to 2 meters (varies by plot type & size) |
Corner Plots: Must maintain two front setbacks, one on each road-facing side.
Smaller Plots: May be granted some relaxation depending on layout and location, but these require special approval.
📢 Why Setbacks Are Important:
Allow emergency vehicles like ambulances and fire trucks to access buildings.
Prevent overcrowding and reduce the urban heat island effect.
Ensure privacy and ventilation for residents.
Provide space for green belts, pathways, and utilities.
🔴 Non-compliance with setback norms can lead to penalties, denial of occupancy certificate, or even demolition of unauthorized portions.
d. 🏢 Permission for Stilt + 4 Floors Construction
A major relief for urban residents and plot owners is the government’s permission to construct Stilt + 4 floors on eligible residential plots. Earlier, construction was mostly limited to Stilt + 3 floors.
🏗️ Key Conditions:
Minimum Plot Size:
Typically required to be at least 180 sq. meters (varies by location).
Stilt Floor Usage:
The ground floor (stilt) must be used only for parking, services, or building access—not for commercial or residential use.
Road Width Requirement:
Adjacent road must be minimum 9 meters wide to ensure traffic flow and fire vehicle movement.
Fire Safety & Structural Compliance:
Must include fire exit staircases, extinguishers, smoke detectors, and approval from the Fire Department.
Structural safety certificate must be submitted from a licensed structural engineer.
Lift Requirement:
Lifts become mandatory in Stilt + 4 structures for plots above a certain size (usually 200 sq. m and above).
👪 This policy is ideal for:
Joint families wanting to build multiple floors for each generation.
Homeowners who wish to generate rental income.
Builders targeting mid-rise development in residential zones.
⚠️ Note: The entire structure must strictly follow approved plans—unauthorized additions or modifications may lead to rejection of occupancy certificate.
3. 🏗️ Structural Design & Safety Norms
With increasing urbanization and the rise of high-rise buildings, ensuring structural integrity and fire safety has become critical. The Haryana Building Code amendments now place greater emphasis on earthquake resistance, fire preparedness, and adherence to national safety standards to protect lives and property in the event of a disaster.
a. 📏 Structural Design Standards
Given that large parts of Haryana fall under Seismic Zones III and IV, there is a real risk of moderate to severe earthquakes. As such, the building code has made earthquake-resistant structural design mandatory for all new constructions.
🧱 Key Requirements:
Mandatory Compliance with IS Codes:
All structural design work must adhere to the relevant Indian Standards (IS Codes) issued by the Bureau of Indian Standards (BIS). Some key IS Codes include:
IS 456:2000 for reinforced concrete design.
IS 1893:2016 for earthquake-resistant design of structures.
IS 875 for calculating dead, live, and wind loads on buildings.
IS 13920 for ductile detailing of reinforced concrete structures.
Structural Stability Certificate:
Every project must submit a Structural Stability Certificate issued by a licensed and registered structural engineer.
This certificate confirms that the building has been designed and constructed to safely bear expected loads and resist external forces like earthquakes and wind.
Design of Load-Bearing Elements:
Foundations, columns, beams, and load-bearing walls must be designed using appropriate load factors and safety margins.
Soil testing and geotechnical surveys are mandatory before foundation design to assess soil bearing capacity and avoid issues like subsidence.
Regular Supervision & Quality Checks:
Structural engineers must periodically inspect the site during construction.
Non-compliance or poor-quality materials may result in suspension or cancellation of approval.
✅ Benefits:
Enhances the lifespan of buildings and reduces long-term maintenance costs.
Protects residents from collapse during natural calamities.
Helps gain insurance and regulatory approvals more easily.
🟠 Note: Retrofitting is mandatory for old buildings that fail to meet new structural safety norms, especially those undergoing change of use or expansion.
b. 🔥 Fire Safety Regulations
The increasing frequency of fire accidents in residential and commercial buildings across India has led to strict fire safety norms being implemented in Haryana, particularly for multi-storey, group housing, and commercial buildings.
🔥 Mandatory Fire Safety Provisions:
Installation of Firefighting Systems:
Every high-rise must have fire-fighting equipment such as:
Overhead water tanks dedicated to fire emergencies.
Wet risers, fire hose reels, and hydrant systems.
Automatic sprinkler systems in basements, corridors, and other key areas.
Emergency Exits and Escape Routes:
Clear and accessible fire exits and emergency staircases are mandatory.
All escape routes must remain unblocked and well-lit.
Use of fire-rated doors is required in stairwells and lobbies to prevent the spread of fire.
Smoke Detectors and Fire Alarms:
High-rises must be equipped with smoke detection systems, fire alarms, and manual call points for fire alerts.
Systems should be connected to a central fire control panel for quick response.
Evacuation Plans and Signage:
Glow-in-the-dark signage, floor-wise evacuation plans, and emergency assembly point maps must be installed.
All building staff and residents must be trained in fire drills and evacuation procedures at regular intervals.
Fire NOC (No Objection Certificate):
A Fire NOC from the Department of Fire Services is mandatory before occupancy.
Authorities inspect the entire building for fire safety compliance before issuing the NOC.
🚒 Consequences of Non-Compliance:
No Occupancy Certificate (OC) is granted without a valid Fire NOC.
In case of fire-related accidents, lack of compliance can lead to criminal prosecution, insurance claim rejection, and heavy penalties.
Repeated violations may result in closure of the building or sealing of premises.
🟢 Additional Highlights:
Underground water storage and automatic diesel pump systems are required for high-rise buildings as backup in case of power failure.
Separate fire lifts must be provided for buildings above 15 meters height.
Basements must have mechanical ventilation and smoke extraction systems.
Group Housing Projects are required to have a minimum of 2 fire staircases per building.
4. 🧱 Basement Construction Rules
Basement construction plays a crucial role in optimizing space utilization, especially in urban and semi-urban plots where land costs are high. However, because of the inherent risks associated with basements—like flooding, poor ventilation, and structural instability—the Haryana Building Code enforces strict regulations to ensure safety, legality, and proper usage.
✅ Permitted Purpose of Basement Construction
Basements are allowed under the Haryana Building Code, but only for specific uses. The permitted functions are:
Vehicle Parking:
Basements are primarily meant to provide additional car parking space, helping to reduce the load on roads and keep surface areas open.
This is particularly beneficial for group housing societies, commercial complexes, and individual plots with limited surface area.
Storage and Utility Areas:
The basement may also be used as storage space for household goods, maintenance rooms, pump rooms, electric panels, or utility services like water tanks or generators.
Commercial properties can use the space to store inventory, but not to run shops or offices.
❌ Prohibited Uses of Basement
The basement cannot be used for any habitable or commercial activities, including:
Shops or Showrooms
Offices
Living or Sleeping Areas
Kitchens or Restaurants
Classrooms or Coaching Centers
🔴 Violation of this rule is considered illegal and may lead to:
Sealing of the premises by authorities
Heavy penalties or demolition orders
Revocation of Occupancy Certificate (OC)
🛠️ Essential Construction Guidelines for Basements
To ensure the safety and durability of basements, the code specifies certain technical and construction requirements, which must be strictly followed:
1. 🌀 Proper Ventilation & Lighting:
Natural or mechanical ventilation is mandatory.
At least one-fourth of the basement’s floor area must be ventilated using windows, shafts, or ventilators.
If natural lighting is not feasible, artificial lighting with emergency backup systems must be installed.
Exhaust systems are required to remove stale air, especially in parking areas.
2. 💧 Waterproofing Measures:
Basements are prone to seepage and groundwater ingress, especially during monsoons.
Builders must install membrane waterproofing systems, sump pumps, and drainage arrangements.
The floor and walls of the basement must be treated with waterproofing materials that comply with IS Codes (like IS 2645 for waterproof cement).
3. 🧱 Structural Strength & Safety:
The design must ensure that the basement does not compromise the structural stability of the main building or adjacent properties.
Proper retaining walls, pile foundations, and earth retaining systems must be in place, especially for deeper basements.
A structural safety certificate from a registered engineer is mandatory before starting construction.
Basement floors must be designed to bear vehicular loads (in case of parking usage).
4. 🌊 Drainage and Dewatering:
The basement must be equipped with sloped flooring and proper stormwater drainage to avoid water accumulation.
A sump well with automatic dewatering pumps is often required to prevent flooding during heavy rains or pipe bursts.
📄 Legal Compliance and Approvals
Before constructing a basement, builders and property owners must:
Get approval from the local authority or Urban Local Body (ULB) through the Online Building Plan Approval System (OBPAS).
Submit basement drawings, ventilation schemes, and waterproofing plans.
Ensure Fire Department clearance if the basement is part of a high-rise or group housing project.
🏛️ No Occupancy Certificate will be granted unless basement use and construction strictly comply with the sanctioned plan.
🚫 Consequences of Unauthorized Use
If a basement is found to be used illegally for residential or commercial purposes, authorities may take the following actions:
Issue show-cause notices and stop-work orders
Seal the property or impose fines
Initiate legal proceedings under the Haryana Municipal Act or Development Acts
Disconnect water, power, and sewerage services
Blacklist the builder or developer from future projects
5. 🌱 Green Building Norms & Environmental Sustainability
With a focus on eco-friendly urban development, the latest by-laws mandate:
Rainwater harvesting systems in all new buildings
Solar panels for energy generation in buildings over a certain plot size
Waste management systems in societies and commercial establishments
Encouragement to use eco-friendly construction materials and techniques
Landscaping norms to improve greenery within plots and societies
🌍 These steps align Haryana’s construction policies with India’s larger goals of sustainability and climate responsibility.
6. 🏘️ Special Provisions for Licensed Private Colonies
Builders and societies operating under the private colonization rules must adhere to:
Layout plans approved by DTCP (Department of Town and Country Planning)
Internal roads with prescribed widths and turning radii for emergency access
Allocation of spaces for:
Parks
Community centers
Schools or dispensaries in larger colonies
Must maintain open spaces and public utility areas as per planning standards
📝 Failure to follow these rules can result in cancellation of license and demolition of illegal constructions.
7. ⚠️ Penalties & Regularization of Unauthorized Constructions
Unauthorized construction is strictly penalized under the revised code:
Construction without building plan approval is liable for heavy penalties, sealing, or even demolition
Certain violations may be regularized through compounding fees, provided the building structure is safe and non-objectionable
Regularization is allowed only after submitting structural safety certificates and NOCs
⚖️ Illegal constructions in setback areas, above permissible height, or without stilt parking may not be regularized.
8. ⚙️ Ease of Doing Business & Self-Certification
To reduce red tape and encourage organized construction:
Registered architects and engineers can self-certify building plans for residential buildings up to a certain size
These professionals are held accountable for violations
Approval timelines have been reduced:
Residential projects: 20 working days
Group housing or commercial: 30 working days
💼 This change helps fast-track genuine construction projects while ensuring professional responsibility.
