Bengaluru’s urban planning landscape has changed significantly. The Greater Bengaluru Authority (GBA) empowered by the Greater Bengaluru Governance Act, 2024 has issued several clear, enforceable construction norms, especially related to setbacks, occupancy certificates, A-Khata conversion and building plan approvals.
This blog gives you exact legal specifications, so you know how to
• Comply with the law
• Avoid penalties or demolition orders
• Save time and money during construction
• Leverage new exemptions smartly
And if you’re confused or need end-to-end legal + construction support, buildAhome is here to help — from documentation to final key handover without hassles.
1. Occupancy Certificate (OC) Exemption — Clear Norms
Who qualifies:
Residential houses constructed on plots measuring up to 1,200 sq ft within GBA limits.
Conditions for exemption:
✔ Small renovation projects
✔ Only construction (no design, no approvals)
• Ground + 2 Floors
• Stilt + 3 Floors
If these conditions are met, the authorities explicitly exempts such buildings from the requirement to obtain an Occupancy Certificate (OC) under the GBA regulatory framework.
Why this matters:
OC is normally mandatory before water, electricity or BESCOM connections are given. This exemption legally accelerates completion and service connections for small houses.
Caution: This only applies for houses up to 1,200 sq ft with plan approval — no OC exemption for larger structures or commercial buildings.
2. Setback Norms — Area-Based Specifications
GBA has updated setback rules in its final notification — replacing older width/length-based rules.
Setback Requirements
For sites up to 1,500 sq ft
✔ Minimum front setback: 0.75 m (2.5 ft)
✔ Minimum side setback (either left OR right side): 0.6 m (2 ft)
✔ No rear setback required for sites up to 600 sq ft.
For sites measuring more than 1,500 sq ft but up to 4,000 sq m
✔ No rear setback required for sites up to 600 sq ft.
Takeaway: These changes dramatically simplify space rules on smaller residential plots — long a pain point for Bengaluru housebuilders. However, if you want extra floors or a larger footprint, you must still follow the larger setback standards.
3. A-Khata & B-Khata — Exact Conversion Rules
One of the most critical legal shifts under GBA is the one-time settlement scheme for converting B-Khata properties into A-Khata – giving full legality, tax benefits and construction permissions.
Eligibility & Process:
✔ Developers/owners can apply online via the official portal.
✔ Only single plot residential B-Khata sites are eligible (not B-Khata flats).
✔ Only single plot residential B-Khata sites are eligible (not B-Khata flats).
✔ Must not be officially declared unauthorized after inspections.
Conversion Costs
Owners must pay:
✔ 5% of the property’s guideline value as a conversion fee
✔ Additional charges for land conversion and layout approval fees
This can amount to significant costs (e.g., ~₹6 lakh on a 1,200 sq ft plot with a guideline value of ₹10,000/sq ft). Important: B-Khata to A-Khata conversion does not happen automatically. Fees and approvals must be completed — otherwise, construction permissions are not granted.
Validity
Once converted:
✔ Property becomes eligible for plan approvals
✔ Eligible for bank loans & mortgages
✔ Eligible for bank loans & mortgages
✔ Tax and utility services are regularized.
4. Building Plan Approvals & Legal Compliance
✔ All construction — regardless of size — still requires a sanctioned building plan filed via the official GBA / BBMP / city corporation portal.
✔ If you build without approved plans, even houses up to 1,200 sq ft may face enforcement actions or denial of services.
✔ Deviations from approved plans can lead to:
• Penalties
• Requirement to remove unauthorized extensions, and
• Denial of future OC/permissions.
Illegal Khata issuance without proper sale deeds or planning authority approval is null and void and can be cancelled or investigated by the authority.
How buildAhome Helps You Navigate These Rules
At buildAhome, we specialise in real-world compliance with GBA norms — not just paperwork.
We support you with:
✔ Plan approval and documentation
✔ Setback / FSI (Floor Space Index) optimization
✔ Khata conversion (B to A) strategy
✔ OC/utility connection assistance
✔ Legal reviews, site evaluation & approvals
✔ End-to-end construction management till key hand-over
Don’t risk rework, penalties or delays. If you’re planning construction or confusion with evolving GBA rules — contact buildAhome for reliable, expert support.