Delhi is the capital of India. Thus, it is experiencing rapid growth in urbanisation, infrastructure development, and the real estate industry. To regulate this, the Delhi Development Authority (DDA) collaborated with municipal bodies to introduce building bye-laws, supporting sustainable city planning and enhancing infrastructure for urban development. This body oversees building construction as per the National Building Code and checks whether it aligns with the city’s Master Plan.
Read the blog to learn more about the Delhi Building Bye Laws in detail.
What Are Delhi’s Building Bye-Laws?
Delhi’s Building Bye-Laws are building regulations set by the Delhi Development Authority. These construction rules and regulations serve as primary rules for various types of structural construction, including residential, commercial, and industrial buildings.
Key Building Bye-Laws Every Homeowner Must Know
The Delhi building bye-laws are classified as follows:
Permissible Floor Area Ratio (FAR)
In a residential structure, Floor Area Ratio (FAR) can be defined as the ratio of the total covered area of all floors in the residential structure to the area of the plot.
FAR = (total covered area of all floors) ÷ plot area
Special features like shafts, chutes, lift wells, and staircases are counted towards FAR only once at the ground floor. Also, if a ventilation shaft is larger than 3 sq. m., its area is not included in FAR.
The following spaces are not counted towards FAR:
- Machine room for lifts and lift wells (limited to what is required for installation)
- Mumty (stairs headroom structure) up to 3 m height
- Basements used exclusively for parking, services, or household storage
- Unenclosed stilt areas (if used for parking or pedestrian plaza only)
- Cantilevered permitted roof projections, entrance canopies, balconies within 1.5 m width (provided their total area does not exceed permissible limits)
- Courtyards, water tanks, rockeries, cooling towers, plant rooms, and open-to-sky structures
- Ventilation shafts exceeding 3 sq.m. are not counted in FAR
- Staircases and shafts are counted toward FAR only once at the ground floor.
Maximum Permissible Ground Coverage
Maximum permissible ground coverage refers to the built-up area that can be covered by the building at ground level. Ground coverage is measured by the outer edges of the building’s structural elements (walls, columns, or slabs) at the ground floor. However, certain features are not included in this calculation, such as:
- Projections
- Balconies
- Canopies
- Porches
- Voids or shafts
- Cladding or curtain walls
Maximum ground coverage, FAR, number of dwelling units for different sizes of residential plots shall be as per the Delhi Building Bye-Laws, as in the following table:
| Area of the Plot (sq. m.) | Maximum Ground Coverage% | FAR | Number of DUs |
| Below 32 | 90 | 350 | 3 |
| Above 32 to 50 | 90 | 350 | 3 |
| Above 50 to 100 | 90 | 350 | 4 |
| Above 100 to 250 | 75 | 300 | 4 |
| Above 250 to 750 | 75 | 225 | 6 |
| Above 750 to 1000 | 50 | 200 | 9 |
| Above 1000 to 1500 | 50 | 200 | 9 |
| Above 1500 to 2250 | 50 | 200 | 12 |
| Above 2250 to 3000 | 50 | 200 | 15 |
| Above 3000 to 3750 | 50 | 200 | 18 |
| Above 3750 | 50 | 200 | 21 |
Note: A dwelling unit is an independent housing unit with separate facilities for living, cooking (maximum one kitchen), and sanitary requirements.
Building Setbacks
Setbacks are the required space between a building and the property line or other boundaries like streets, roads, or public areas.
The following table indicates the standard setbacks according to Delhi Building Bye-Laws:
| Plot size (in sq.m.) | Minimum Setbacks ( in meter) | |||
| Front | Rear | Side-1 | Side-2 | |
| Below 100 | 0 | 0 | 0 | 0 |
| Above 100 and up to 250 | 3 | 0 | 0 | 0 |
| Above 250 and up to 500 | 3 | 3 | 3 | 0 |
| Above 500 and up to 2000 | 6 | 3 | 3 | 3 |
| Above 2000 and up to 10000 | 9 | 6 | 6 | 6 |
| Above 10000 | 15 | 9 | 9 | 9 |
Maximum Permissible Height
The maximum permitted height of a building is the legally approved vertical distance measured from the average level of the road in front of the building to the top part of the building. In Delhi, the maximum permissible height for all types of building components is 4.8 m, measured from floor level to the soffit level of the ceiling. However, suppose the architect/engineer desires more than 4.8 m height of any building component in the project. If so, the double height may be permitted without counting twice in FAR, subject to the overall permissible height of the building/structure.
Parking
Parking is the space dedicated to parking the family vehicles. The minimum parking requirements will be gauged by the standardised unit ECS.
The permitted parking space within the residential plot is as follows:
| Plot Size | Parking Requirement | Notes |
| 250 – 300 sq.m. | 2 Equivalent Car Spaces (ECS) | Fixed requirement |
| Above 300 sq.m. | 1 ECS per 100 sq.m. built-up area | If permissible coverage and FAR are not achieved, parking norms of the preceding category (250–300 sq.m.) shall apply |
Staircase Dimensions
Width: Minimum clear width of internal staircase – 1.5 m.
Tread:
- Low-rise residential – minimum 25 cm (without nosing).
- High-rise residential – minimum 30 cm.
Riser: Maximum height – 150 mm; not more than 12 risers per flight.
Headroom: Minimum 2.2 m under landing or staircase.
Winders: Allowed in low-rise residences, except at the head of downward flight.
Continuity: Main and fire escape staircases must run continuously from ground to terrace.
Fire Safety
Residential buildings must follow the National Building Code (NBC) standards for fire prevention and protection. A fire escape staircase is mandatory and must be built with non-combustible materials. It should be an additional external staircase, at least 1.5 m wide, with 30 cm tread and 15 cm riser, and must run continuously from ground to terrace. The entrance to the fire escape should be separate and obstruction-free. Spiral staircases may be used only in houses up to 9 m in height, with a minimum 1.5 m diameter. Proper ventilation, fire-resistant enclosures, and handrails are essential for safety.
The Role of Building Bye-Laws in Your Project
By following the building bylaws during construction, the homeowner can expect the following benefits:
- The focus of creating the construction rules and regulations is to ensure the safety of the structures. Bye-laws minimise the risks arising from natural calamities, fire outbreaks, and other disasters through the provisions made for material, design, and construction methods.
- Zoning, setbacks, maximum building height and FAR are important to create uniformity in the city layouts. These uniformities improve orderliness and harmony in every type of construction section needed in society.
- By conducting construction works following zoning plans and land-use policies, bye-laws promote the best and most efficient land use, avoiding over-exploitation of the area.
- By directing rainwater harvesting, waste disposal and energy-efficient layouts, bye-laws promote making construction eco-friendly.
- Delhi Bye-laws include the requirements of sufficient ventilation, lighting, and sanitation to keep the health of occupants.
- By following each applicable building norm, the home builder can avoid misunderstandings between authorities, making the construction process clear.
Navigating the Application Process
1. Engage a Licensed Architect or Engineer
Hire a registered turnkey construction firm, or architect, or a structural engineer to prepare detailed building plans that comply with the Delhi Building Bye-Laws 2025.
2. Prepare Detailed Building Plans and Documents
The plan set should include site plans, floor plans, elevations, sections, structural drawings, and area statements, along with FAR calculations. Collect all mandatory documents such as land ownership proofs, latest tax receipts, soil test reports (if applicable), and No Objection Certificates (NOCs) from relevant authorities (fire, pollution control, airport authority, etc.) as required.
3. Submit Application Online or Offline
Applications are primarily accepted online via the Delhi Development Authority (DDA)’s official portal for building plan approval (OBPAS). Submit all documents alongside fees; accurate submission accelerates scrutiny.
4. Scrutiny and Site Inspection
The DBA conducts plan scrutiny, assessing compliance with zoning, FAR, setbacks, height, and safety norms. A site inspection may be scheduled to verify plot boundaries and site conditions.
5. Pay Applicable Fees
Fees include scrutiny fees, betterment charges, and development fees calculated based on plot area and building type.
6. Address Objections or Deficiencies
If the plan has deficiencies or non-compliance issues, the applicant receives an objection notice with timeline (usually 30 days) to rectify and resubmit.
7. Building Permit Issuance
Once compliance is established, the Building Permit is granted, typically valid for 3-5 years, enabling lawful construction commencement.
8. Commence Construction and Notify Authority
Construction must start within the prescribed timeline, informing DBA within 7 days. Any deviations from approved plans require prior written permission.
9. Completion Certificate and Occupancy Certificate
Post-construction, submit a completion certificate request. DBA inspects the completed building and issues an Occupancy Certificate (OC), mandatory for legal habitation.
Key Takeaways & Conclusion
You need to understand the Delhi building bye-laws to get the approval for your residential construction. This way, you can ensure that your building is safe and complies with all basic requirements of the Urban Development Authority. FAR, Zoning, setbacks, and permissible maximum building height are crucial to create uniformity in Delhi’s different city layouts. Also, maintaining the health of your family can be achieved by incorporating basic by-law needs like adequate ventilation, lighting, and sanitation.
For more details, you can consult Brick & Bolt, the best construction firm in Delhi.
Frequently Asked Questions (FAQs) Delhi Building Bye Laws
1. What are the building bye-laws in Delhi?
Delhi Building Bye-Laws regulate construction, ensuring safety, sustainability, and planned urban development. They cover FAR, setbacks, height, basement rules, parking, and fire safety for residential, commercial, and institutional buildings.
2. Is it legal to build a 5-floor building in Delhi?
Building 5 floors is allowed if it complies with FAR, height limits, and zoning rules specified in Delhi’s bye-laws, subject to approval from the Delhi Development Authority and local municipal bodies.
3. How many floors are allowed in Delhi?
The number of floors depends on factors such as plot size, FAR, and local zoning regulations. Typically, residential plots allow up to 3-4 floors, while designated high-rise zones can permit additional floors, subject to the required approvals and clearances.
4. What are the basement rules in Delhi?
Basements must follow ventilation, waterproofing, and use restrictions. They cannot be used for residential purposes except in special zones. Basements dedicated to parking and services are exempt from FAR calculations.
5. Are balconies included in FAR calculation in Delhi?
Balconies within 1.5 meters projection and adhering to prescribed size limits are generally excluded from FAR calculations, provided they comply with Delhi Building Bye-Laws 2025.