Haryana is a state formed on November 1, 1966. It covers only 1.37% of India’s area yet has made fast-paced progress in different fields, including agriculture, industry, irrigation, and rural electrification. It is the first-ever state to provide electricity, paved roads, and drinking water to all villages. With this day-to-day growth, the number of residential projects is also increasing, with great construction demand. To regulate this, HUDA, now HSVP, introduced the building bye-laws to support sustainable city planning and better infrastructure for urban development. This body oversees building construction as per the latest Haryana Building Code, 2017; and checks whether it aligns with the city’s Master Plan.
This blog explores HUDA bye-laws for residential construction, covering FAR, setbacks, permissible height, staircase dimensions, and safety norms of buildings.
What Are HUDA Bye-Laws?
These are building regulations set by the HUDA-Haryana Urban Development Authority, or Haryana Shahari Vikas Pradhikaran (HSVP). These regulations serve as basic rules for constructing various types of buildings, including residential, commercial, and industrial structures.
Major HSVP or HUDA Bye-Laws Every Homeowner Must Know
The Haryana Shahari Vikas Pradhikaran bye-laws are classified as follows:
Maximum Permissible Ground Coverage
Maximum permissible ground coverage refers to the built-up area that can be covered by a building at ground level. To calculate ground coverage area under the shaft, chute, lift well, and staircase shall be counted towards ground coverage.
However, a ventilation shaft area that is more than 3 square metres, a fire staircase, an atrium and an open courtyard of permitted size, shall not be counted in ground coverage.
Permissible Floor Area Ratio (FAR)
Floor Area Ratio (FAR) is calculated by dividing the total covered area of all floors by 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:
- Cantilevered or permitted roof projections
- Lift room, mumty, balcony
- Basement or any floor used only for parking, services, or storage
- Unenclosed stilt area (for parking or pedestrian plaza only)
- Open staircase (without mumty)
- Terrace (with or without access)
- Fire staircase
- Atrium, water tank
- Open courtyard of permitted size
Maximum Permissible Height
This indicates the maximum height the residential structure is permitted to be constructed. This is measured from the finished mean level of the street to the flat roof. If the building is not situated on a street, it can be measured at the highest level of the ground immediately adjacent to it.
The table below indicates the norms for all the above according to the HUDA building bye-laws:
| Area of Site | Maximum permissible coverage on ground ( including ancillary and residential zone) | Maximum permissible Floor Area Ratio (FAR) | Maximum permissible Height (G+3 Floor) (including stilt (S+4 Floor)) (in metres) |
| Upto 60 square metres | 85% | 220% | 16.5 |
| Above 60 to 150 square metres | 80% | 200% | 16.5 |
| Above 150 to 225 square metres | 70% | 180% | 16.5 |
| Above 225 to 450 square metres | 60% | 160% | 16.5 |
| Above 450 square metres | 50% | 140% | 16.5 |
Parking
This is the space reserved for parking the family vehicles. The minimum parking requirements will be guages by the standardized unit ECS.
One Equivalent Car Space (ECS) is equal to 12.5 sq. m. to be indicated in Car bay size of 2.5 m X 5 m in residential plots only.
In Hyper Potential towns (such as the Gurugram-Manesar Urban Complex):
- Stilt parking is mandatory if a building has 3 or more floors.
In all other towns of Haryana:
- Stilt parking is mandatory if a building has 4 or more floors.
For Plots Situated in Residential Plots, the ECS Permitted Are as Follows:
| Size of plot | No of Equivalent Car Space (ECS) |
| 500 Sq.m. and above | 2 ECS per Floor in stilt/open within the plot. |
| 250 Sq.m. and upto 500 Sq.mt | 1.5 ECS per Floor in stilt/open within the plot. |
| 100 Sq.m. and upto 250 Sq.mt. | 1 ECS per Floor in stilt/open within the plot. |
| Upto 100 Sq.mt. | 0.5 ECS per Floor in stilt/open within the plot. |
A service or guard room with a toilet (maximum 16 sq.m. for plots up to 200 sq.m. and 20 sq.m. for plots above 200 sq.m.) shall be permissible in the stilt area/floor, depending on the conditions that this area be placed adjacent to the staircase/ lift, be counted towards FAR and that the parking and other norms are followed.
Building Setbacks
Setbacks are the required space between a building and the property line or other boundaries (i.e. streets, roads, or public areas).
The following table indicates the standard setbacks according to Haryana bye-laws:
| Area of Plot (in sq.m.) | Minimum Rear Setback (in m.) | Minium Front Setback (In m.) |
| Upto 60 square metres | 0.5 | 0.5 |
| Above 61 upto 150 square metres | 1.5 | 1.0 |
| Above 151 upto 225 square metres | 2.5 | 2.0 |
| Above 226 uptp 450 square metres | 3.0 | 3.0 |
| Above 451 square metres | 4.5 | 4.0 |
Note: No one is permitted to build a balcony beyond the rear zoning limit.
Staircase Dimensions
| Minimum permissible staircase clear width (in metres) | Minimum permissible width of tread (in metres) | Maximum permissible height of riser (in metres) | |
| Upto 16.5 metres height (residential plotted) | 0.9 | 0.25 (without nosing) | 0.19 |
| Other than residential plotted | 1.2 | 0.25 (without nosing) | 0.15 |
According to Haryana Bye-laws, for residential plots up to 100 sq. m., there is no restriction on the maximum height of the riser.
Other requirements are as follows:
- Headroom Requirements
- Minimum headroom under the landing of a staircase: 2.1 metres
- Minimum clear headroom in any staircase: 2.1 metres
- Risers and Flights
- A single flight of stairs can have a maximum of 14 risers.
Note: For all residential buildings with an overall height exceeding 15 metres, a lift must be installed; the number will depend on the building’s occupancy.
Plinth Regulations
Main Building Plinth
- The plinth must be located to ensure proper site drainage.
- Height of the plinth: Not less than 450 mm and not more than 1.5 metres above surrounding ground level.
Courtyard Plinth
- Must be at least 150 mm above the street level from where the plot is accessed.
- Proper drainage must be ensured.
Ramp and Steps Regulations
- No part of a ramp or steps connecting the building plinth to the street/road shall extend onto the street/road or obstruct traffic.
- Ramps/steps may be provided within the plot boundary up to the house entry.
- Minimum slope of ramp: 1:4
- Minimum width:
- 1.0 metre for pedestrian use
- 3.0 metres for vehicular use
Fire Safety
The residential building’s design must comply with all structural design/safety aspects as per the latest Bureau of Indian Standards Codes and National Building Code, 2005 (as amended from time to time).
Ventilation
Water closets and bathrooms that do not open to the front, rear, or interior open spaces must be ventilated through a ventilation shaft. The size of this shaft shall not be smaller than the values specified below:
| Height of Building (in metres) | Minimum size of Ventilation Shaft (in square metres) | Minimum width of Shaft (in metres) |
| Upto 10.0 | 1.2 | 0.9 |
| Upto 12.0 | 2.8 | 1.2 |
| Upto 18.0 | 4.0 | 1.5 |
| Upto 24.0 | 5.4 | 1.8 |
| Upto 30.0 | 8.0 | 2.4 |
| Above 30.0 | 9.0 | 3.0 |
Note:
(i) For buildings more than 30.0 metres in height, a mechanical ventilation system shall be installed on the ventilation shaft.
(ii) For fully air-conditioned buildings, the ventilation shaft shall not be required, provided the air-conditioning system works on an uninterrupted source of power supply.
(iii) Horizontal ducting for ventilation may be installed in a building with an exhaust fan of appropriate capacity for releasing used air from the external face of the residential building.
How Bye-Laws Impact Your Construction Project?
The following are the impacts of building a house following the bye-laws:
- The main reason for developing the construction rules and regulations is to ensure the safety of structures. Bye-laws minimise risks arising from natural calamities, fire outbreaks, and other disasters through the provisions made for material, design, and construction methods.
- Zoning, setbacks, height and floor area ratios are essential to create order in the city layouts. These uniformities enhance orderliness and harmony in all types of construction sections needed in society.
- By executing construction works with zoning plans and land-use policies, bye-laws facilitate the best and most efficient land use, avoiding over-exploitation of the area.
- By insisting on rainwater harvesting, waste disposal and energy-efficient layouts, bye-laws support making construction eco-friendly.
- Bye-laws cover the requirements of adequate ventilation, lighting, and sanitation to maintain the occupants’ health.
- Well-followed rules in building prevent misunderstandings between developers/or property owners, and local authorities, making the construction process clear.
Step-by-Step House Plan Approval Process From HUDA
Follow these steps to get approval for your house plan from HSVP:
- Collect all necessary documentation, including
- 4 sets of floor plans signed by the designer, architect, and owner.
- A possession certificate to prove your ownership of your plot.
- Allotment letter and fee payment receipts.
- Form BR-I & II duly signed by the owner and the architect.
- Submit your application on the HSVP’s online portal. Attach building plans and all other necessary documents.
- Pay scrutiny fees of Rs. 10/- per sq.m. of covered area online, along with labour cess and Malba (debris) security fees. Malba charges are a security fee collected by HSVP during building approvals to ensure the clearance of construction debris (malba) from the site after construction is completed. The fee encourages allottees to remove construction waste promptly to avoid environmental and infrastructural damage. Typically, part of this fee (90%) is refundable upon satisfactory clearance of debris and levelling of the area, with 10% retained as non-refundable security.
Malba fees for residential plots:- Up to 6 Marla Rs. 5,000/-
- above 6 Marla up to 1 Kanal Rs. 10,000/-
- above 1 Kanal Rs. 20,000/-
- The application undergoes scrutiny/checking by multiple officers, including Record Keeper, JE, SDE, Estate Officer, Executive Engineer, DTP, and Fire Officer, from 2 to 5 working days per stage.
- Site inspections and report submissions by junior engineers and approvals related to public health, technical compliance, and fire safety are conducted during the process.
- If deficiencies are found, observations are communicated for rectification and resubmission; if approved, a building plan sanction letter is issued online.
- The entire process is tracked and status communicated to the applicant via SMS and email, ensuring transparency.
Key Takeaways & Conclusion
You need to understand Haryana Shahari Vikas Pradhikaran (HSVP) bye-laws to get the permission for your residential construction in Haryana. This way, you can make sure your building is safe and follows all basic requirements of the Urban Development Authority. Zoning, setbacks, and height and floor area ratios are important to create uniformity in Haryana’s different city layouts. Also, you can maintain the health of your family by integrating basic by-law needs like adequate ventilation, lighting, and sanitation.
For more details, you can consult Brick & Bolt, the best construction firm in Gurugram.
Frequently Asked Questions (FAQs) Huda Bye Laws for Residential Buildings
What are the building rules for houses in Haryana?
Building rules for houses include prescribed ground coverage, Floor Area Ratio (FAR), setbacks, height limits (usually up to 15 meters), ventilation, fire safety, and approved materials as per Haryana Building Code and HUDA regulations to ensure safety and planned development.
How many floors are allowed in Haryana?
Typically, residential buildings can have stilt plus 4 floors (S+4), with a maximum height up to 15 meters; buildings above 30 meters require clearance from the Airport Authority of India.
What is the penalty for non-construction in Huda?
Penalties include fines, stop work orders, or demolition of unauthorized or non-compliant structures according to HUDA and Haryana Building Code enforcement.
What is Section 15 of the Huda Act?
Section 15 empowers HUDA to regulate land use, approve building plans, and enforce penalties for violations within its urban development jurisdiction.