Different states have different sets of building bye-laws to regularise the building construction. These bye-laws are designed for housing and urban development by regularising building dimensions such as building height, floor area ratio, fire safety, sustainability, etc. These rules differ from one municipality or local authority to another but are generally formulated on the national building code and relevant state laws.
Read on to understand more about Karnataka building bye-laws.
What are Building Bye-laws?
The construction laws and regulations designed by local authorities to maintain safety, eco-friendliness, and order in the construction are called building bye-laws. Local authorities will set building bye-laws for building design, construction methods, and maintenance, depending on the local regions. This will help to protect public safety and improve urban planning and development.
Building Bye-Laws in Karnataka
The control of building bye-laws in Karnataka is mainly handled by the Karnataka Urban Development Department. These bylaws are officially called the Karnataka Municipalities Model Building Bye-Laws (KMMBL). They apply to both residential and commercial buildings in Karnataka state. They command from structural safety to environmental sustainability, ensuring that buildings satisfy minimum safety and functionality standards.
Key Regulatory Aspects under Karnataka Building Bylaws
The Karnataka Municipalities Model Building Bye-Laws (KMMBL) for residential and commercial buildings focus on safety, privacy, and comfort for residents. Based on KMMBL, residential buildings always obey specific guidelines about FAR or FSI, plot size, building height, setbacks, and parking requirements.
Floor Area Ratio (FAR) or Floor Space Index (F.S.I)
- The Floor Area Ratio (FAR) is the maximum permissible built-up area relative to the plot size. Generally, a higher FAR is permitted to encourage vertical growth in urban areas, which is suitable for the increasing population density. Under Karnataka’s Revised Master Plan (RMP) 2015 and related regulations, FAR varies by zone, plot size, and road width.
- For example, common FAR values in Bangalore residential properties range from 1.5 to 3.0.
- The government has proposed premium FAR norms allowing additional FAR purchases based on road width:
- 20% extra FAR for roads 30 to 40 feet wide
- 40% extra FAR for roads 40 to 60 feet wide
- 60% extra FAR for roads wider than 60 feet
- To acquire premium FAR, developers must pay at least 28% of the guidance value of the property for the additional built-up area.
Building Setback or Building Line
- A building setback, or building line, is the minimum required distance between the outermost part of a building and the boundary line of the plot on which it is constructed. This distance must be maintained on all sides-front, rear, and sides-to ensure adequate space for ventilation, natural light, safety, accessibility, and environmental considerations.
- Minimum setbacks vary by property type and plot size to ensure light, ventilation, and safety.
- For residential buildings, typical setbacks in Karnataka Municipalities Model Building Bye-Laws 2017 are:
- Front setback: Minimum 3 meters (approx. 10 feet)
- Rear setback: Minimum 1.5 meters (approx. 5 feet)
- Side setbacks: Minimum 1.0 to 1.5 meters (approx. 3 to 5 feet) depending on plot size and height of the building.
- Commercial and industrial buildings require larger setbacks, often 4.5 meters or more on the front and sides.
Height Restrictions:
- As per Residential Zoning Laws, typical height limits in residential zones depend on the width of the adjoining road:
- For roads less than 9 meters (30 feet) wide: Maximum G+2 floors (ground plus two floors) or about 9 meters height.
- For roads 9 to 12 meters (30-40 feet) wide: Up to G+3 floors or about 12 meters.
- For roads wider than 12 meters (40 feet) and above, higher floors may be permitted subject to FAR and structural norms.
- Commercial zones allow taller buildings depending on FAR and road width.
Minimum Plot Size and Road Width:
- Minimum plot size for residential construction is typically 30 square meters for certain urban areas, but commonly 60 to 90 square meters in Bangalore and other cities to ensure adequate infrastructure and safety.
- Minimum road width requirements:
- For residential plots, a minimum of 6 meters (20 feet) wide road access is generally required.
- Wider roads (30 feet or more) allow higher FAR and building heights under premium FAR norms.
Parking Requirements
- Parking norms depend on building use and size.
- For residential buildings, a minimum of 1 car parking space per dwelling unit is mandated.
- For commercial buildings, parking requirements are based on built-up area, e.g., 1 parking space per 100 to 150 sq. meters of floor area.
- Adequate parking space must be provided within the plot or as per local authority approval to avoid penalties.
Parapet Wall Designs
Minimum Height:
- For residential buildings, parapet walls must be at least 1.0 to 1.2 meters (approx. 3.3 to 4 feet) high on all open terraces, balconies, and roofs for safety.
- For commercial and high-rise buildings, parapet or guard rails may need to be higher or designed as per structural safety codes.
Fire Safety Regulations
- Mandatory for all high-rise and commercial buildings:
- Automatic sprinkler systems
- Fire hydrants on each floor
- Fire alarms and smoke detectors
- Dedicated fire exits and staircases
- Fire safety systems must comply with the National Building Code of India and local fire department guidelines.
Annual fire safety audits and certification are required for occupancy.
Lift Requirements
As per the Karnataka Lifts, Escalators and Passenger Conveyors Rules, 2015, residential buildings up to seven floors are required to have a minimum of one lift, while those with eight to fourteen floors must provide at least two lifts; for commercial buildings, at least one lift is required for up to five floors, and a minimum of two lifts for six to twelve floors, with one additional lift mandated for every eight floors above twelve, ensuring accessibility and compliance with state safety standards.
Environmental Considerations in Karnataka’s Building Bylaws
Karnataka’s building bylaws mainly focus on the sustainable construction of homes. The following are some of the regulations
Rainwater Harvesting
Rainwater harvesting (RWH) is a solution for water scarcity issues in Karnataka, mainly in urban environments such as Bengaluru. In urban areas, water resources are in high demand. Therefore, all new buildings should include a rainwater harvesting system. This will help recharge groundwater levels so that rainwater can be used later.
Green Building Certification
Karnataka Building Bylaws encourage sustainable construction with green building certification. It includes solar energy provisions to make the building energy efficient, as well as waste management rules for proper segregation, storage, and disposal of construction waste.
Building Plan Approval Process under Karnataka Building Bylaws
To obtain building plan approval anywhere in Karnataka, the following steps-aligned with the Karnataka Municipal Corporations Model Building Bye-Laws 2017-apply to both urban and rural areas, including city corporations, municipalities, and panchayats:
- Submission of Building Plan: Submit detailed architectural and structural plans to the appropriate local authority (such as city corporation, municipal council, town panchayat, or gram panchayat). The plan must comply with all applicable building by-laws, including regulations on setbacks, height, Floor Area Ratio (FAR), land use, parking, and safety standards. Ensure construction strictly follows the approved plan. Any deviations require re-approval to avoid penalties, and building without proper permits can lead to serious legal and financial consequences.
- Environmental Clearance: For large-scale projects or those in environmentally sensitive areas, obtain environmental clearance from the relevant authority before proceeding.
- Obtaining Essential Permits: After plan approval, secure all necessary permits such as those for electricity, water supply, sewage, fire safety, and No Objection Certificates (NOCs) from concerned departments before starting construction.
- Construction and Compliance: Ensure construction strictly follows the approved plan. Any deviations require re-approval to avoid penalties.
Common Violations and Penalties as per Karnataka Building Bylaw
Types of Common Building Violations:
- Exceeding permitted FAR.
- Insufficient setbacks.
- Unauthorized structural changes.
- Construction without essential permits.
- Change of property use without approval.
Penalties Imposed for Building Bylaw Violations:
- Minor violations may attract fines.
- Major violations can lead to demolition orders and imprisonment (up to two years for serious breaches).
- Fines can be approximately 50% of the property’s tax value for illegal constructions.
- Officials failing to act on violations may also face disciplinary penalties.
Remedial Steps with the Akrama Sakrama Scheme
Akrama Sakrama is a scheme enforced by the Government of Karnataka in 2013 to legalize illegal buildings and make them safe and good for use.
With this scheme, buildings that have violated the rules can be regularised with a one-time penalty. After paying the penalty, the owner will get a Certificate of Completion from the authorities.
The Basic Standards of the Akrama Sakrama Scheme
The Akrama Sakrama Scheme aims to regularize unauthorized constructions across Karnataka, subject to certain conditions and penalties based on the extent of violation:
- For residential buildings, if the violation in Floor Area Ratio (FAR) or other building norms is up to 25%, the penalty is 6% of the market value of the violated area.
- If the violation exceeds 25% but is less than 50%, the penalty increases to 8% of the market value of the violated area.
- Violations exceeding 50% are liable for demolition as per the scheme guidelines.
The market value for calculating penalties is determined according to the Karnataka Stamp Act, 1957.
This scheme applies to unauthorized buildings constructed on private lands before the cut-off date (generally October 19, 2013), excluding constructions on government land, designated green belts, parks, or other non-developable zones as per the Karnataka Town and Country Planning Act.
The scheme facilitates one-time regularization by charging penalties, enabling property owners to obtain legal approvals, occupancy certificates, and eligibility for government services and property transactions.
You need to understand Karnataka’s building bye-laws when ease the construction or renovation of your property legally. These regulations ensure safe, sustainable, and orderly urban development while protecting public welfare. From plot size requirements to environmental measures like rainwater harvesting, every aspect is covered to promote better living standards. By following these you can avoid future legal issues, penalties, and future complications. With initiatives like the Akrama Sakrama Scheme, the Karnataka state also offers a pathway to regularize certain violations. By following the prescribed bye-laws, one can ensure a compliant, safe, and future-ready building in Karnataka. To avoid any confusion and make your construction legal, consult an experienced architect or India’s No.1 tech-enabled construction company, Brick & Bolt. With these bye-laws, they can help you create safe and structurally sound buildings.
Hemali Patel