Uttar Pradesh is witnessing rapid urbanisation and infrastructure development, demanding robust regulation of residential and commercial construction. To streamline construction activities and promote planned growth, the Uttar Pradesh government introduced the Building Construction and Development Bye-Laws 2025. These bye-laws simplify the building approval process, encourage sustainable development, and ensure alignment with the state’s Master Plan.
This blog explores Uttar Pradesh’s building bye-laws for residential construction, covering FAR, setbacks, permissible height, staircase dimensions, and safety norms of buildings.
What Are the Uttar Pradesh Building Bye-Laws?
Uttar Pradesh Building Bye-Laws are building regulations set by the Housing & Urban Planning Department of the Government of Uttar Pradesh. These regulations work as basic rules for building various types of structures, including residential, commercial, and industrial structures.
Key Building Bye-Laws Every Homeowner Must Know
The Uttar Pradesh building bye-laws are classified as follows:
Plot Size Requirement
The following table indicates the plot size and requirements for residential buildings:
| Min. Plot Size (sq.m.) | Min. Existing Road width (m) |
| 40 (Row Housing – Single Unit) No minimum plot size in built-up area | 7.5 (plots on one side) 9 (plots on both sides) 4.0 m (Built-up area) |
| 150 (Row Housing – Multi Unit) | 9 |
| 500 (Semi-detached) | 9 |
| 1200 (Detached) | 9 |
Permissible Floor Area Ratio (FAR)
Floor Area Ratio (FAR) is the ratio of the total covered area of all floors 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:
- Cantilevered or permitted roof projections
- Lift machine room, mumty, courtyard and balcony
- Basement or any floor used only for parking, services, or storage
- Unenclosed stilt area (for parking or pedestrian plaza only)
- water tank
The following table indicates the permitted FAR for Residential – Plotted Development, including EWS/ LIG/ Affordable Housing.
| Type of building | Ground coverage(%) | Plot Area (in sq.m) | Base FAR | Max FAR |
| Plotted Development – Single Unit/Multi-Unit (Built-up/Non-Built-up) | Max. coverage after ensuring setbacks | Up to 150 | 2.0 | 2.0 |
| >150 to 300 | 1.8 | 2.0 | ||
| >300 to 500 | 1.75 | 2.0 | ||
| >500 to 1200 | 1.5 | 2.0 | ||
| >1200 | 1.25 | 2.0 |
Maximum Permissible Height
Permitted “Building Height” or “Height of building” is the vertical distance measured from the average level of the road in front of the building to the top part of the building. It is calculated differently based on the roof type:
- Flat Roofs: From the road level to the highest point of the building.
- Pitched (sloping) Roofs: Up to the point where the outside wall meets the sloping roof.
- Gable Roofs (triangular end facing the road): Up to the midpoint between the bottom edge (eaves) and the top ridge.
This table indicates the norms for building height according to the Uttar Pradesh building bye-laws:
| Residential Building Types | Maximum Permissible Building Height |
| Plotted – Single-Unit | 15 |
| Plotted – Multi-unit | 17.5 |
Parking
This is the space reserved for parking the family vehicles. The minimum parking requirements will be gauged by the standardized unit ECS. Based on the nature of parking, each “Equivalent Car Space (ECS)” shall have the following standards, along with circulation area:
| (a) Single/ Multi-units (Plotted) | 13.75 sq. m. |
| (b) Parking in open area | 23 sq. m. |
| (c) Covered parking | 28 sq. m. |
| (d) Parking in basement | 32 sq. m. |
| (e) Mechanized parking (double stacking) | 16 sq. m. / based on actual design |
| (f) Mechanized parking (triple stacking) | 8 sq. m. / based on actual design |
| (g) Two wheelers (including bicycles) | 2 sq. m. / based on actual design |
For dwelling units situated in residential plots, the ECS permitted are as follows:
| Area of Dwelling Unit- Single/Multi Unit (in sq.m.) | Parking requirement in EDS |
| Upto 100 | 1.0 |
| > 100 – 150 | 1.25 |
| > 150 | 1.50 |
Building Setbacks
Setbacks are the essential 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 Uttara Pradesh building bye laws:
| Type of Residential Building | Area of Plot (in sq.m.) | Setback (in m.) | |||
| Front | Rear | Side 1 | Side 2 | ||
| Row housing | Upto 150 | 1 | 0 | 0 | 0 |
| >150 to 300 | 3 | 1.5 | 0 | 0 | |
| >300 to 500 | 3 | 3 | 0 | 0 | |
| Semi-detached housing | >500 to 1200 | 4.5 | 4.5 | 1.5 | 0 |
| Detached housing | >1200 | 6 | 6 | 1.5 | 1.5 |
Staircase Dimensions
| Staircase Requirement | Standard Dimensions |
| Minimum width of internal staircase (up to 3 floors, group housing) | 1.0 m |
| Minimum tread (without nosing) | 25 cm |
| Maximum riser height | 19 cm |
| Maximum number of risers in one flight | 12 |
| Minimum height of handrail (from center of tread) | 85 cm |
| Minimum width of staircase (residential occupancy) | 1.0 m |
Plinth Regulations
The following table indicates the plinth regulations for residential buildings:
| Plinth Regulation | Standard for Residential Buildings |
| General plinth height | Minimum 0.30 m above surrounding ground level (to ensure proper site drainage) |
| Inner courtyard, covered parking at ground level, and stilt floor | Minimum 0.15 m above surrounding ground level |
Fire Safety
Residential buildings must follow all structural and fire safety requirements as per the latest Bureau of Indian Standards (BIS) Codes and the National Building Code of India, Part IV: Fire & Life Safety (current edition: NBC 2016 with relevant amendments). In addition to general compliance, the following categories require a ‘Fire Safety Certificate’ from the Uttar Pradesh Fire and Emergency Services, independent of other building bye-law enforcement:
- Multi-storied buildings with height greater than 15 meters, or as defined by the latest state notification.
- Mixed-use buildings (residential + commercial or other occupancy) with covered area exceeding 500 sq. m., per occupancy risk classification.
- Any building identified as having special hazards, basement area exceeding 200 sq. m., or situations where mandated by the Chief Fire Officer.
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) | Size of ventilation shaft (square meter) | Minimum width of shaft (meter) |
| Up to 15 | 1.2 | 0.9 |
| Up to 17.5 | 2.4 | 1.2 |
| Up to 24.0 | 5.4 | 1.8 |
| Upto 30.0 | 8.0 | 2.4 |
| More than 30.0 | 9.0 | 3.0 |
Note:
(i) For residential buildings more than 15 meters in height, ventilation shafts shall be provided, and arrangements shall be made to enter the shaft for cleaning and maintenance.
(ii) For buildings more than 30 meters in height, a mechanical ventilation system shall also be installed, besides the provisions of the minimum ventilation shaft. These provisions shall be relaxed in buildings with completely air-conditioned systems, where ventilation shafts shall be as per design.
How Bye-Laws Impact Your Construction Project
By following the building bye-laws 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 decrease 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.
- 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 prevent misunderstandings between authorities, making the construction process clear.
Step-by-Step Approval Process From Uttar Pradesh Building Authority
Determine Eligibility Category
- Low-Risk: Residential plots up to 100 sq. m and commercial plots up to 30 sq. m in approved layouts need only online registration with a nominal ₹1 fee. No formal plan or map approval is required, simplifying construction for small plot owners.
- Medium-Risk: Single-unit residential buildings up to 300 sq. m on government-constructed roads, or up to 500 sq. m in layouts approved/developed by Authorities, qualify for trust-based online plan approval. Plans must be prepared and certified by Licensed Technical Persons (LTPs) or registered architects.
- High-Risk: Larger residential properties, multi-building projects, group housing, and commercial complexes require detailed online applications through a common portal with additional scrutiny, mandatory NOCs, and higher fees.
Plan Preparation and Submission
- Building plans following Master/Zonal Plans and the 2025 Bye-Laws are digitally prepared using approved formats.
- Applicants upload plans and all supporting documents (ownership proof, site plans, compliance certificates) on the Uttar Pradesh Online Building Plan Approval System (UPOBPAS) portal.
Automated Scrutiny and Fees
- The system performs automated compliance checks. Plan processing fees vary by category, plot size, and location, following the 2024 Building Permit Fee Rules (ranging from nominal fees for low-risk to higher slab rates for larger projects.
- NOCs from fire, water, environment, and other departments are integrated online. Each department is required to provide responses within 7 to 15 days, failing which approvals are deemed granted.
Approval or Objection
- For applicable categories, approvals are instant or issued within 15 days. Authorities have a 48-hour window to raise objections in a streamlined manner.
- No response within stipulated timeframes results in deemed approval.
Construction and Completion Certificate
- Construction proceeds as per the approved plan.
- Upon completion, apply for a Completion Certificate online. For low and medium-risk cases, Completion Certificates are issued within 8 days or deemed approved if no response is received.
Appeals and Modifications
- Applicants may appeal within 30 days of rejection. The Authority reviews and may amend approvals subject to conditions.
Key Takeaways & Conclusion
You need to understand the Uttar Pradesh 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 Uttar Pradesh’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 Noida.
Frequently Asked Questions (FAQs) uttar pradesh building bye laws
Is building plan approval mandatory for all residential plots in Uttar Pradesh?
Residential plots up to 100 sq. m in approved layouts only require online registration with a nominal ₹1 fee. Approval is mandatory for larger plots or commercial/mixed-use buildings.
What is the process for applying for building permission online?
Submit digitally prepared plans and ownership documents on the Uttar Pradesh Online Building Plan Approval System (UPOBPAS). Licensed Technical Persons must certify plans for medium and high-risk projects.
How long does the building plan approval take?
For eligible categories, approval is granted instantly or within 15 days; no response within this period means deemed approval.
Are there any exemptions from map approval?
Yes, houses up to 100 sq. m and some other low-risk projects are exempted from map approval. Additionally, up to 25% FAR can be utilized for homestays or service professionals without extra approvals.