Short answer
How long is a building permit valid, and when must it be revalidated? Under the model building bye-laws 2016, a sanctioned permit is valid for three years for residential, industrial and commercial buildings of up to four storeys, four years for buildings of 15 m and above, and two years for additions or alterations. It is revalidated on a year-to-year basis in the prescribed form before it expires. Your state or city rules can differ, so check your sanctioned plan.
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A building permit is not open-ended. Once the authority sanctions the plan, the permit has a validity period, and it must be renewed if the work runs longer. This page sets out how the model building bye-laws 2016 treat the validity, the revalidation and the cases where a permit lapses. It does not give fees, and it does not decide the rules for your city.
How long is a permit valid?
The model bye-laws say a sanctioned permit stays valid for a set period from the date of sanction (clause 2.14.3). The period depends on the type and the height of the building.
| Case in the model bye-laws | Validity from the date of sanction | Clause |
|---|---|---|
| Residential, industrial or commercial building of up to four storeys | Three years | 2.14.3 |
| Multi-storeyed building of 15 m and above in height | Four years | 2.14.3 |
| Additions or alterations, in either case | Two years | 2.14.3 |
The model’s definition treats a building above four storeys, or 15 m or more, as multi-storeyed. Clause 2.14.3 gives four years to multi-storeyed buildings of 15 m and above, so a building of four storeys or fewer that is 15 m or more falls under the four-year row. Check how your authority treats a building above four storeys but below 15 m.
Source: Model Building Bye-Laws 2016, clause 2.14.3, as read. The model is a template, and a state or local body can set different periods.
A house with a ground floor and one upper floor is in the first row. A building of 15 m and above is in the second row. A later extension is in the third row, even if the main house has its own permit.
What is revalidation?
Before the period expires, the permit must be revalidated in the prescribed form, which the model bye-laws name as Appendix A-8 (clause 2.14.3). Revalidation is done on a year-to-year basis. So the clause requires revalidation on a year-to-year basis, before expiry.
The model also says that revalidation is subject to the master plan, the zonal plan and the bye-laws in force for the area, where construction has not started. So if the work has not started, revalidation is subject to the rules in force for the area, which may be newer than the ones the permit was sanctioned under.
What if construction has not started before the permit expires?
Clause 2.8.3, the pre-code clause, covers building permits issued before the model bye-laws came into force. For such a permit, where its validity has expired and construction has not commenced, the construction is governed by the provisions of the model bye-laws (clause 2.8.3).
When can a permit be revoked?
The model says the authority shall revoke a permit where the application contained a false statement or a misrepresentation of material facts, and where the owner violates the bye-laws, the sanctioned plan or the compoundable limits during construction (clause 2.14.4).
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What should an owner check?
These checks are practice, not steps in the model bye-laws:
- The date of sanction on the permit. Note the date and the period on the permit itself, not from memory.
- The date to revalidate. Write down the date before the expiry and ask the engineer to file the revalidation in time.
- The state or city rule. Ask the authority for the validity period and the revalidation form that apply to your plot.
- The plan on site. Keep the sanctioned plan and the permit together at the site, and check that the work matches the plan.
- A long gap. If the work has stopped for a long time, ask the engineer before you restart.
What mistakes should I avoid?
These are practice points:
- Assuming the permit lasts for the whole build. The clause requires revalidation on a year-to-year basis, before expiry.
- Letting the permit expire while the plot is empty. The current rules may then apply to the plan.
- Applying the model period without checking the state rule. The state or city may set a different period.
- Missing the revalidation date. The model does not say what happens if revalidation is missed. Ask the authority what applies to your plot.
Frequently asked questions
Is the three-year period the same everywhere in India?
Not necessarily. The model bye-laws give three years, four years and two years as guidance for state governments and local bodies, and each adopts its own rules. Check the rule that applies to your plot before you rely on any period.
Does the validity start when I pay the fee?
The model bye-laws measure the validity from the date of sanction (clause 2.14.3). The date on the permit is the one to check.
Can I build an extension after the main permit has expired?
Under the model bye-laws, an addition or alteration needs its own building permit (clause 2.8.2), and that permit is valid for two years from its sanction (clause 2.14.3). The model does not say an extension can rely on the main permit’s validity. Ask the authority how your extension is being handled.
Related guides
- Planning permission vs building permit: the steps in the model bye-laws
- Building plan approval process and documents
- Which house works need a building permit and which do not
This guide is general information. Read the disclaimer. Your local authority and your architect or engineer decide the permit, its validity and any revalidation for your house.
Sources
General information only. It is not a structural design or professional advice. Ask a licensed structural engineer or architect to check your plans and site.