Constructing a residential building in Delhi requires strict compliance with the Unified Building Bye-Laws (UBBL), which govern planned urban development across the city. These bye-laws ensure structural safety, proper ventilation, fire safety, environmental sustainability, and orderly growth.
The Delhi Building Bye-Laws were comprehensively revised in 2016, after nearly 33 years, and are enforced by local authorities such as MCD, DDA, NDMC, and Delhi Cantonment Board, in line with the Master Plan of Delhi (MPD 2021).
This guide explains ground coverage, FAR, setbacks, height rules, basements, stilt parking, lifts, staircases, ventilation, and more—along with a step-by-step construction approval process and penalties for violations.
What Are Delhi Building Bye Laws (UBBL)?
Delhi Building Bye-Laws are statutory regulations that define:
- How much you can build on a plot
- Where construction is permitted
- Structural, safety, and design standards
- Usage of basements, stilts, balconies, and terraces
They apply to all residential plotted developments and are mandatory before sanctioning any building plan.
Key Components of Delhi Building Bye Laws
1. Ground Coverage in Delhi
Ground coverage refers to the portion of the plot covered by the building at ground level, excluding permitted projections such as balconies, canopies, and porches.
In simple terms, it is how much land you are allowed to cover with construction on the ground floor.
2. FAR (Floor Area Ratio) in Delhi
FAR determines how much total construction area you can build across all floors.
Formula:
FAR = (Total Covered Area of All Floors × 100) / Plot Area
Example:
For a 251 sqm plot with FAR 300:
Total permissible built-up area = (251 × 300) / 100 = 753 sqm
This area can be distributed across multiple floors as per Delhi norms (typically 4 floors + stilt).
FAR Exclusions (Not Counted):
- Lift machine room
- Staircase mumty (max 3m height)
- Basement (if used for parking/services)
- Balconies (within limits)
- Water tanks, solar panels, pergolas
- Fire staircases and service shafts
3. Setback Requirements in Delhi
Setbacks are mandatory open spaces left between the building and plot boundaries for:
- Light and ventilation
- Fire safety
- Drainage and services
Setbacks depend on:
- Plot size
- Road width
- Whether the plot is corner or interior
Corner plots:
The wider road determines the primary setback.
In certain cases, relaxation using the preceding plot category is permitted if FAR and coverage are not achieved.
4. Height Regulations & Exemptions
Building height is measured from the highest surrounding road or ground level up to the top structural slab.
Height Exemptions (Not Counted):
- Parapet walls (up to 1.5–1.8 m)
- Solar panels
- Lift machine rooms
- Water tanks
- Staircase mumty
- Pergolas
- Terrace toilets (within size limits)
FAR & GROUND COVERAGE IN DELHI AS PER MPD 2021
| S No | Area of the Plot (sq. m.) | Maximum Ground Coverage% | FAR | Number of DUs |
| 1 | Below 32 | 90* | 350 | 3 |
| 2 | Above 32 to 50 | 90* | 350 | 3 |
| 3 | Above 50 to 100 | 90* | 350 | 4 |
| 4 | Above 100 to 250 | 75** | 300** | 4 |
| 5 | Above 250 to 750 | 75 | 225 | 6 |
| 6 | Above 750 to 1000 | 50 | 200 | 9 |
| 7 | Above 1000 to 1500 | 50 | 200 | 9 |
| 8 | Above 1500 to 2250 | 50 | 200 | 12 |
| 9 | Above 2250 to 3000 | 50 | 200 | 15 |
| 10 | Above 3000 to 3750 | 50 | 200 | 18 |
| 11 | Above 3750 | 50 | 200 | 21 |
Minimum setbacks in Delhi shall be as given in the following table:
| S No | Plot size (in sq m.) | Minimum Setbacks ( in meters) | Minimum Setbacks ( in meters) | Minimum Setbacks ( in meters) | Minimum Setbacks ( in meters) |
| 1 | Front | Rear | Side(1) | Side(2) | |
| 2 | Below 100 | 0 | 0 | 0 | 0 |
| 3 | Above 100 and up to 250 | 3 | 0 | 0 | 0 |
| 4 | Above 250 and up to 500 | 3 | 3 | 3 | 0 |
| 5 | Above 500 and up to 2000 | 6 | 3 | 3 | 3 |
| 6 | Above 2000 and up to 10000 | 9 | 6 | 6 | 6 |
| 7 | Above 10000 | 15 | 9 | 9 | 9 |
General Building Requirements Under UBBL Delhi
5a. Balcony Rules
- Maximum width: 1.5 m (free from FAR)
- Wrap-around balconies allowed up to 40% of open area
- Double-height open terrace permitted (max 10 sqm)
5b. Canopy Rules
- Allowed only at entrances
- Maximum depth:
- 2.4 m (3 m setback)
- 3 m (6 m setback)
- Minimum 30% of setback must remain open to sky
5c. Parapet Wall Regulations
- Minimum height: 1 m
- Maximum height: 1.5 m (low-rise) / 1.8 m (high-rise)
5d. Boundary Wall Height
- Front boundary: 1.5 m solid + perforated above
- Side/back walls: 2.4 m solid
5e. Basement Rules in Delhi
Basements are permitted if:
- Minimum clear height: 2.4 m
- Proper ventilation and waterproofing provided
- Used only for parking, storage, or services
✔ Basement not counted in FAR
✔ Must not extend beyond ground coverage
✔ 40% of setback area can be used as sunken courtyard
5f. Stilt Parking Rules
- Mandatory for plots 100–1000 sqm
- Minimum height: 2.4 m
- Maximum height: 2.7 m
- Must remain non-habitable
5g. Lift Regulations
- Optional for buildings below 15 m
- Mandatory accessibility to basement and terrace if installed
- Lift cannot act as emergency escape
5h. Staircase Requirements
- Non-combustible materials mandatory
- Maximum riser height: 150–190 mm
- Minimum tread width: 25 cm
- Handrail height: 1 m
- Maximum 15 risers per flight
5i. Lighting & Ventilation
All habitable rooms must:
- Open to external air or courtyard
- Courtyard size: minimum 3 m × 3 m
- Mechanical ventilation allowed as alternative
5j. Ventilation Shafts
Mandatory for toilets/bathrooms if not opening externally.
| Building Height | Shaft Area | Min Width |
|---|---|---|
| Up to 9 m | 1.5 sqm | 1.0 m |
| 9–15 m | 3.0 sqm | 1.2 m |
Step-by-Step Guide to Building Approval in Delhi
Step 1: Title Verification
Ensure clear ownership and valid land use.
Step 2: Architectural Design
Prepare plans as per UBBL & MPD norms.
Step 3: Online Plan Submission
Submit through local authority portal (MCD/DDA/NDMC).
Step 4: Fire & Structural Clearance
Mandatory for multi-storey buildings.
Step 5: Sanction of Building Plan
Approval issued after scrutiny.
Step 6: Construction as per Sanction
No deviation allowed without revised approval.
Step 7: Completion & Occupancy Certificate
Mandatory before occupation.
Penalties for Non-Compliance with Delhi Building Bye Laws
Failure to comply can result in:
❌ Unauthorized Construction
- Heavy monetary penalties
- Demolition orders
- Sealing of premises
❌ FAR or Setback Violations
- Cancellation of building approval
- Compounding charges (where applicable)
❌ Basement or Stilt Misuse
- Immediate sealing
- Criminal prosecution
- Utility disconnection
❌ No Completion Certificate
- Property cannot be legally occupied or sold
- No water or electricity connection
FAQs – Delhi Building Bye Laws
Q: How many floors are allowed in Delhi?
A: Maximum 4 floors + stilt parking, subject to plot size and FAR.
Q: Is basement allowed for residence?
A: No. Basement is strictly for parking, storage, and services.
Q: Is stilt parking mandatory?
A: Yes, for residential plots between 100–1000 sqm.
Conclusion
The Delhi Building Bye-Laws (UBBL Delhi) are designed to ensure safe, legal, and sustainable residential development. Whether you are building a new house or redeveloping an existing plot, strict adherence to these norms is essential to avoid penalties, delays, and demolition risks.
Professional planning, correct approvals, and legal compliance ensure peace of mind, long-term value, and resale eligibility.
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