Property approval check is the process of verifying that a property has all the necessary government approvals for its construction and sale. According to the Real Estate (Regulation and Development) Act, 2016 (RERA Act), every registered project must obtain approvals from the local planning authority before marketing or selling units.
I've been a property lawyer in Bangalore for over 20 years, and I can tell you this: skipping a proper approval check is the single most expensive mistake a homebuyer can make. Last year, a client came to me after paying a 10 lakh token advance for a villa in Whitefield. The builder showed him a beautiful brochure and a 'sanctioned plan' – but when I ran the approvals through the BBMP portal, the plan was never actually approved. The building was illegal from day one.
What approvals does a property need in Bangalore?
In Bangalore, a legally saleable property must have a few key approvals. Let me break them down simply.
What is a plan sanction or building approval?
Every building or apartment complex must have a sanctioned plan from the local authority – BBMP, BDA, or a planning authority like BMRDA. This plan shows the layout, floor area, setbacks, and height. Without it, your property could be demolished. I've seen it happen.
What is a khata certificate and why does it matter?
Khata is the record of your property in the municipal tax register. A Khata A means the building is legal and approved. A Khata B or 'non-approved' khata means there's some approval missing – often the plan sanction. Banks won't give loans for Khata B properties. In 2025, BBMP issued over 3 lakh khata certificates, but many are still pending (BBMP Annual Report, 2025).
What is RERA registration?
Since 2016, any project with more than 8 apartments or a plot area over 500 square meters must be registered with RERA. The registration number must be displayed on all marketing materials. You can check it on the Karnataka RERA website. If it's missing, the builder can't legally sell.
How do you verify property approvals in Bangalore?
You can do a lot yourself, but I'll be honest – a lawyer catches things you won't see. Here's a step-by-step.
- Ask the seller for copies of the sanctioned plan, khata certificate, RERA registration, occupancy certificate (OC), and completion certificate (CC).
- Check the sanctioned plan on the BBMP or BDA website using the application number. Look for the date, stamp, and signature of the approving officer.
- Verify khata on the BBMP's online portal. Enter the property ID or old khata number. It will show Khata A or B.
- Search for the project on the Karnataka RERA website (rera.karnataka.gov.in). Enter the project name or builder's name. Check if the registration is active.
- Visit the property in person. Compare the actual building with the sanctioned plan. Any extra floor or different setback is a red flag.
In 20 years, I've seen dozens of cases where the plan on paper didn't match what was built. One client in JP Nagar almost bought an apartment that had an extra floor built without approval. The builder had covered it with a false ceiling – we caught it during the site visit.
What documents do you need for a property approval check?
Here's a checklist of documents you must collect before any approval check.
- Sale deed or mother deed of the property
- Sanctioned building plan with approval letter from BBMP/BDA
- Khata certificate and khata extract
- RERA registration certificate (for apartments and plotted developments)
- Occupancy certificate (OC) – if the building is completed
- Completion certificate (CC) – for projects completed after 2016
- Encumbrance certificate (EC) from the sub-registrar for the last 13 years
- Tax paid receipts for the last 5 years
- No-objection certificates (NOCs) from BWSSB (water), BESCOM (electricity), and fire department
How long does a property approval check take?
If you do it yourself, expect at least a week – you'll need to visit government offices, wait for ECs, and track down documents. At Legal Brigade, we usually complete a full property due diligence – including approval checks, title verification, and encumbrance search – in 48 to 72 hours. For urgent cases, we've done it same-day. The key is knowing exactly where to look and who to call.
What happens if you skip the approval check?
You could lose your entire investment. Here are real consequences I've seen.
- The building is deemed illegal and BBMP issues a demolition notice – you have to vacate and get nothing.
- You can't get a home loan because banks won't approve a property without proper approvals.
- You can't sell the property later – no buyer will touch an unapproved property.
- You might have to pay hefty penalties to get the approvals retroactively, which often costs more than the property itself.
- Legal disputes with the builder can drag on for 5-10 years in Karnataka courts. The average civil suit takes 8 years to resolve (Karnataka High Court Annual Report, 2024).
Property approval check vs title verification – what's the difference?
Many buyers confuse these two. Let me clear it up.
| Approval Check | Title Verification |
|---|---|
| Checks if the building is legally constructed | Checks if the seller actually owns the property |
| Reviews sanctioned plan, khata, OC, CC, RERA | Reviews sale deeds, mother deeds, ECs, inheritance records |
| Done through BBMP, BDA, RERA websites | Done through sub-registrar office, Bhoomi/Kaveri portal |
| Takes 1-2 days (if you know the portals) | Takes 2-3 days for a 13-year EC search |
| Flat fee at Legal Brigade: around 3,000-5,000 | Flat fee at Legal Brigade: 5,000-10,000 |
Takeaway: Both checks are essential. Approval check tells you the building is legal. Title verification tells you the seller can legally transfer ownership to you. Don't skip either.
How much does a property approval check cost in Bangalore in 2026?
If you do it yourself, you'll spend maybe 500 rupees on photocopies and travel – but your time is worth something. If you hire a lawyer, fees vary. Small firms might charge 2,000-5,000 for a basic approval check. At Legal Brigade, we charge a flat, transparent fee – typically 3,000-5,000 for a full approval check, and 8,000-12,000 for a complete due diligence (approval + title + encumbrance). No hidden costs. You'll know the price upfront.
Can you do a property approval check yourself or do you need a lawyer?
Legally, you can do it yourself. The portals are public. But in practice, I've seen too many buyers miss critical red flags. For example, an approved plan might show 'stilt parking' – but the builder might have converted it into a flat without approval. A layperson might not notice that the plan doesn't match the actual structure. Also, some builders forge approval letters. A lawyer can spot forged stamps and signatures. Earlier this year, a client in Electronic City had a builder who gave him a photocopy of a sanction – we checked the original with BBMP and found it was a different property altogether. That saved him 50 lakh.
Frequently Asked Questions
How much does property title verification cost in Bangalore?
Title verification fees vary. A basic search for a single property can cost 5,000-10,000 from a good lawyer. At Legal Brigade, we charge 5,000-10,000 for a full title report including 13-year EC. Larger firms may charge 25,000 or more. Always ask for a flat fee upfront.
How long does a property due-diligence check take?
A complete due diligence – including approval check, title search, encumbrance, and khata verification – takes about 2-5 days. At Legal Brigade, we aim for 48-72 hours for standard cases. Urgent requests can be done in 24 hours.
Can I do property verification myself or do I need a lawyer?
You can start yourself by checking the sanctioned plan on BBMP's website and running an EC online. But a lawyer catches hidden issues like unreleased mortgages, pending litigation, forged documents, or plan deviations. Given the stakes, it's money well spent.
What is the difference between Khata A and Khata B?
Khata A means the property has all approvals and is fully legal. Khata B means something is missing – often the plan sanction, occupancy certificate, or conversion of land use. Banks rarely finance Khata B properties, and resale is difficult. Always insist on Khata A.
What is an encumbrance certificate and why is it important?
An EC is a record of all transactions and loans on a property for a given period – usually 13 years for a sale. It shows if the property has any existing mortgage, lien, or legal case. If there's an unreleased bank mortgage, the bank still owns the property. I've caught many such cases – one in Indiranagar where a seller had a 30 lakh loan still active. We insisted he clear it before registration.
What is the role of RERA in property approval checks?
RERA registration ensures the project has all necessary approvals from the local authority. Builders must update RERA with quarterly progress reports. If a project isn't RERA-registered, it's likely illegal or the builder is avoiding scrutiny. You can verify registration on the Karnataka RERA website using the project name or builder's name.
How do I check if a builder has all approvals?
Ask for the sanctioned plan, khata, RERA number, OC, and CC. Then verify each on the respective government portals. Also, visit the site and compare with the plan. If the builder hesitates to give documents, walk away. A genuine builder will happily share everything.
If you've got a token advance riding on a deadline, don't gamble on it. At Legal Brigade we usually turn a full title check around in two to three days at a flat, upfront fee – send us the documents and we'll tell you exactly where you stand. We also do property document verification in Bangalore with the same speed. For more tips, check out our more property buying guides. Or book a free property consultation – no obligation.
Written by Advocate Raghavendra S C, a Bangalore-based property lawyer with 20+ years of practice in property title verification, due diligence, registration, and civil litigation across Karnataka courts and sub-registrar offices. For a property title check or due-diligence opinion in Bangalore, contact Legal Brigade at legalbrigade.co.in.