Understanding Property Regularisation in India

Imagine this: You own a flat in Mumbai, but you live abroad. One day, a family member tells you that part of your building doesn’t have proper approval. You start to worry will it be demolished? Can you fix it from so far away?

Yes, you can. That’s where property regularisation comes in. It helps you turn an illegal or unapproved building into a legal one, so your property stays safe and valuable.

What Is Property Regularisation?

Property regularisation means making an unauthorised building legal. You do this by paying a fine and following the government’s rules.

It’s like giving your property a second chance to follow the law.

Across India, governments create special regularisation schemes to help owners fix mistakes and avoid demolition. These schemes make homes safer and protect the money people invest in them including NRIs who live abroad.

Why Regularisation Matters

Many buildings in cities like Mumbai are not fully approved. Sometimes, builders or owners make small changes without asking the local authorities like adding a floor, changing the layout, or extending a balcony.

These small actions can lead to big problems:

• Financial loss: Banks don’t give loans for illegal properties. This makes it hard to sell them later.
• Legal trouble: The local authority (like the BMC) can send a demolition notice anytime.
• Safety risk: Buildings made without proper approval may not be strong or safe.

Ignoring these problems only makes things worse. The best way to protect your home or flat is to regularise it legally.

Step-by-Step Guide to Property Regularisation

The rules change from state to state, but the main steps are almost the same everywhere.

1. Check If Your Property Qualifies

You must first see if your property can be regularised.

In Mumbai:

• The property must be under the BMC or MMRDA area.
• The building should have been made before the government’s cut-off date (for example, 2014 in Maharashtra).
• Buildings on public or government land cannot be regularised.

2. Collect Your Documents

You will need some important papers:

• Sale deed or ownership proof
• Approved and “as-built” building plans
• Structural safety certificate
• Power of Attorney (if you live abroad)
• Property tax bills or electricity bills

3. Apply for Regularisation

You can apply online or directly at the local authority’s office (like BMC or MMRDA).
You will have to pay an application fee and a penalty. The amount depends on your property’s size, type, and location.

4. Property Inspection

Officials will visit your property to check if it follows safety and building rules.

5. Pay the Final Fees

If your property is approved, you’ll have to pay the regularisation fees.
The amount depends on:

• How big the illegal change was
• Whether your property is residential or commercial
• The area and land value

6. Receive the Regularisation Certificate

After payment, you’ll get a regularisation certificate.
This document makes your property legal and safe from demolition. It also increases your property’s market value.

Regularisation Schemes in Different States

Different states in India have their own regularisation policies:

• Maharashtra: A 2025 policy allows non-OC buildings in Mumbai to become legal after paying fines.
• Telangana: Has two schemes LRS (Layout Regularisation Scheme) and BRS (Building Regularisation Scheme) for unapproved plots and small violations.
• Tamil Nadu: Lets owners regularise unauthorised buildings by submitting proper documents and photos.
• Goa: Allows regularisation for buildings made before 2014 with owner permission.

These schemes help cities grow safely and in a planned way.

Common Myths About Property Regularisation

Let’s clear up some common wrong ideas:

Myth 1: Every illegal building can be regularised.
Fact: Only minor violations can be fixed. Buildings on public or protected land cannot be legalised.

Myth 2: It’s cheap.
Fact: The fees can be high sometimes thousands of rupees per square metre.

Myth 3: NRIs can’t apply.
Fact: NRIs can apply easily by giving Power of Attorney to someone in India.

Myth 4: It’s fast.
Fact: The process usually takes 3–6 months, depending on inspections and approvals.

The NRI Point of View

Let’s say you live in London and own a flat in Mumbai. It has an unapproved balcony. You want to sell it, but buyers refuse because it’s not legal.

Instead of traveling back to India, you can hire a trusted consultant or lawyer. They can act for you through Power of Attorney. They’ll collect papers, handle fees, talk to the BMC, and finish the process for you.

This way, you make your property legal and safe without leaving your home abroad.

Frequently Asked Questions

1. What is property regularisation for NRIs?

It’s the process that allows NRIs to make unapproved properties legal through a local representative.

2. How can NRIs apply from abroad?

By giving Power of Attorney to someone in India who can apply on their behalf.

3. What documents are needed?

Ownership proof, building plans, safety certificate, ID copies, and Power of Attorney.

4. How much does it cost?

Fees depend on the state, property size, and location.

5. How long does it take?

Usually between 3 and 6 months.

6. What if the application is rejected?

You can fix the issues and apply again. Getting help from experts makes it easier.

The Future of Regularisation

Rules around building safety and legal approval are becoming stricter. Governments are also moving everything online to make the process faster and clearer.

In cities like Mumbai, regularisation is often the first step before redevelopment or getting an Occupation Certificate (OC).

If you act early, you protect your property and avoid stress later.

In Simple Words

Property regularisation is like cleaning up your property’s paperwork.
It turns an unsafe or unapproved building into a legal and valuable asset.

If you’re an NRI or a property owner in India, don’t wait take action, get the right help, and make your property fully legal and worry-free.

About lawcrust Realty

At LawCrust Realty, we stand apart as a premium and top real estate consulting partner for NRIs across the globe, offering end-to-end solutions in Property Management Services, Property Regularisation, Construction & Redevelopment, and Project Management Consulting. Born out of a legacy in legal and hybrid consulting, we understand the unique challenges NRIs face in protecting and growing their Indian assets – and we bridge them with compliance-driven execution, strategic expertise, and client-first innovation. Whether it is managing NRI-held properties, transforming long-pending assets into legally regularised ones, delivering turnkey redevelopment solutions, or guiding housing societies with independent project management consulting, LawCrust Realty combines authority with accessibility. By choosing us, you do not just solve property challenges from overseas – you future-proof your assets with one of India’s best and most trusted realty partners.

Contact LawCrust Today

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