How to Make Your Illegal Building Legal: Simple Steps to Fix It (unauthorised building regularisation

Imagine this: You come back to Mumbai after living abroad for years. You’re super excited to see your family home in a busy neighborhood. But then, neighbors tell you about an extra floor added a long time ago without any official okay. That extra part, built to fit more family, now feels like a big problem hanging over your house. Whether you’re an NRI (someone living outside India) or living here, you wonder: How do you turn this illegal spot into something legal? You worry about fines, the government tearing it down, or trouble selling the place.

Don’t stress. Lots of people in India face this. Many buildings got built fast during busy times, and rules weren’t followed. Now, with better rules, you can fix it through a process called unauthorised building regularisation. This guide shows you how, step by step. We focus on Mumbai, where old buildings and neighborhood groups are common, but the ideas work in other places too. By the end, you’ll know how to protect your home and feel better.

Why Unauthorised Building Regularisation Matters Right Now

Fixing an illegal building isn’t just filling out forms it’s like putting a shield around your home to avoid big problems and money loss. Without the official paper saying it’s okay, your place is stuck in a weird spot. You can’t easily sell it, get a loan, or even rent it out without issues. Banks don’t like dealing with “illegal” homes, and smart buyers want big price cuts because of the risk.

The problems get bigger. In Mumbai, tons of buildings don’t have the final okay to live in, called an Occupation Certificate (OC). These old ones face extra checks under new building update rules. If you ignore fixing it, the city office (BMC) might send notices, charge huge fines, or even knock parts down. Safety is a must no one wants a risky building.

That’s why unauthorised building regularisation is so important. It’s not just paperwork it’s a way to protect your property’s value, keep it safe, and stay on the right side of the law.

For people abroad, it’s even tougher. Different time zones, travel money, and tricky rules make it hard. But unauthorised building regularisation makes it easier to manage things legally from afar. Fixing it opens doors. It lets your neighborhood update old buildings into new ones. Acting now builds a safe future.

The Secret Dangers of Ignoring Unauthorised Building Regularisation

It’s easy to think, “It’s been there for 20 years why bother?” But time doesn’t make it legal. Rules in Maharashtra say illegal builds keep getting fines. The city can add extra charges on unpaid fees, making the total cost huge.

Even worse, safety hides big risks. Without a check on the building’s strength, small cracks can turn bad. Illegal builds often skip proper safety plans. And selling? No way. New rules need clear ownership; buyers won’t touch illegal spots.

Think about a neighborhood group wanting to update their building. If there’s an illegal part, the whole update stops. New rules in Mumbai link okay to live in papers to updates, so fixed buildings move ahead. Fixing it turns worry into power.

Your Step-by-Step Guide to Fixing the Illegal Building

To fix your illegal building, follow these clear steps. We use Mumbai’s city office process, but it fits other places too.

Step 1: Check If It Qualifies and Get a Strength Check

Begin here. Not every illegal build can get fixed. Programs usually cover builds from before a certain year (like before 2018 in Maharashtra), but skip dangerous areas or public land spots.

• First Check: Figure out what exactly is wrong. Is it an extra floor, too close to the edge, or more space than allowed?
• The Check: Hire a trained engineer to look at the building’s strength. They test if it’s stable, safe from fire, and follows basic rules. If it passes, keep going. If not, fix or strengthen it first for safety.
• Map It Out: Have an architect draw the current building, showing the wrong parts clearly for your fix request.

Step 2: Collect the Key Papers for Your Request

Papers sound scary, but they’re simple. Grab these to make fixing smooth:

• Ownership Paper: Shows you own the land or flat. People abroad, get copies checked at the Indian office there.
• Old Building Plans: Shows what’s extra. Use a trusted person with your okay to get records from the neighborhood group.
• Strength Check Report: Proves it’s safe and strong.
• Neighborhood Okay (NOC): Needed for shared buildings in groups.
• Tax Payments (Last 5 Years): Shows you’ve paid city fees.
• Promise Statement: A signed paper saying you’ll follow all rules.

Step 3: Send It In, Let Them Review, and Pay the Fee

• Send Your Request: Turn in everything, including the filled form, to the right office (like BMC’s building team). People abroad, give power to a local helper.
• Their Review: Officials check your stuff, comparing old plans, current build, and strength report. They see if it fits the fix program.
• Fee Notice: If it’s okay so far, they send a bill for the fix fee. They base it on the extra area’s size, current land price, and penalty. Pay it on time.

Step 4: Final Check and Get Your Okay Paper

• Site Visit: Officials come to see if it matches the plans and you’ve paid.
• Last Okay: After payment and check, they give you the Fix Certificate.
• Now It’s Legal: This paper proves your old illegal build is now okay. Keep it for selling, loans, or updates.

Looking Ahead: Fixing Opens Doors to Updates

Fixing your illegal build is the first move to bigger wins. With the certificate, you protect your home for the future.

• Start Updates: In Mumbai, updated neighborhoods sell for 50% more. A fixed building joins programs with builders nearby. Rules like fixed spots best.
• Abroad Perk: As someone abroad, a clean ownership lets you hand off management easily. You change stress to money. Facts show: Fixed homes sell 15% faster with better prices.
• Certificate Difference: The Fix Certificate makes the extra legal. You might need it to get the final live-in okay (OC), saying it’s safe per the new plan.

Example: Your family has an illegal part for 20 years. You pay the fix fee (maybe ₹5 lakhs) and get the certificate. Now your flat joins a building update. The builder gives extra space and money because it’s clean. You get back the cost and more.

Common Questions About Fixing Illegal Buildings

1. Can people abroad fix illegal buildings without coming to India?

Yes. Give legal power to a local person or helper. Send requests online through city sites (like BMC for Mumbai rules), with papers checked at Indian offices abroad.

2. What papers do I need for a fix certificate in Mumbai?

Main ones: Ownership paper, strength check report (must-have), neighborhood okay, tax payments (last 5 years), and photos/maps of the illegal part. Abroad folks, scanned copies work for start.

3. How much does fixing illegal builds cost in Maharashtra?

Fees depend on extra size and current land price. It can be 10% to 50% of the extra area’s value, plus penalties. Use the office’s online tool to guess.

4. What if my building fails the strength check during fixing?

If it fails, strengthen and fix it to meet safety rules before they continue or give the certificate.

5. Is there a last date to apply for fixing under current programs?

Dates change by program from state governments (like Maharashtra for before-2018 builds). Apply soon to skip higher fees or program end.

Conclusion

You began worried about an illegal build. Now you have the plan to make it legal. Fixing takes time, care, and some help, but it’s worth it: You get peace and full protection for your home. Follow these steps to turn illegal into legal. Don’t wait acting now keeps your place safe.

About lawcrust Realty

At LawCrust Realty, we stand apart as a premium real estate consulting partner for NRIs worldwide, offering end-to-end solutions in Property Management, Property Regularisation, Construction & Redevelopment, and Project Management Consulting.
Rooted in a legacy of legal and hybrid consulting, we understand the unique challenges NRIs face in managing and safeguarding Indian assets. Our mission is to bridge these gaps through compliance-driven execution, strategic foresight, and client-first innovation.
Whether it’s managing NRI-held properties, transforming long-pending assets into legally regularised holdings, or delivering turnkey redevelopment solutions LawCrust Realty combines authority with accessibility.
By choosing us, you don’t just solve property challenges from overseas you future-proof your assets with one of India’s most trusted and forward-thinking realty partners.

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