Delhi Building Bye Laws | UBBL Delhi

Going through a 100 page PDF file of Delhi Building Bye Laws can be overwhelming for
someone who is considering to build a new home in Delhi. There are many rules and regulations
to consider when it comes to building your new home. You have to comply with all the
government guidelines. In this article, we will cover everything related to Delhi Building Bye
Laws in depth. Building Bye governs how planned urban development is done in cities. The
UBBL Delhi were largely updated in 2016 after a gap of 33 years. There have been some few
changes since 2016 and we have covered them all below.

The Building Bye Laws include:

1. Ground Coverage 2. FAR 3. Setbacks 4. Height 5. General Building Requirements
A. Balcony B. Canopy C. Parapet Walls D. Boundary Wall E. Basement F. Stilts G. Lifts H.
Staircase I. Lighting and Ventilation J. Ventilation Shafts
Delhi Building Bye Laws

1. Ground Coverage in Delhi

The portion of the building within the outer surface of the structural wall/ column/ slab measured
at ground level excluding the projection/ balcony/ canopy/ porch/ void/ shaft permitted free from
FAR and cladding/curtain wall upto 150mm shall be considered as ground coverage. In common
words, the area of ground you can cover on your plot is called ground coverage.

2. FAR in Delhi
For a common man FAR is the floor area ratio between the floor area and the plot area. How
much you could build on your plot in terms of area considering your plot area and size.
To make the FAR calculations easy for you, we have created a FAR Calculator for Delhi Enter
your plot details and get the results in a matter of seconds.
FAR : Te quotient obtained by dividing the total covered area (plinth area) on all floors
multiplied by 100 by the area of the plot.
FAR = Total covered area of all floors x 100 / Plot area
For eg: On a 251 sqm plot your FAR would be 300 hence what you can build will be a total of
(251 x 300 )/100 = 753 sqm as total on all floors. You have a choice to divide it to 4 floors as
permitted in Delhi or as you like.

EXCLUSIONS:
The following shall not be included in covered area for FAR and Ground Coverage calculations:-
1. Machine room for lift on top floor as required for the lift machine installation.
2. Rockery, lift/ lift well, escalator/travelator well and well structures, plant nursery,
water pool, swimming pool at any level (if uncovered), platform around a tree,
tank, fountain, bench, chabutra with open top and / or unenclosed sides by walls,
open ramps, compound wall, gate, slide swing door, fire staircase, fire towers,
refuse area, fire control room, overhead water tank on top of building/open shafts,
cooling towers as per fire norms. Fire tender movement shall be unhindered.
3. Mumty over staircase on top floor maximum 3m height.
4. Culvert on Municipal drains.
5. Watch and ward cabins of total area not more than 4.5 sqm and 6sqm with W.C
each at entry and exit only, within the property line. Porta cabins for guard room
are permitted within the plot line in residential plots of size minimum 200 sqm
and above.
6. Entrance porch, canopies and balconies.
7. All pergolas at any floor level not exceeding 20% of Ground Coverage.
 8. For Residential Plotted development: Balcony to be provided within the plot line
to the max width of 1.5 m free from FAR. Wrap around continuous balconies will
be allowed as long as their area does not exceed 40% of the total open area.
9. Basement is not to be counted in FAR if used for parking, household storage and
services.
10. Passageway/ corridor constructed more than the prescribed /permissible limit
should not be counted towards FAR calculations.
11. One toilet on terrace having a maximum of 2.2 m height shall be permitted
subject to condition that the area of toilet is maximum 4 sq. m and not to be
counted in FAR and towards height of buildings.
12. The total coverage and FAR permissible in any plot in a category, shall not be less
than that permissible and available to the largest plot in the next lower category.
13. FAR shall be allowed with maximum size of servant quarter as 25 sq.m and if
larger in size would be counted as a full dwelling unit.
14. Maximum ground coverage, FAR, number of dwelling units for different size of
residential plots shall be as per the following table:
FAR & GROUND COVERAGE IN DELHI AS PER MPD 2021
S. No.Area of the Plot Sq.m.Max Ground Coverage %FARNo. of DUsNo. of DUs
Restrained by Supreme Court1.Below 3290*350332.Above 32 to 5090*350333.Above 50 to
10090*350444.Above 100 to 25075** 300*445.Above 250 to 75075225656.Above 750 to
100050200977.Above 1000 to 150050200978.Above 1500 to 22505020012109.Above 2250 to
300050200151010.Above 3000 to 375050200181011.Above 3750502002110

1. The total coverage and FAR permissible in any plot in a category, shall not be less
than that permissible and available to the largest plot in the next lower category.
2. FAR shall be allowed with maximum size of servant quarter as 25 sq.m and if
larger in size would be counted as a full dwelling unit.
3. SETBACK IN DELHI
The area in your plot on the front rear or sides depending on your plot size, that you leave for
light ,ventilation and services like connectivity to municipal drains etc is called your plot
setback. It is defined as
1. An area between the plot boundary and the setback line, size of which is defined
as per the provisions of MPD.
2. Strip of land permanently left open for drainage purposes not to be used as an
access way and is not a street or be included as a part of setbacks.

Set Back Line: A line usually parallel to the plot boundaries or center line of a road and laid
down in each case by the Authority or as per recommendations of Master/Zonal Plan, beyond
which nothing can be constructed towards the plot boundaries, excepting with the permission of
the Authority.
The minimum setbacks in Delhi shall be as given in the following table:
S.NO.Plot Size (Sq.m.)FrontRearSide(1)Side(2)1.Below 10000002.Above 100 and upto
25030003.Above 250 and upto 50033304.Above 500 and upto 200063335.Above 2000 and upto
1000096666.Above 1000015999
In case the permissible coverage is not achieved with the above mentioned setbacks in a plot, the
setbacks of the preceding category may be allowed. Example On a 300 sq yard /251 sqm plot
you could choose the setbacks of your preceding category i.e. only leave a front setback of 3
meters if your ground coverage is not being met while taking full FAR for that category.
In case of a corner plot the road width on which the plot abuts will be considered as the side
where the setbacks will be. The higher road width will fetch the setback. In case the road width
on both sides is the same the setback will come on the side which has a larger depth.

4. HEIGHT EXEMPTIONS IN DELHI

Measurement of Height of a building - The vertical distance in the case of flat roofs is
measured from the highest surrounding road level/ ground level up to the top of structural slab.
In case if the building does not abut on a street, the height shall be measured from the highest
level of the ground immediately adjacent to the building.
Following structures shall not be included in the height of building in Delhi:
 Roof tanks and their supports not exceeding 1.8 m.
 Ventilating apparatus, air conditioning equipment and lift machine room(s) if
required as per the specification of lift manufacturer and similar service
equipment.
 Stair covered with Mumty not exceeding 3.0 m in height.
 Chimneys and parapet walls not exceeding 1.5 m in height.
 Screen wall up to the height of 1.8 m.
 Solar panel at any height or level (including ground level)//terrace/ rooftop.
 Height of Car lifts/passenger lifts including the machine room accessible to
rooftop/terrace.
 Toilet on terrace.
 Pergola upto the height of the Mumty, maximum 3m above the terrace of the top
floor.
General Building Requirements in Delhi
 Main Building: The plinth or any part of a building or outhouse shall be so located with
respect to highest surrounding road level from site / ground level irrespective of location
of the entry level so that adequate drainage of the site is assured.
 Interior Courtyards, Covered Parking Spaces and Garages: These shall be satisfactorily
drained either by gravity or by mechanical means.
Note: The thickness of outer walls will be maintained at least 230mm

General Building Requirements- Balcony in Delhi

Definition:- A horizontal cantilevered/non-cantilevered/projected slab including parapet and
handrail balustrade, at any floor level including terrace to serve as a passage or sit out place with
at least one side fully open, except being provided with railing or parapet wall for safety.
 Balcony within the plot line to the max width of 1.5 m free from FAR.
 Wrap around continuous balconies will be allowed as long as their area does not
exceed 40% of the total open area.
 Minimum double height open terrace shall be permitted measuring @ 10.0 sq.m
maximum area with a maximum depth of 3.0m free from FAR.
 End walls up to 0.9 m in terrace type construction constructed purely as an
architectural feature (non Load Bearing) will be compoundable.
General Building Requirements- Canopy
In one storied residential buildings, only such canopy shall be permitted for each individual
detached block. In more than one storied residential buildings, canopies shall be permitted over
ground floor entrances with maximum height of 3 m. from ground level.
A) Front Setback
i) 2.4 m (maximum) deep in case the front setback is 3m deep
ii) 3 m (maximum) deep in case the front setback is 6 m or more.
B) Side setbacks
i) 2.4 m (maximum) deep in case the side setback is 3 m deep.
ii) 3 m (maximum) deep in case the side setback is 6 m. or more.
Note: Minimum 30% of the area of respective setback is to be maintained as open to sky.
General Building Requirements- Parapet Walls in Delhi
Parapet: A low wall or railing built along the edge of a roof or a floor; maximum 1.5m for low-
rise or maximum 1.8m for high-rise.
 Parapet walls and handrails provided on the edges of roof terrace, balcony etc
 Minimum 1 m Maximum 1.5m
 On terrace floor in the portion where DG Set, Water Tank and other services
equipments are installed, lightweight screen shall be constructed to hide such
equipment
General Building Requirements- Boundary Wall in Delhi
 Front Wall- Maximum 1.5m from highest adjacent road level at site/ ground level
to be solid (stone/ brick/ masonry etc.) and above 1.5m, it should be perforated
(stone jail/iron grills/vegetation) to maintain visual continuity.
 Side & Back Wall - Maximum 2.4 m from ground level to be solid (stone/brick/
masonry etc.)
General Building Requirements- Basement Rules in Delhi
Definition:- Basement or Cellar- The lower story of a building below or partly below ground
level.
  Minimum clear height 2.4m from beam bottom (soffit) and Minimum width 2.4m.
 Ventilation is a must .
 Adequate arrangement shall be made such that surface drainage does not enter the
basement.
 walls and floors of the basement shall be watertight
 Access to the basement shall be either from the main or alternate staircase
providing access to the building. In case a lift is provided in a building (including
residential buildings) the same shall also serve the basement area

Basements not to be counted in FAR if used for parking, household storage and services.
Basement area shall not extend beyond the coverage on the ground floor as per permissible and
sanctioned built up area, but may extend to the area below the internal courtyard and shaft.

Up to 40% of the total setback area can be sunk for light, ventilation and access to basement,
provided fire tender movement is not hindered. Sunken courtyard as ‘light well’ within building
envelope shall be permitted for light and ventilation for basement area. In order to make the
basement we need to leave 2 m from the neighbours plot. (not mentioned in the bylaws - a
separate notification was issued by the LG office )

One Toilet is permitted within the building envelope in stilts area and basement with subject to
appropriate natural/ mechanical ventilation, drainage and sanitation, provided that the maximum
size does not exceed 4 sq.m which shall not be counted towards F.A.R. One toilet on terrace
having a maximum of 2.2 m height shall be permitted subject to condition that the area of toilet
is maximum 4 sq. m and not to be counted in FAR and towards height of buildings.

General Building Requirements- Stilt Parking Rule in Delhi

Stilt: Stilt or stilt floor means non habitable portion of a building above ground level consisting
of structural columns supporting the superstructure with at least two sides open for the purpose
of parking cars, scooters, cycles and landscaping.
 In case a building is to be constructed on an individual plot with stilt floor, a
minimum 2.4m height at soffit level of beam and maximum 2.7m height at soffit
level of slab for providing parking space is permitted calculated from the finished
floor level.

Note: Stilt is mandatory for plot areas 100-1000 sqm.

General Building Requirements- Lift Rules in Delhi
 For buildings below 15m the provision of lift is on the discretion of the owners in
order to facilitate movement of elderly people.
  All the floors including basement and roof top/terrace shall be accessible by the
lifts. The lifts provided in the buildings shall not be considered as a means of
escape in case of emergency.
 For all residential plots size measuring up to 500 sqm and height below 15 m,
opening of lift shall be allowed in the staircase landing, provided it does not
obstruct movement in general and in emergency.
 The access to the basement shall be either from the main or alternate staircase
providing access to the building. In case a lift is provided in a building (including
residential buildings) the same shall also serve the basement area.
General Building Requirements- Staircase Rules in Delhi
 Mandatory to provide a ladder or any other form of open access to the overhead
tank for inspection
 Interior stairs shall be constructed of non-combustible material throughout
 Interior stairs shall be constructed as a self-contained unit and shall be
mechanically ventilated if completely enclosed in low rise residential buildings
 A staircase shall not be arranged round a lift shaft.
 Hollow combustible construction shall not be permitted
 minimum width of treads without nosing shall be 25 cm for an internal staircase
for low rise residential buildings
 The treads shall be constructed and maintained in a manner to prevent slipping.
 Winders shall be allowed in low rise residential buildings provided they are not at
the head of a downward flight.
 The maximum height of riser shall be 19 cm in the case of low rise residential
buildings
 The maximum number of risers per flight shall be limited to 15 per flight.
 The maximum height of riser shall be 150mm in the case of low rise residential
buildings
 Handrails shall be provided with a minimum height of 1.0 m from the centre of
the tread subject to condition that balusters/ railing do not reduce the width of
staircase
 minimum headroom in a passage under the landing of a staircase and under the
staircase shall be 2.2 m
 Lift shall not open in staircase landing. Adequate Lift Lobby shall be provided.
(except for low rise residential plotted development upto 500 sqm.)
 clear width excluding handrail and balustrade
 Where staircase discharges through corridors and passageways, the height of
corridors and passageways shall be not less than 2.4 m
  All means of exit including staircases, lifts lobbies and corridors shall be
naturally/mechanically ventilated.
 The additional area of passageway/ corridor constructed over and above the
prescribed /permissible limit, should not be counted towards FAR but shall be
counted in Ground Coverage
General Building Requirements- Lighting and Ventilation of Habitable Rooms
Habitable Room: A room occupied or designed for occupancy by one or more persons for study,
living, sleeping, eating and kitchen if it is used as living room but not including bathrooms, water
closet compartments, laundries serving and storage pantries, corridors, cellars, attics and spaces
that are not used frequently or during extended period.
 All habitable rooms shall have for the admission of sun/natural light and air, one
or more apertures, such as window, glazed door and fan lights, opening directly to
the external air or into an open veranda not more than 2.40 m in width.
 In case light and ventilation to habitable space area are through an internal
courtyard, the minimum dimensions of such courtyard shall not be less than 3.0 m
x 3.0 m for buildings below 15m in height unless mechanically ventilated.
Interiors Open space
 The whole or part of one side of one or more rooms intended for human
habitation and not abutting on either the front, rear or side open spaces shall abut
on an interior open space whose minimum width in all directions shall be 3.0 m in
case of buildings not more than 15 m in height unless mechanically ventilated.
 Sunken courtyard as ‘light well’ within the building envelop shall be permitted for
light and ventilation for the basement area.
 Skylight in interior open space(courtyard) may be permitted subject to it may not
act as a coverage space on the ground floor and not violate the maximum/
minimum ground coverage
General Building Requirements- Ventilation Shafts in Delhi
For ventilating the spaces for water closets and bathrooms, if not opening on the front side, rear
and interior open spaces, shall open on the ventilation shaft, the size of which shall not be less
than the values given below.
The roof of the shaft shall be 1 m above the surrounding roof.
Height of Building in mSize of ventilation shaft in sq. m. Minimum Size of shaft in mUpto 9.0
m1.51.0Above 9.0 m and below 15.0 m3.01.2
However it is not mandatory in case of buildings where mechanical ventilation is provided.
Important Note: All rooms like kitchen & bathrooms can also be mechanically ventilated through
an exhaust opening in an interior or exterior open space.
Typical shaft in a 4 storeyed building of height just less than 15 m is 3 sqm and 1.2 m. Interior
open to sky areas shall be allowed to cover with retractable roofing at the terrace level or at
minimum double height to prevent climatic/weathering effects and the space below can be used
as landscaped area, public space but can not be used for any commercial purpose.
We hope this article has helped you to understand Delhi Building Bye Laws.
If you want to build your home in Delhi NCR, you may contact Prithu Homes to discuss.
We have more than 50 projects in Delhi NCR.
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