Building permits (naksha pass): step by step

General information, not legal advice. Each municipality runs its own permit process and sets its own fees, and rules change. Confirm the current procedure with your municipality's building permit section, or a lawyer, before you start.

You need a building permit, commonly called naksha pass, from your municipality or rural municipality before you build a new house, rebuild, add a storey or change a building's use. Building without one can lead to stop orders, fines, demolition and problems getting utilities, loans or selling later. This guide follows the Department of Urban Development and Building Construction's Building Construction Guidance 2082 and Kathmandu Metropolitan City's electronic building permit system (e-BPS). Your municipality's steps and names may differ slightly.

Building categories

The Building Act 2055 (section 8) groups buildings for the building code:

• Category A: modern buildings designed to international codes.
• Category B: plinth area over 1,000 sq ft, or more than three storeys including the ground floor, or a structural span over 4.5 m.
• Category C: plinth area up to 1,000 sq ft, up to three storeys, span up to 4.5 m.
• Category D: small houses of brick, stone, mud, bamboo and similar materials of up to two storeys.

Everyone must build to the National Building Code (section 10). Category B drawings must be certified by a civil engineer or architect registered with the Nepal Engineering Council.

Who prepares and submits the application

Drawings are prepared and submitted by a designer registered with your municipality. Under DUDBC's guidance, that means at least a bachelor's degree in civil engineering or architecture and registration with the Nepal Engineering Council. Municipalities publish their designer lists; Kathmandu's e-BPS shows each designer's council number. Municipalities are adopting e-BPS, so in many places the application is filed online by the designer.

Documents usually needed

Lists vary, but expect:

• Copy of the land ownership certificate (Lalpurja)
• Owner's citizenship certificate
• Receipt for the current year's integrated property tax (and land revenue)
• Cadastral (kitta) map from the Survey Office, and land transaction papers
• Architectural, structural, sanitary and electrical drawings
• Structural design report for larger buildings (Categories A and B)
• Soil investigation report where required
• Registration certificates of the designer, structural engineer and supervisor

Step by step

1. Application and registration. The designer files the application with both municipal and council registration numbers.
2. Technical check. A surveyor checks the land and access road, and engineers check the design against the building bylaws and the National Building Code.
3. 15-day notice to neighbours. The ward office notifies neighbouring owners, who can object within 15 days.
4. Site verification (sarjamin). If there are no objections, a technician visits the site with the owner, neighbours and a ward representative and reports back. The permit fee is then paid.
5. Owner orientation. DUDBC's guidance requires owners to attend an orientation on the building code and earthquake-resistant construction before the permit is issued.
6. Temporary permit up to plinth level. You may build only up to the plinth with this permit.
7. Inspections below plinth. The municipality inspects the footing and column reinforcement before concrete is poured, and the plinth beam or damp-proof course (DPC) band before it is cast. Apply for the next permit at this stage.
8. Permanent permit for the superstructure. Issued after the plinth inspection if there are no disputes.
9. Inspection before the first-floor slab is cast. The municipality can also inspect upper floors at any stage.
10. Completion certificate. When the building is finished as approved, apply for the final inspection with the supervisor's report. DUDBC's guidance expects the septic tank and soak pit (where there is no sewer) to be complete, any damaged public road, drain or pipe repaired, and at least one coat of paint inside and out. A partial completion certificate is possible if part of the building is ready to live in.

Kathmandu's e-BPS gives an indicative 25 to 30 days to obtain a permit and 7 to 10 days for the completion certificate, if documents are complete and no one objects.

Do not skip inspections

Under DUDBC's guidance, finishing the plinth without the required inspections means no superstructure permit and possible legal action, and skipping the inspection before the first-floor slab can mean no completion certificate. Keep the inspection certificates with your permit file.

Why the completion certificate matters

DUDBC's guidance says that until you have a full or partial completion certificate, the municipality will not recommend an electricity or drinking-water connection, the sale of the land and building, or mortgaging it with a bank. Nepal Rastra Bank also requires banks to obtain the building permit and completion certificate when lending on buildings in municipal areas.

How long a permit lasts

Under the guidance, construction should be completed within two years of the permanent permit. You can apply before it expires for a two-year extension, paying 5% of the original permit fee. After that, the permit lapses and you must apply again.

Builders and quality on site

DUDBC's guidance says Category A and B buildings must use a contractor registered with the municipality, and Category C and D buildings may use a registered mason. A registered supervisor reports on the work with photos, and concrete cube tests are compulsory for Categories A, B and C.

Fees

Permit fees are set by each municipality and paid to its revenue section. Ask your municipality or designer for the current rates for your building's size and use.

Penalties for building without a permit

Under the Building Act (section 14), the authorities can stop the work, order demolition, impose a fine, freeze the property against transfer or mortgage, and withhold or cut water, electricity and telephone services.

Apartments

Apartment buildings need separate approval under the Apartment Ownership Act 2054 before the municipality can pass the drawings. See Buying a house or apartment: what to check.

Checklist

• Designer registered with the municipality and the Nepal Engineering Council
• Lalpurja, citizenship, tax receipts, cadastral map and full drawing set ready
• 15-day notice and site verification completed; fee paid
• Temporary permit before digging; inspections at footing and plinth
• Permanent permit before building above plinth; inspection before the first slab
• Completion certificate before utilities, sale or loans