Quick answer: TG-bPASS — Telangana’s self-certification building permission system — has been rebranded and rebuilt as BuildNow (the portal calls it “TG-bPASS 2.0”), and new applications in GHMC, HMDA and other urban areas are filed on buildnow.telangana.gov.in. The plot-size tiers are unchanged in spirit: plots up to 75 sq yards (ground + 1) need only a ₹1 registration, residential plots up to 500 sq m and 10 m height get instant self-certified approval, and anything larger goes through single-window approval within 21 days.
If you own a plot in Hyderabad and plan to build, this is the permission you’ll deal with. This guide covers the tiers, timelines, documents, fees, and the big question for many plot owners: what if the layout was never approved?
Key facts at a glance
– Law: Telangana State Building Permission Approval and Self-Certification System (TS-bPASS) Act, 2020 — passed by the Assembly on 14 September 2020.
– Portal now: BuildNow (buildnow.telangana.gov.in), run by the Municipal Administration & Urban Development (MA&UD) department.
– Rollout: announced December 2024; launched in GHMC in March 2025; extended to the HMDA region by April 2025.
– Smallest tier: up to 75 sq yards, G+1 residential — no permission, register online with ₹1 token fee.
– Instant tier: residential up to 500 sq m and 10 m height — instant approval on self-certification.
– Single window: above 500 sq m / above 10 m, and all non-residential — 21-day timeline.
– Enforcement: district Special Task Force; unauthorised buildings can be demolished without notice under Section 174(4), Telangana Municipalities Act, 2019.
Was TG-bPASS renamed or replaced?
Both, in effect. In December 2024 the state announced that TS-bPASS would be renamed BuildNow, a unified online building and layout approval system. Chief Minister A. Revanth Reddy launched it in March 2025, starting with GHMC; by 19 April 2025 it had been extended across the HMDA region, with DTCP areas to follow. During the switch, the old TG-bPASS portal stayed open only to clear pending files.
What did not change is the law. The TS-bPASS Act, 2020 still sets the self-certification framework, and the BuildNow site itself describes the district-level committee as “BuildNow (TG-bPASS 2.0)”. So when people search “TG bPASS” today, the practical answer is: apply on BuildNow, under the same tiered rules.
TG-bPASS / BuildNow tiers by plot size and height
The official TG-bPASS and BuildNow portals describe these tiers for residential buildings:
| Tier | Plot size & height | What you get | Official timeline |
|---|---|---|---|
| Instant registration | Up to 75 sq yd (63 sq m); ground or G+1 (stilt + 2) | No permission or OC needed; register online, ₹1 token fee | 15 days (A1) |
| Instant approval | Up to 500 sq m and height up to 10 m | Instant permission on online self-certification | 15 days (A2) |
| Single window | Above 500 sq m and above 10 m; all non-residential | Common application form, multiple NOCs, approval | 21 days (A3) |
BuildNow’s flow chart splits the middle tier further: instant approval for 75–240 sq yd (G+1 or stilt + 2), and instant approval with mortgage up to 598 sq yd / 500 sq m (G+2 or stilt + 3). Your architect or the portal will place your proposal in the right bucket.
A few more official numbers worth knowing:
- Shortfalls: if documents are missing, the authority raises them (10 days in the timelines table); you must respond within 15 days or the application is rejected automatically.
- Deemed approval: under the 2020 Act, if the authority doesn’t decide within 21 days, permission is deemed granted — but the Municipal Commissioner can revoke it within 21 days if it was obtained by misrepresentation.
- Validity: a building permit is valid for 3 years (non-high-rise) or 5 years (high-rise).
- Occupancy certificate: not required for residential buildings on plots up to 200 sq m and up to 7 m height.
What documents are required for building permission in Telangana?
BuildNow’s checklist for instant approval lists:
Mandatory
– Site photograph (front side)
– Ownership documents — sale deed and link documents
Conditional (upload if it applies to you)
– Property tax receipt (if property tax is paid)
– Vacant land tax (VLT) receipts for the last 3 years (if paid)
– Layout approval document (if the plot is in an approved layout)
– Market value certificate (if SRO data isn’t available)
– For an unapproved layout or an open piece of land: ownership/link document registered before 26 August 2020
– BRS approval (if the building was regularised under BRS)
– For gramakantam/abadi land: ownership certificate from the GP/ULB or assessment certificate and tax receipt
The FAQ adds that an encumbrance certificate must be submitted (here’s how to check a Telangana EC), and gazetted-officer attestation is not needed because the system runs on self-certification. Digitally approved plans are accepted by financial institutions for loans — useful if you’re funding construction (see our home loan guide). If you’re still at the buying stage, make sure these documents exist before you pay.
What are the TG-bPASS building permission fees?
BuildNow sends a fee intimation letter after your application is scrutinised. You must pay within 15 days; if you miss that, you get another 15 days with 10% interest. The fee is calculated by the portal from your plot area, built-up area, location and building type, so we haven’t quoted a figure here — ask your architect or licensed technical person for an estimate before you apply. Pro-rata open-space charges may also apply if your plot is in a regularised unapproved layout (see below).
What if my plot is in an unapproved layout?
This is where many Hyderabad plot owners get stuck.
1. Regularisation comes first. Under the Layout Regularisation Scheme rules, as amended by G.O.Ms. No. 28 (20 February 2025), regularisation remains a precondition for building approval and construction, except where the rules provide otherwise. The amendment lets owners pay pro-rata open-space charges at the time of building permission. If you applied for LRS in 2020 and still owe dues, the 25% rebate has been extended to 30 November 2026 (Deccan Chronicle, 1 August 2026).
2. The cut-off date of your sale deed matters. BuildNow’s checklist asks for an ownership or link document registered before 26 August 2020 for unapproved-layout plots. Its FAQ also refers to older cut-offs — sale deeds on or before 28 October 2015 in older municipalities, and 30 March 2018 in newly constituted ones (G.O.Ms. Nos. 251, 261 and 265 MA, 2019). If your deed is newer than these dates, talk to the local municipality before you apply.
3. Some land can’t be built on at all. Plots in the bed or full tank level (FTL) of a lake, kunta, vagu or nala cannot get permission; plots next to water bodies need NOCs from irrigation and revenue departments.
4. Building without permission is expensive. The District Collector’s Special Task Force can demolish unauthorised buildings without notice, recover demolition costs from the owner, and add the property to the registration department’s prohibitory list. Utilities are told not to give power or water connections. Deviations from a sanctioned plan can attract penalties of up to 25% of land value.
For a plot you haven’t bought yet, the simplest protection is to choose an approved layout. Our explainer on HMDA plot vs gram panchayat plot covers why.
How to apply on BuildNow, step by step
- Gather documents: sale deed, link documents, EC, tax receipts, layout approval or LRS proceedings, site photograph.
- Get drawings: a licensed technical person (architect or engineer) prepares plans that follow setbacks and height rules. You can upload yourself, but most owners use a professional.
- Register and apply on BuildNow — choose the tier that matches your plot and height.
- Self-certify and submit. Read the declarations carefully: permissions obtained through false statements are revoked and demolition can follow.
- Respond to shortfalls within the deadline.
- Pay fees after the intimation letter.
- Download the approved plan and proceedings from the portal, and keep them for your bank and for the occupancy certificate stage.
FAQ
Is TG bPASS still working in 2026?
New applications are filed on BuildNow, which the state introduced as the renamed successor to TS-bPASS. The old TG-bPASS portal was kept open only to clear pending applications during the transition. Permissions already issued under TG-bPASS remain on record; for fresh building permission, use buildnow.telangana.gov.in.
Do I need building permission for a 75 sq yard plot in Telangana?
For a residential building on a plot up to 75 sq yards with ground or ground plus one floor, no building permission or occupancy certificate is needed. You must still register online on BuildNow with a token fee of ₹1, which can be paid with your first property tax receipt.
How long does building permission take in Telangana?
BuildNow’s official timelines list 15 days for residential plots up to 500 sq m and 10 m height, and 21 days for larger or non-residential buildings. Under the TS-bPASS Act, if the authority does not decide within 21 days, permission is deemed approved, subject to revocation for misrepresentation.
Can I get building permission on an unapproved layout plot?
Possibly, but regularisation under LRS is generally a precondition. BuildNow’s checklist asks for an ownership or link document registered before 26 August 2020 for unapproved-layout plots, and older cut-off dates apply in some municipalities. Check your LRS status and confirm with the local municipality before applying.
What documents are needed for TG bPASS or BuildNow approval?
The mandatory items are a front-side site photograph and ownership documents (sale deed and link documents). Depending on your case, you’ll also upload property or vacant land tax receipts, layout approval, an encumbrance certificate, a market value certificate or LRS-related documents. The portal prompts for the exact list based on your proposal.
What happens if I build without permission?
The district Special Task Force headed by the Collector can demolish unauthorised construction without notice under Section 174(4) of the Telangana Municipalities Act, 2019. The owner bears demolition costs, the property can be placed on a prohibitory register, and power and water connections can be refused.
Planning to build? Start with the right plot
A smooth building permission starts with a plot in an approved or properly regularised layout. Browse verified plots and properties across Hyderabad on Broker Network, and check each listing’s layout approval before you shortlist it.
