Chennai is one of the top property markets in India, which sees a high demand for properties. The booming industries and the IT sector drive the housing demand in the city. New property construction is taking place in both city areas and the fast-developing suburbs of Chennai. However, older localities and central regions offer greater scope for redevelopment than for new construction, owing to limited land availability. Most large-scale construction activities are seen in the city’s outskirts. For a home seeker, purchasing a plot of land can be a great investment. They can construct a house, a villa or any residential property on the plot. However, before undertaking any construction project, one should be aware of the local construction regulations in Chennai and other legal requirements. Besides, there are costs associated with construction that cannot be overlooked. Here’s what home seekers should know about constructing or reconstructing a property in Chennai.
Legal requirements for constructing a property in Chennai
#1. Title verification and documents check
Before proceeding with any property purchase or house construction, title verification is a crucial step that helps home seekers avoid major legal hassles. The land on which one plans to construct a property should be free from any legal claims, liens, litigation or encroachments. This can be ascertained by verifying the relevant documents.
As part of the legal due diligence process, make sure to scrutinise various property-related documents.
- Title deed
- Mother deed
- Encumbrance Certificate (EC)
- Khata certificate
- Layout approval
- Land-use verification
- Patta Chitta
- FMB sketch
The Tamil Nadu Registration Department, through its official portal TNREGINET, offers several services, including online EC view, land registration, and Stamp duty calculation. Moreover, the state government provides the e-services facility https://eservices.tn.gov.in/eservicesnew/home.html for the citizens, which can be used for Patta Chitta application, change of title and various land records related services.
#2. Compliance with local regulations
Real estate developments in Chennai should adhere to the local regulations of authorities such as the Chennai Metropolitan Development Authority (CMDA) and the Directorate of Town & Country Planning (DTCP), depending on the property’s location. The CDMA prepares a comprehensive Master Plan for the Chennai Metropolitan Area and defines how land will be zoned and used for various purposes, such as residential, commercial, and industrial. It is important to check land use before any construction activity.
The Tamil Nadu Combined Development and Building Rules (TNCDBR) 2019 lay down state-wide regulations for development and construction in the state. These rules encompass mandatory approvals, defined setbacks based on road width and height, FSI, and specific zonal regulations.
The floor space index (FSI) set by the state government defines how much floor space can be constructed on a piece of land. The FSI in Chennai is 2 for non-high-rise buildings. The FSI is calculated using the formula:
FSI = Floor space covered by all floors/ total area of the land plot
Given the FSI and plot area, one can compute the amount of floor space that can be constructed.
#3. Building plan approval
According to the Town and Country Planning Act, one needs planning permission to undertake a house construction project. The authorities that provide building permits are the Chennai Metropolitan Development Authority (CMDA) or the Greater Chennai Corporation (GCC) for specific areas within municipal limits. To obtain building permits, one can register on GCC’s citizen portal and follow a simple application procedure. Along with the application, one must provide supporting documentation such as:
- Self-attested copies of the sale deed/ lease deed/ power of attorney
- Patta and Adangal details attested by Deputy Tahsildar
- Attested copy of Field Measurement Book (FMB) / Town Survey sketch
- Copy of Patta / Chitta / Town Survey Land Records (TSLR) in the owner’s name
- Encumbrance certificate for 13 years
- Will and Varisu certificate (Legal heir certificate), if applicable
Further, various NOCs are required from departments such as fire and rescue services, civil aviation, the competent air force authority, railways, and Chennai Metro Rail Limited (CMRL), among others.
Various approvals are required at different stages, such as the Commencement Certificate (CC), Completion Certificate (CC), or Occupancy Certificate (OC).
Further, for utility connections, one must contact the Chennai Metropolitan Water Supply and Sewerage Board (CMWSSB) and Tamil Nadu Electricity Board (TNEB).
Costs involved in house construction in Chennai
Budget estimation is a crucial step in a house construction journey. It also involves the land purchase costs. Typically, plot prices in the city outskirts are much more affordable than those in core city areas. The cost of property construction in Chennai may range from Rs 1,800 to Rs 2,400 per square foot (sq ft). The various expenses involved in house construction include:
- Costs of construction materials and labour
- Government-related costs such as permits, utility connections, etc.
- Legal expenses, including stamp duty and registration charges
- Architectural and design costs
- Interior design and other house-related expenses
In redevelopment, one needs to consider demolition and related costs. Besides, allocating an additional buffer of 10-15% can help one deal with any unforeseen expenses. Those planning to construct a house can benefit from home construction loans.
Redevelopment in Chennai
Redevelopment in Chennai is primarily undertaken to meet the growing housing demand by rebuilding existing structures, especially old buildings. This enables builders to create high-rise buildings with modern residential spaces, leading to the city’s vertical growth. While undertaking a redevelopment project in Chennai, adherence to the FSI limit and other local building regulations is mandatory. Approval from the local authority for demolition and other necessary permissions must be obtained from the relevant authorities. The Tamil Nadu Combined Development and Building Rules, 2019, contain various rules for redevelopment activities.
Usually, legal disputes arise if many individuals own a property. For properties that are inherited, including ancestral homes, consent from legal heirs may be required before proceeding with any redevelopment work. Documents such as no-objection certificates (NOCs), partition deeds, and other relevant documents may be required.
Housing.com POV
Buying a residential property or constructing one is a profitable investment, and Chennai offers plenty of opportunities with ample plot availability in the city’s outskirts. To ensure your house construction project is seamless and free from any legal hurdles, it is necessary that you spend some time understanding the local regulations and legal framework for such development activities. Further, to minimise risks, one should work with qualified professionals, including CMDA-approved architects and licensed contractors. With realistic planning and compliance with local regulations, one can accomplish a successful house construction project.
FAQs
How long does it take to get building plan approval in Chennai?
The time taken to receive building plan approval in Chennai may range between 30 to 60 days, depending on the documentation and jurisdiction (CMDA or relevant authority).
Who issues a demolition permit for the reconstruction of an old house in Chennai?
The Chennai Metropolitan Development Authority (CMDA) and the local authority, such as the Greater Chennai Corporation, will provide the demolition permit, depending on the jurisdiction.