Patna: The Bihar government has approved the Bihar Building Bye-laws 2026, introducing a time-bound approval system for residential and commercial construction projects, including a provision for deemed approval if authorities fail to decide on a building plan within 30 days.
The proposal was cleared at a cabinet meeting on Tuesday, chaired by Chief Minister Samrat Choudhary. The new regulations will replace the Bihar Building Bye-laws 2014 once implemented.
The revised framework seeks to simplify building plan approvals by classifying structures according to their height and associated safety risks. It also proposes changes to Floor Area Ratio (FAR), building height restrictions, setbacks, parking requirements and incentives for environmentally sustainable construction.
Three Categories Based On Building Height
Under the new bye-laws, buildings will be divided into three categories based on their height.
- Low-risk buildings: Residential and commercial structures up to 10 metres will be eligible for a fast-track approval process based on self-declaration.
- Medium-risk buildings: Structures between 10 metres and 24 metres will undergo technical approval at the architect’s level.
- High-risk buildings: Buildings exceeding 24 metres will require mandatory approval from the relevant municipal body or authority.
The government has also introduced a deemed approval provision under which a building plan will be considered automatically approved if no decision is taken within 30 days of its submission.
Base FAR Fixed At 3.0, Height Restrictions Relaxed
The new regulations establish a uniform base Floor Area Ratio (FAR) of 3.0 for all plots, allowing greater construction potential.
They also provide for the purchase of an unlimited amount of premium FAR.
The existing restrictions on maximum permissible building height are proposed to be relaxed, with the fixed maximum height limit set to be removed, subject to applicable statutory and safety requirements. The move is expected to facilitate high-rise construction in urban areas.
Setback Rules Revised For Emergency Access
The new bye-laws also modify setback requirements. Instead of requiring open space on all four sides of a building, the revised provision mandates a setback on one side to ensure access for emergency vehicles to the rear of the structure.
For buildings up to 15 metres in height, a setback of 3.7 metres will be required. This distance will increase by 0.3 metres for every additional three metres of building height, subject to a maximum setback of nine metres.
Smaller buildings meeting specified size criteria will be exempt from this requirement.
Revised Parking Requirements
Parking provisions have also been revised, with the requirement calculated at 15 square metres for each car.
Under the new norms:
- Residential buildings: One car parking space will be mandatory for each residential unit.
- Educational, commercial and institutional buildings: One car parking space for every 100 square metres of built-up area.
- Industrial and storage buildings: One car parking space for every 300 square metres.
Parking will be permitted on all floors, and the mandatory parking area will be excluded from FAR calculations.
Additional FAR Incentives For Green Buildings
To encourage environmentally sustainable construction, the new bye-laws provide additional FAR for buildings certified under recognised green building rating systems, including GRIHA, IGBC and ECBC.
The proposed incentives are linked to certification levels:
| Green building rating | Additional FAR |
| Three-star rating | 5% |
| Four-star rating | 10% |
| Five-star rating | 15% |
The provision is aimed at encouraging developers to adopt energy-efficient and environmentally sustainable construction practices.
Building Plan Validity Extended To Five Years
Under the new framework, building plan approvals will remain valid for five years, with automatic renewal permitted upon payment of the prescribed fee.
Existing buildings will also be eligible to obtain building permits by following the prescribed procedure and paying the applicable fees.
The new bye-laws further provide for integrating the Fire No Objection Certificate (Fire NOC) with the building permit, removing the need for a separate NOC.
The government expects the revised regulations to reduce delays in building plan approvals, simplify procedures for property owners and developers, and encourage planned urban construction across Bihar.
