Naksha Pass in Patna: Building Plan Fees, Papers, 2026 Rules

Six steps to get a naksha passed in Patna

1. Check the land's zone and the road in front. The plan must fit the master plan zone and the road width. How to find the zone: Patna Master Plan 2031 explained.
2. Pick a registered architect or engineer. The portal's "Find a Technical Person" page lists the corporation's panel. The plan carries their signature and yours.
3. Get the land papers ready. Sale deed, mutation and the land rent receipt come first. Full list below.
4. The plan goes on the portal. The architect draws it in AutoCAD, turns it into the portal's own file (.apz) and uploads it.
5. Pay online. The portal shows the total fee before final submission. Payment is online only.
6. Approval. Low and moderate risk homes go through "trust and verify". High-risk buildings get a department check. Both are explained below.

The portal covers only the Patna Municipal Corporation area. You can also follow your file there under "View your Applications Status".

Source: Patna Municipal Corporation's Automap portal (FAQ and guidelines).

Which risk class is your house in?

The risk class decides how fast the plan is cleared. For residential buildings:

If even one condition falls in a higher class, the whole building goes into that higher class. The road in front must also meet the byelaw width.

Low and moderate risk: trust and verify.

• A licensed third-party architect certifies the drawings. They also visit the site and file a report.
• Once these papers and the fees are in, the permit counts as granted. Work can start at once.
• A permit obtained with false information can be cancelled, and the architect's licence too.
• The corporation inspects at least 15% of such sites every year.

High risk: department check.

• The department lists all shortcomings together within 15 days. The site inspection happens in the same period.
• You correct the plan and resubmit within 7 days. The decision follows within 7 days.
• Approval or refusal must reach you within 30 days of the application. A refusal can be appealed.

Source: Bihar Building (Amendment) Byelaws 2022 and the Bihar Gazette of 12 May 2026.

What is the naksha pass fee in Patna?

The main charge is the building permit fee. It is charged on the total built-up area, all floors together.

On top of it:

• Scrutiny fee: ₹1,000 for low risk, ₹5,000 for moderate, ₹10,000 for high risk.
• Labour cess: 1% of the construction cost, worked out from the Central PWD plinth area rates.
• Pasting/scanning fee: ₹100, for the record.
• Shelter fund: on plots of 500 sq m or more, or more than 8 flats.

An example: a G+2 house on 2 kattha (about 253 sq m), 400 sq m built up across three floors. Permit fee: 400 × ₹12 = ₹4,800. Add the scrutiny fee, ₹100 and labour cess. The final amount is whatever the portal shows.

Revising an approved plan within 3 years, with no extra area: a quarter of the permit fee. To turn kattha into square metres, use the kattha converter.

Source: fee table of the Bihar Building Byelaws 2014 and the Automap fee page.

What documents does naksha pass need?

Land papers:

• Sale deed (kewala) or khatiyan. For inherited khatiyan land, the partition papers too.
• Mutation order or LPC. See dakhil-kharij online.
• Latest land rent (malguzari) receipt: lagan receipt online. In the city, the holding tax receipt too: property tax receipt.
• A registered development agreement, if a builder is building with you.

Affidavits and technical papers:

• Affidavits: no litigation and peaceful possession, road widening, land ceiling.
• Structural certificate (including earthquake safety) and a supervision certificate.

NOCs, where they apply:

• Airports Authority: in height-restricted areas.
• Fire: for 500 sq m or more ground coverage and 15 m or more height.
• Archaeology (ASI), forest department: if they apply. Environment: above 20,000 sq m built up.

If a paper is missing, the application is sent back to you. You fix it and submit again.

Source: Automap portal, "What are the documents required".

After approval: notice, 5-year validity and OC

• Start-of-work notice: tell the corporation in Form X before you begin. If no inspection happens within 14 days, it is taken that there is no objection.
• Plan on site: keep a copy of the approved plan displayed at the site during work.
• Valid for 5 years: report completion within this time. If you can't, pay to extend it by 2 years before it lapses. Not done in 7 years? Apply afresh.
• Occupancy certificate (OC): take it once the house is built. For low and moderate risk, the OC counts as granted when the third-party architect's site report is filed.

Source: Bihar Building (Amendment) Byelaws 2022 and the Bihar Gazette of 12 May 2026.

Bihar Building Byelaws 2026: where do they stand?

A draft of the new byelaws is on the Patna Metropolitan Area Authority (PMAA) website for comments. We checked the Bihar Gazette on 30 October 2026. The final byelaws had not been published.

So the 2014 byelaws, with later amendments, still apply. Everything above comes from those rules in force. Don't get a plan drawn on the basis of news about the draft. We will update this page when the new rules appear in the gazette.

What should you do?

• Check the zone and the road before you buy the plot. Plans get stuck where the land's zone doesn't fit.
• Get mutation and the rent receipt in your name first. The file doesn't move without them.
• Ask your architect in writing: which risk class, which route, and the total fee.
• Pay only online on the portal. Never hand cash to anyone "for naksha pass".
• Keep the approved plan, OC and receipts safe. Buyers and banks ask for them later.

Naksha pass in Patna: FAQs

1. Do I need naksha pass even for a small house on 1 or 2 kattha?

   Yes. Building a new house, rebuilding or adding a floor needs an application. A small house just gets the faster low-risk route. Works like opening a window or door, painting, flooring, plastering or a sunshade on your own land need no permission.

2. Where is naksha pass done in Danapur, Phulwari or Khagaul?

   Automap covers the Patna Municipal Corporation area. Outside it, ask the office of your own municipal body or planning authority. The rules are the same Bihar Building Byelaws.

3. I want to add a floor to my existing house. What do I do?

   The new floor needs an application too. The fee is charged only on the added portion. But the extra height can push the house into a higher risk class. Have your architect check that first.

4. What if the house was built a little different from the approved plan?

   The Automap fee list has two routes, both costly. A compounding fee for deviations within the byelaws: ₹2,000 per sq m for residential. A condonation fee for small set tolerances: ₹10,000 per sq m of excess area. The tolerance is up to 10% in side and rear setbacks and 5% in FAR (total floor area allowed). In height it is 5%, at most 0.90 m. So build exactly to the plan.