RAJUK Building Approval Process 2026 - Complete Step-by-Step Guide for Dhaka

Building a home or a commercial property in Dhaka is a significant investment. But before construction begins, there is one thing that cannot be skipped: getting your building legally approved by RAJUK. Many people delay this step, underestimate it, or try to navigate it without proper guidance. The result is almost always the same. Wasted time, unexpected costs, and in worst cases, a building that cannot be sold, financed, or legally occupied.

This guide explains exactly how the RAJUK approval process works in 2026. Every stage, every document, every form number, in straightforward language.

Why RAJUK Approval Matters More Than You Think

RAJUK is Dhaka's principal building authority, responsible for all construction activity across the capital and its surrounding zones. The current area plan places roughly 1,528 square kilometres under its regulatory reach.

Any construction within this zone requires RAJUK's approval before work starts. No exceptions, whether you are an individual building a family home or a developer putting up a multistorey apartment block.

What happens if you build without approval? The consequences are serious:

• RAJUK has the authority to declare the structure illegal

• Fines and legal proceedings can follow

• No bank in Bangladesh will offer a loan or mortgage on an unapproved building

• Future flat sales and ownership transfers run into major legal problems

• Permanent connections for water, gas, and electricity can be denied

The approval process takes time and patience. But building without it costs far more in the long run.

RAJUK Goes Digital - The ECPS System in 2025

One of the biggest changes in recent years is RAJUK's shift to a fully digital platform. From 2024, all applications moved to a centralized online platform called ECPS. This is where applications are submitted, fees are paid, and approvals are tracked from start to finish.

Portal address: rajuk.ecps.gov.bd

Along with this shift came an official name change. The portal now uses Planning Permit instead of LUC, but they refer to the same thing. You will still come across the old name in older documents and conversations, so do not be confused when you see either one used.

The ECPS system has made the process more transparent and significantly reduced the need for in-person visits to RAJUK offices.

The Full RAJUK Approval Process at a Glance

Getting your building legally approved involves two back-to-back permits, followed by a final certification once construction is done.

Land Documents > Planning Permit (Form 101) > Architectural Design > Construction Permit (Form 301) > Construction > Occupancy Certificate (Form 401)

Each stage builds on the previous one. You cannot jump ahead, and completing each step properly makes the next one much smoother.

Stage 1 - Planning Permit (Previously Known as Land Use Clearance)

The Planning Permit is where everything begins. It is the official confirmation from RAJUK that your land is eligible for the type of construction you are planning. Until this permit is in your hand, nothing else can move forward.

Documents You Need for the Planning Permit

• Registered Deed (sale or inheritance)

• Kharij or Mutation Certificate

• CS, RS, SA, and BRS Land Records

• Khatian and Dag Numbers

• Latest Khajna (Land Tax) Receipt

• Owner's National ID

• Passport-size Photographs

• Completed Form No. 101, submitted through the ECPS portal

Application Fee: BDT 1,000 plus 15% VAT

How This Stage Works

1. Submit Form No. 101 online through the ECPS portal

2. RAJUK arranges a physical inspection of your site

3. A Town Planner reviews the inspection report and prepares a recommendation

4. If everything checks out, the Planning Permit is issued

Official processing time: 30 days from submission Realistic timeline: 1 to 3 months in practice

Validity: 24 months from the date the permit is issued

One thing many people do not know: if you need more time before submitting your Construction Permit, you can apply for a 12-month extension using Form No. 111 before the original 24 months run out. If you miss this window, you will have to reapply for the Planning Permit again.

Stage 2 - Construction Permit (Building Plan Approval)

With the Planning Permit secured, you can now move into the design and technical submission phase. The Construction Permit is applied for using Form No. 301 and requires a complete set of building drawings. Every set requires sign-off from a professional holding active RAJUK registration in that discipline.

The Five Required Drawing Sets

• Architectural Drawings, signed by a RAJUK-registered Architect

• Structural Drawings, signed by a RAJUK-registered Structural Engineer

• Plumbing Drawings, signed by a RAJUK-registered Plumbing Engineer

• Electrical Drawings, signed by a RAJUK-registered Electrical Engineer

• Fire Safety Drawings, required where applicable

What the Drawings Must Show

• Site Plan at 1:4000 scale

• Layout Plan at 1:200 scale, with room dimensions and door and window positions marked

• All Floor Plans

• Roof Plan

• Front and Side Elevations

• At least 2 Cross-Sections

• Staircase Layout

• Parking Plan

• FAR and MGC Calculation Sheet

• North arrow and road width

• Planning Permit reference number and date

• Occupancy type of the proposed building

• CS, RS, SA Dag Number, Mouza, and Thana name

Official processing time: 45 days for standard buildings Realistic timeline: 2 to 6 months Approved plan validity: 3 years. Construction must reach plinth level within this period.

Important Rules Under DAP 2022-2035

The Dhaka Area Plan 2022-2035 sets the limits on what you can build and how. These are firm rules. Submitting a design that does not comply with them will result in outright rejection.

Minimum plot entry gate width: 18 feet. Plans will not be approved if this condition is not met. Minimum driveway width: 14 feet. Lift: Required for any building above 6 floors. Fire stairs: Required for buildings above 33 meters or 10 floors. Airport proximity: CAAB height clearance is required for projects near flight paths. Road width and FAR: A wider road in front of your plot increases your permitted Floor Area Ratio. This means more total floor area is legally allowed. It is worth understanding this before you finalize your design or purchase a plot.

When Your Project is Classified as a Special Project

Some buildings do not follow the standard Construction Permit route. Under DMINB-2008, certain projects are classified as Special Projects and require a separate application to RAJUK's Special Project Approval Committee using Form No. 201.

Your project may fall into this category if it involves any of the following:

• A residential building with more than 40 flats

• A gross floor area exceeding 7,500 sqm based on FAR calculation

• A shopping mall with more than 5,000 sqm of floor area

• A project that connects to a national or regional highway

• A brick field or any hazardous industrial facility

• Any project within 250 meters of a historical building or structure

• Any project within 250 meters of a park or protected natural area

• Any project within 50 meters of a riverbank or hilly terrain

If your project falls into any of these categories, identify it early. The Special Project approval process adds time and requires additional documentation on top of the standard permit process.

High-Rise Buildings Need Extra Clearances

If your building exceeds 10 floors or 33 meters in height, RAJUK requires clearance certificates from multiple government departments before the Construction Permit is issued. These clearances must each be applied for separately, with location details and relevant drawings submitted to each authority.

The departments typically involved include:

• DPDC for electrical load assessment

• WASA for water and sewage requirements

• Titas Gas for gas supply

• CAAB if the building is near any airport approach zone

• Other departments depending on the specific location and building type

Stage 3 - Occupancy Certificate

Once construction is finished, the final step is obtaining the Occupancy Certificate by submitting Form No. 401. This certificate is RAJUK's formal confirmation that the building has been constructed according to the approved plan. Without it, the building cannot legally be occupied, rented out, or sold.

Documents Required for the Occupancy Certificate

• Completed Application Form No. 401

• As-built drawings if any changes were made during construction

• Completion Certificate from the Architect

• Completion Certificate from the Engineer

• Photographs of the completed building

• Tax Clearance

After your application is submitted, RAJUK will inspect the site within 15 days. If everything is in order, the Occupancy Certificate is issued.

Validity: 5 years from the date of issue Renewal: Required every 5 years. Letting it lapse makes your approved plan invalid.

Do not treat the Occupancy Certificate as optional paperwork. Occupying or selling a building without it creates serious legal complications that are difficult and expensive to resolve later.

5 Mistakes That Commonly Cause Delays or Rejection

1. Land documents that are not fully in order Incomplete or unverified land records are the single most common reason applications get delayed. Get your mutation certificate, khajna receipts, and all CS/RS/SA records checked before you submit anything.

2. Working with professionals who are not RAJUK-registered Drawings signed by an architect or engineer without valid RAJUK registration will be rejected on the spot. Always verify registration status before engaging anyone for this work.

3. Designs that exceed FAR, setback, or MGC limits A design that pushes beyond the permitted FAR or does not respect required setbacks will not be approved, regardless of how well it is drawn up.

4. Missing the Planning Permit validity window You have 24 months to submit your Construction Permit after receiving the Planning Permit. If you need more time, use Form No. 111 to apply for a 12-month extension before the deadline passes.

5. Not identifying Special Project requirements early enough A number of projects get caught off guard when they discover mid-process that their building requires Special Project approval. Check this at the very beginning.

Frequently Asked Questions

How long does the full RAJUK approval process take? From the initial Planning Permit application through to Construction Permit approval, you should realistically plan for 3 to 9 months. The exact time depends on how complete your documents are, the complexity of your project, and RAJUK's current processing load.

Can I extend my Planning Permit if it is close to expiring? Yes. Before the 24-month validity runs out, you can apply for a 12-month extension using Form No. 111. If you miss this, you will need to apply for a fresh Planning Permit.

What is the difference between a Planning Permit and a Construction Permit? The Planning Permit confirms that your land is eligible for the kind of building you want to construct. The Construction Permit approves the actual design and drawings. You need both, and you need them in that order.

Do I need RAJUK approval for renovation work? Minor interior work typically does not require approval. However, any structural changes, additions to the building, or modifications to the exterior will require going through RAJUK.

What is FAR and why does it matter for my project? FAR stands for Floor Area Ratio. It determines how much total floor area you are allowed to build in relation to your plot size. DAP 2022-2035 sets specific FAR values based on your location, road width, and whether your area is classified as planned or unplanned. Going beyond your permitted FAR will result in rejection.

Does road width affect how much I can build? Yes. A wider road in front of your plot generally allows a higher FAR under DAP rules, which means you can legally build more total floor area. This is a practical factor worth considering when evaluating any plot.

What happens if I sell a flat in a building without an Occupancy Certificate? The transaction can be legally challenged. Buyers also face difficulties getting bank financing on unapproved buildings, which limits your pool of potential buyers and the overall value of your property.

How LVL7 Architects Handles the RAJUK Approval Process

At LVL7, we manage the entire approval process on your behalf. This is not just about producing drawings. It is about making sure every document is right, every submission is compliant, and nothing gets missed that could slow things down or cause a rejection.

Here is what we take care of:

• Reviewing and organizing all required land documents before submission

• Producing fully RAJUK-compliant drawings across all required disciplines

• FAR, setback, MGC, and density calculations in line with DAP 2022-2035

• Coordinating structural, plumbing, and electrical drawings with registered engineers

• Submitting all applications through the ECPS portal (Forms 101, 301, and 401)

• Identifying any Special Project requirements or departmental clearances needed upfront

• Managing revisions and resubmissions if required

For consultation WhatsApp us directly: +8801714302055 Website: lvl7arch.com

Quick Reference: All Stages at a Glance

Getting RAJUK approval right the first time saves you months of back and forth. Every stage has a purpose, and every document on the checklist is there for a reason.

If you have questions about your specific plot or project, reach out. We are happy to help you understand exactly what your situation requires before you commit to anything.

Looking for architecture services in Bangladesh? Visit LVL7 Architects or contact us for consultation, site planning and interior of your space.