RAJUK Building Approval: Permits, DAP Limits, Occupancy and Enforcement in 2026

RAJUK building approval: the 2026 framework

RAJUK building approval is the permission that decides whether a building in the capital region can lawfully be built, occupied, financed and sold. In 2026 the framework behind it has changed more than at any time in a generation. RAJUK now operates under the Rajdhani Unnayan Kartripakkha Act 2026, a new Bangladesh Building Regulatory Authority sits above every approving body, the Detailed Area Plan has been revised twice in less than a year, and fire licensing has moved online. The core rule has not changed: no building may be constructed, altered or demolished in RAJUK's area without prior approval, and building outside the approved plan is a criminal offence.

This guide explains how the approval process works for landowners, developers and investors: the statutes and rules, land use clearance, the construction permit, the floor area ratio limits under the revised DAP, the occupancy certificate, the online system, fire and other clearances, the consequences of unauthorised construction, and the routes to appeal or challenge a decision. It closes with a brief note on Chattogram and the new development authorities created in 2026.

Summary: In RAJUK's area, every new building, extension, alteration or demolition needs prior sanction under the Building Construction Act 1952, given by an Authorised Officer or building construction committee. The process runs from land use clearance to construction permit to occupancy certificate, is governed by the Detailed Area Plan 2022-2035 and the National Building Code, and is backed by demolition powers, fines of up to Tk 50 lakh under the RAJUK Act 2026 and imprisonment of up to seven years under the 1952 Act.

Key point: Section 34 of the Rajdhani Unnayan Kartripakkha Act 2026 prohibits any construction, demolition or similar work in RAJUK's area without approval under the Building Construction Act 1952, and bars any other authority from approving buildings there. Building outside the approved plan carries up to two years' imprisonment or a fine of up to Tk 50 lakh.

At a glance

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Table of Contents

What RAJUK building approval covers in 2026

RAJUK, the Rajdhani Unnayan Kartripakkha, is the development authority for the capital region. The Rajdhani Unnayan Kartripakkha Act 2026 (Act No. 67 of 2026) applies to Dhaka metropolitan city, the areas of Keraniganj and Savar upazilas in Dhaka district, the areas of Narayanganj and Gazipur districts and any further area the government notifies. It received presidential assent on 10 April 2026, took effect immediately and repealed and re-enacted the Rajdhani Unnayan Kartripakkha Ordinance 2026.[2]

The 2026 Act has overriding effect over other laws. Acts done, rules made and plans, master plans, strategic plans and detailed area plans issued under the 2026 Ordinance are treated as made under the new Act, so existing approvals and plans carry forward.[2] For anyone planning to build, the practical message is continuity of process under a stronger statute.

The core prohibition

Section 34 of the 2026 Act states that no building may be constructed, demolished or similarly worked on in RAJUK's area without the approval of the Authorised Officer defined in section 2(a) of the Building Construction Act 1952, or of a committee constituted under section 3(2) of that Act. No other authority may approve the construction or demolition of a building in RAJUK's area.[2] That second limb matters: a union parishad or pourashava permission does not substitute for RAJUK building approval inside the capital region.

The Building Construction Act 1952

The 1952 Act remains the backbone. Notwithstanding any other law or agreement, no person may construct, re-construct, add to or alter any building, or excavate or re-excavate a tank, without the previous sanction of an Authorised Officer, and the sanction may carry conditions. A sanction is valid for three years, after which a fresh sanction is required. The government may direct that the Authorised Officer's power be exercised by a committee in a notified area. Normal repairs to an existing building do not need sanction.[1]

The definition of "building" is deliberately wide. It includes a house, out-house, hut, wall and any other structure, of any material from masonry and metal to bamboo, mud or thatch.[1] A boundary wall, a rooftop extension or a temporary shed can therefore require RAJUK building approval.

The rules, the plans and the code

Building rules

The detailed procedure in Dhaka has for many years been set by the Dhaka Mahanagar Imarat (Nirman, Unnayan, Sangrakkhan o Apasaran) Bidhimala 2008, made under the Town Improvement Act 1953 and the Building Construction Act 1952. The Real Estate Development and Management Rules 2011 require developers to obtain project approvals in accordance with that Dhaka rulebook, the equivalent Chattogram rules of 2008, the Building Construction Act and the Bangladesh National Building Code.[6] A new rulebook is in preparation: the October 2025 DAP revision was prepared alongside draft Dhaka Metropolitan Building Rules 2025.[8] Confirm which version applies to your file before drawings are finalised.

The Detailed Area Plan 2022-2035

The Detailed Area Plan, or DAP, fixes land use zones, density and the floor area ratio (FAR) that determines how much floor space a plot may carry. On 19 October 2025 the advisory committee on DAP implementation gave policy approval to amendments that raise FAR and population density in almost all of RAJUK's area, merge water-flow categories into a single "flood flow zone" in which all construction is prohibited, add incentives for transit-oriented and block-based development, align the DAP with the National Building Code 2020, make a sewage treatment plant mandatory for plots of five kathas or more, require both structural and architectural design approval before construction and introduce an appeals committee.[7]

Examples of the FAR increases reported at the time include Mirpur from 2.8 to 3.4, Mohakhali from 2.2 to 3.3, Old Dhaka from 2.6 to 3.3, Khilgaon from 2 to 3.4 and Khilkhet Residential Area from 2 to 4.4, with a bonus of 0.25 to 0.75 FAR for block-based developments that merge plots. Leaving more open space around a building earns greater height relaxation for the same FAR.[8] The revised DAP gazette was published on 14 December 2025.[9]

A further amendment gazette, reported on 15 October 2026, gives residential plots of at least 334.45 square metres in the Purbachal and Jhilmil projects an additional 0.5 FAR. Developers have six months to apply, construction must reach plinth level within a year of final approval, and missing that deadline incurs a penalty of 20 times the plan approval fee.[10]

The National Building Code

The Bangladesh National Building Code 2020 sets the technical standards for buildings, and the power to make the code sits in section 18A of the Building Construction Act. Designing, approving or implementing a plan in breach of the code, or constructing in breach of it, is itself an offence under section 12 of that Act.[1] [3]

The new regulatory architecture after April 2026

The Bangladesh Building Regulatory Authority Act 2026 (Act No. 66 of 2026), assented to on 10 April 2026 and effective immediately, establishes a national Bangladesh Building Regulatory Authority with its head office in Dhaka. Its mandate includes a compliance-based regulatory framework for building design and construction, examining and licensing building professionals, updating the code, introducing an automated online platform for building approvals and recommending action against builders and professionals who breach the code.[3]

Under section 12 the new Authority acts as the controlling and supervisory body over every development authority, building construction committee, city corporation, pourashava and other body that approves building plans and enforces the code. It may require them to produce information and documents, and they are bound to comply.[3] RAJUK building approval therefore now sits inside a two-tier system: RAJUK approves, and a national authority oversees how it does so.

Approvals outside urban authorities

On 25 June 2026 the housing ministry used section 11 of the 2026 Act to form building construction committees at district and upazila level for areas outside development authorities, city corporations and municipalities. Upazila committees, chaired by the Upazila Nirbahi Officer, approve designs up to seven storeys; district committees, chaired by the Deputy Commissioner, approve taller buildings. They check compliance with the code, setbacks, ground coverage, FAR, fire safety and energy efficiency, and can suspend work, cancel approvals and order demolition of unauthorised portions, with mobile courts available for enforcement.[11]

New development authorities

Alongside the RAJUK Act, Parliament enacted separate development authority statutes in April 2026 for Narayanganj, Barishal, Mymensingh, Cumilla, Rangpur and Maheshkhali, together with a Spatial Planning Act 2026 and a Land Use Control and Agricultural Land Protection Act 2026.[4] Projects at the edges of RAJUK's area should confirm which authority's jurisdiction and plan apply.

RAJUK building approval step by step

RAJUK building approval runs in stages. RAJUK's own guidance identifies land use clearance, construction permit and occupancy certificate, with a large and special project clearance for taller buildings.[5]

Stage one: land use clearance

Land use clearance confirms that the proposed use matches the DAP for the plot. RAJUK advises applying once ownership is obtained. Its published document list includes the application form (Form 101), the deed, the land revenue receipt, the duplicate carbon receipt, the mutation record, partial CS and RS maps, a location map and the city survey record where applicable.[5]

Two exemptions matter in practice. Land use clearance is not required for a RAJUK plot, and it is not required for a plot within the approved layout of a private housing project that has itself obtained approval.[5] A commercial building cannot be approved on a residential plot unless the plot's land use has first been converted through the specified process.[5]

Stage two: large and special project clearance

RAJUK treats a project to construct a building of more than eight floors as large and special, reviewed by senior officials including the chairman, the chief town architect and the director of development control.[5] RAJUK states that a building of more than ten floors needs a special project clearance, a structural design and prior clearance certificates from nine organisations.[5]

Stage three: construction permit

A construction permit is needed before work begins. RAJUK lists the application form (Form 301), the deed, the duplicate carbon receipt, any power of attorney, the mutation record, an indemnity bond, a draft publication form and nine copies of the plan for buildings up to ten floors. RAJUK states that the building construction committee normally approves a design within 45 days of submission, though timing depends on meeting frequency.[5] The statutory sanction is valid for three years.[1]

Stage four: occupancy certificate

An occupancy certificate is required after construction is complete and before the building is used. It is issued on the basis of certificates from the technical persons responsible, and RAJUK states that it is valid for five years.[5] The occupancy certificate is the document buyers, lenders and utility providers increasingly ask to see, because it is the best evidence that the completed building matches its RAJUK building approval.

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The online construction permitting system

RAJUK formally launched its electronic construction permitting system on 20 September 2021, developed under the World Bank-supported Urban Resilience Project. It is designed to administer the whole approval chain online, from application and plan check through approval to the occupancy certificate, with application tracking from any device and online payment of service charges through payment gateways and mobile financial services.[12]

The Building Regulatory Authority Act 2026 now requires a technology-based automated online platform for building approvals nationwide.[3] Applicants should keep complete digital copies of title, mutation and design documents, because incomplete uploads are the most common cause of delay.

Fire licence and other clearances

Fire safety runs through every stage of RAJUK building approval. The code's fire provisions shape the design, taller buildings require clearances from several agencies, and many occupancies need a fire licence from the Fire Service and Civil Defence before they can operate.

The e-fire licence system

The Fire Service and Civil Defence launched an e-fire licence system on 30 April 2026. From 1 May 2026 new fire licences, renewals and re-evaluations are processed online, and manual applications have been discontinued.[13] Our guide to fire licences in Bangladesh explains the categories and documents.

Why the approved plan matters for fire safety

In 2025 the Fire Service inspected 10,533 buildings and establishments and classed 3,316 as risky and 622 as highly risky. Its checklist is built on the National Building Code, and a building with more floors than RAJUK approved may be placed in the highly risky category, with the fire arrangements of the extra floors scrutinised. Operating without the necessary approvals, fire licence or trade licence can also lead to a highly risky rating.[14] A deviation from the approved plan therefore carries fire-safety and licensing consequences as well as planning ones.

For buildings that need a fire licence, a fire safety plan or a reassessment after alterations, see our fire licence and fire safety plan practice.

Unauthorised construction and deviations

Building without RAJUK building approval, or departing from the approved plan, exposes the owner to an escalating set of administrative and criminal measures under two statutes.

Show-cause, stop-work and demolition under the 1952 Act

Where a building has been or is being constructed without sanction or in breach of its conditions, the Authorised Officer or committee may serve a notice requiring the owner, occupier and person in charge to show cause, within at least seven days, why the building or part of it should not be removed, or why work should not be stopped. Once a stop notice is served, work must cease until a final order is made, and where cause is shown that order must be made within fifteen days.[1]

Demolition may be ordered only where the work is contrary to the master or development plan, cannot be brought into line with the sanction, causes undue inconvenience to neighbouring land, buildings or roads, or could not have been sanctioned at all. Otherwise, the owner may regularise by paying a fine of between Tk 5,000 and Tk 50,000, making the required alterations and obtaining sanction on payment of ten times the prescribed fee.[1] If the owner fails, the authority may order removal, evict occupants summarily and demolish, recovering the cost from the owner as a fine.[1]

RAJUK's enforcement practice

RAJUK states that its building inspectors monitor buildings continuously and act on neighbours' complaints. Where a deviation is found, the owner receives a notice requiring production of approval documents within a set time; the notice is sent three times, and if the owner cannot produce the documents RAJUK is empowered to demolish the structure.[5]

Criminal penalties

Under section 12 of the 1952 Act, building without sanction, ignoring a direction under section 3B, or designing, approving or building in breach of the National Building Code is punishable with up to seven years' imprisonment, a fine of not less than Tk 50,000, or both, and the court may fix a date for demolition. Prosecution requires a complaint by the Authorised Officer, the committee or a person they authorise.[1]

The RAJUK Act 2026 adds its own offences. Building a structure outside the approved plan carries up to two years' imprisonment or a fine of up to Tk 50 lakh, or both. Using land for a purpose other than that shown in the strategic plan or detailed area plan carries up to two years or a fine of up to Tk 10 crore, plus Tk 10,000 for every day the offence continues. Filling low land or obstructing natural water flow without permission carries escalating penalties for repeat offenders.[2]

Offences under the 2026 Act are tried by a First Class Judicial Magistrate or a Metropolitan Magistrate, are cognisable and bailable, and can be tried by mobile court. Owners, directors and managers of a company are treated as having committed the company's offence unless they prove lack of knowledge and due diligence. RAJUK may also recover from the owner the cost of removing unauthorised earth-filling, structures or buildings.[2] RAJUK staff who knowingly assist an offence face up to two years or a Tk 10 lakh fine.[2]

Change of use, appeals and writs

Change of use

No owner or occupier may use a building for a purpose other than that stated in its sanction without prior permission. Where an existing use conflicts with the master plan, the Authorised Officer may order it to be discontinued, giving six months' notice before discontinuance and twelve months before any removal of the building. Mixed residential and commercial use is protected unless it militates against the dominant character of the zone and is a nuisance to the neighbourhood.[1]

Statutory appeal

Orders under the 1952 Act, including refusals, demolition orders and cancellations, are appealable within thirty days to the officer or authority prescribed by rules, and the appellate decision is final. The Act bars civil courts from questioning these orders.[1] RAJUK explains that a rejected plan may be taken on appeal to the appellate building construction committee, which reassesses the plan.[5] The October 2025 DAP amendments also provide for a new appeals committee.[7]

Writ petitions

Because the civil courts are barred, the main judicial route is a writ petition in the High Court Division challenging an order as unlawful, made without jurisdiction or in breach of natural justice. Section 63 of the RAJUK Act 2026 requires at least one month's prior written notice, with a copy of the complaint, suit or writ petition, before any suit or legal proceeding is filed against RAJUK, its chairman, members or staff. The notice must state the cause of action, the complainant's name and address and the relief sought.[2] Build that month into any litigation timetable.

Urgency matters because a stop notice takes effect on service and demolition can follow quickly once an order is final. Our guide to writ petitions in Bangladesh explains the procedure, and our constitutional and writ litigation practice handles urgent challenges to stop-work and demolition orders.

RAJUK building approval for developers and landowners

For developers, RAJUK building approval is also a pre-condition to marketing a project. The Real Estate Development and Management Rules 2011 require every developer to obtain approval of its real estate project and layout plan from the relevant authority under the Building Construction Act 1952, the National Building Code and, in Dhaka, the Dhaka building rules.[6] Joint venture agreements between landowners and developers should allocate responsibility for each approval stage, the cost of compliance and the consequences of a refusal or a deviation notice. See our analysis of developer and landowner disputes in Bangladesh.

Common causes of refusal and delay

• Title gaps: missing mutation, mismatched khatian records or an unregistered power of attorney.
• Access: RAJUK does not approve plans without the standard minimum road width, except rarely where extra land is left for a private road.[5]
• Land use conflict: a use that the DAP does not permit on the plot, or a flood flow zone where construction is prohibited.[7]
• Design gaps: missing structural design, services drawings or agency clearances for taller buildings.
• Timing: special FAR incentives that depend on reaching plinth level within a set period.[10]

Comparing the approval stages

The table below summarises the stages of RAJUK building approval. On a phone, scroll it sideways.

Buying land to build: approval due diligence

Many approval problems are inherited rather than created. Before buying land or signing a joint venture, check that the plot's DAP zone permits the intended use and height, that it is not in a flood flow zone, that the access road meets the minimum width and that title and mutation records are complete enough to support the land use clearance and construction permit applications.[5] [7]

For an existing building, ask for the sanctioned plan, the approval letter, the occupancy certificate and any fire licence, and compare the number of floors on site with the number approved. Extra floors are a common trigger for deviation notices and for a highly risky fire classification.[14] If the seller cannot produce these documents, price the regularisation risk, or walk away. Our guide to buying an apartment in Dhaka covers the buyer's side of the same checks.

Chattogram and other cities

Outside the capital, the equivalent approvals are given by the relevant development authority under its own statute and building rules. In Chattogram, the Chittagong Development Authority applies the Chattogram Mahanagar Imarat (Nirman, Unnayan, Sangrakkhan o Apasaran) Bidhimala 2008, made under the Chittagong Development Authority Ordinance 1959 and the Building Construction Act 1952.[6] Khulna and Rajshahi have their own development authorities, and the April 2026 statutes created new authorities for several other cities.[4] Outside every urban authority, the June 2026 district and upazila committees approve building plans.[11]

What to watch in 2026 and beyond

Four developments will shape RAJUK building approval over the next year. First, the Bangladesh Building Regulatory Authority will begin supervising approving bodies and licensing professionals, which should tighten accountability on both sides of the counter.[3] Second, the final Dhaka building rules that accompany the revised DAP will replace much of the 2008 framework once adopted.[8] Third, further DAP amendment gazettes, like the October 2026 Purbachal and Jhilmil changes, can create time-limited opportunities for additional floor space.[10] Fourth, the online fire licence system and fire service inspection data will make deviations from approved plans more visible.[13] [14]

Whether you are buying land to build, entering a joint venture, responding to a deviation notice or challenging a refusal, the earliest steps decide the outcome. For advice on approvals, enforcement or writ challenges, explore our property development and planning approvals practice or contact TRW. For the wider transactional context, see our guide to real estate and construction law in Bangladesh.

Frequently asked questions

Do I need RAJUK approval to build a house on my own land in Dhaka?

Yes. Within RAJUK's area no building may be constructed, altered or demolished without approval under the Building Construction Act 1952, and no other authority may give that approval.[1] [2]

Which areas does RAJUK cover?

Dhaka metropolitan city, Keraniganj and Savar upazilas, the areas of Narayanganj and Gazipur districts and any area the government notifies, under the RAJUK Act 2026.[2]

How long is a RAJUK construction permit valid?

A sanction under the Building Construction Act 1952 is valid for three years from the date of sanction, after which a fresh sanction is required.[1]

Is land use clearance always required?

No. RAJUK states it is not required for a RAJUK plot or for a plot within an approved private housing project layout.[5]

When is a building a large and special project?

RAJUK treats a building of more than eight floors as large and special, and requires a special project clearance, structural design and clearances from nine organisations for buildings above ten floors.[5]

What is an occupancy certificate?

The certificate RAJUK issues after construction is complete and before the building is used. RAJUK states it is valid for five years.[5]

What is the penalty for building outside the approved plan?

Up to two years' imprisonment or a fine of up to Tk 50 lakh under the RAJUK Act 2026, in addition to demolition powers and up to seven years under the Building Construction Act 1952.[1] [2]

Can an unauthorised building be regularised?

Sometimes. Where demolition grounds are not met, the owner may pay a fine of Tk 5,000 to Tk 50,000, make the required alterations and obtain sanction on payment of ten times the prescribed fee.[1]

How do I challenge a RAJUK refusal or demolition order?

By statutory appeal within thirty days, or by writ petition in the High Court Division. One month's prior written notice must be given before suing RAJUK or filing a writ against it.[1] [2]

What changed in the DAP in 2025 and 2026?

FAR and density were raised across most of RAJUK's area, flood flow zones were unified with a construction ban, and an October 2026 gazette added 0.5 FAR for qualifying plots in Purbachal and Jhilmil.[7] [10]