What Is a Construction Permit?
A construction permit (also called building permission or development permit) is the legal authorisation from the development authority (RAJUK in Dhaka) to construct a building on a specific plot. No building may be legally constructed without this permit. It confirms that the proposed design complies with zoning, FAR limits, setbacks, height restrictions, structural code, and fire safety requirements.
Who Issues Construction Permits?
| Authority | Area |
|---|---|
| RAJUK | Dhaka Metropolitan Area |
| CDA | Chittagong Metropolitan Area |
| KDA | Khulna Development Area |
| RDA | Rajshahi Development Area |
| Municipality / Pourashava | Smaller urban areas outside development authority jurisdiction |
Documents Required
| # | Document | Detail | Who Provides |
|---|---|---|---|
| 1 | Application form | Prescribed form from RAJUK/CDA | Applicant |
| 2 | Land ownership documents | Registered deed, mutation certificate (namjari), updated khatian (CS/RS/SA/city survey), DCR/tax receipt | Land owner / Sub-registrar |
| 3 | Power of attorney | If applicant is not the land owner — notarised PoA required | Applicant |
| 4 | Architectural drawings | Site plan, floor plans (all levels), elevations (all sides), sections, parking layout — signed by licensed architect | Licensed architect (BIAC registered) |
| 5 | Structural drawings | Foundation plan, column layout, beam/slab plans, structural details — signed by licensed structural engineer (PE) | Licensed structural engineer |
| 6 | Soil investigation report | Borehole data, bearing capacity, water table, foundation recommendations — from licensed geotechnical firm | Geotechnical firm |
| 7 | Structural calculation | Load calculations, seismic analysis, wind analysis per BNBC 2020 | Structural engineer |
| 8 | Fire NOC | Required for buildings above 10 stories — from FSCD | FSCD |
| 9 | Environmental clearance | Required by category — from DoE | DoE |
| 10 | No objection from neighbours | May be required for certain plot configurations | Adjacent plot owners |
| 11 | Fee payment receipt | Permit fee based on building area and type | RAJUK treasury |
Step-by-Step Process
1
Secure Land Documents
Registered deed, mutation (namjari), updated khatian, DCR/tax receipt
↓
2
Hire Licensed Architect
BIAC-registered architect prepares architectural and structural drawings
↓
3
Obtain Pre-Approvals
Land use clearance, Environmental Clearance (if applicable), Height NOC (if near airport)
↓
4
Submit to RAJUK/CDA
Application form with all documents and fee payment
↓
5
Authority Review
Plan scrutiny against BNBC, zoning, FAR, setbacks, structural code
↓
6
Permit Issued
Approved plan returned with conditions; valid for 2 years typically
| Step | Activity | Responsible | Timeline |
|---|---|---|---|
| 1 | Engage licensed architect and structural engineer | Owner | Week 1-2 |
| 2 | Conduct soil investigation | Geotechnical firm | Week 2-4 |
| 3 | Prepare architectural and structural drawings per BNBC 2020 and DCR | Architect + Engineer | Week 4-10 |
| 4 | Obtain Fire NOC from FSCD (if high-rise) | Architect | Week 6-14 |
| 5 | Obtain environmental clearance from DoE (if required) | Environmental consultant | Week 6-18 |
| 6 | Submit application with all documents to RAJUK | Architect / Owner | Week 10-14 |
| 7 | RAJUK document verification and plan scrutiny | RAJUK | 4-8 weeks |
| 8 | RAJUK site inspection | RAJUK inspector | 1-2 weeks |
| 9 | Approval or objection raised | RAJUK | 1-2 weeks |
| 10 | Address objections (if any) and resubmit | Architect | 2-4 weeks |
| 11 | Permit issuance | RAJUK | 1-2 weeks |
Total typical timeline: 4-8 months. Complex projects or contested applications can extend to 12+ months.
Fee Structure
| Item | Basis | Approximate Cost |
|---|---|---|
| Application fee | Fixed | BDT 2,000-5,000 |
| Scrutiny fee | Per square metre of building area | BDT 20-50/m² (varies by zone) |
| Development charge | Per square metre | BDT 100-500/m² (varies by area and building type) |
| Soil test | Per borehole | BDT 30,000-80,000 per borehole (typically 3-5 boreholes) |
| Architectural design | Professional fee | 1-3% of construction cost |
| Structural design | Professional fee | 0.5-1.5% of construction cost |
Permit Validity and Conditions
- Validity: 3 years from date of issuance. Extension possible upon application before expiry.
- Conditions: Construction must follow approved plans exactly. Any deviation requires revised plan approval.
- Inspections: RAJUK may inspect at foundation, plinth, and completion stages
- Completion: After construction, must apply for occupancy certificate before occupation
Common Rejection Reasons
- FAR exceeded: Proposed floor area exceeds allowable FAR for the zone and road width
- Setback violation: Insufficient side, rear, or front setback per DCR
- Land title issue: Disputed ownership, incomplete mutation, missing records
- Road width: Access road too narrow for proposed building height
- Incomplete documents: Missing soil report, structural calculations, or professional signatures
- Zoning conflict: Proposed use not permitted in the zone per DAP
Practical Tips
- Engage RAJUK-experienced architect: An architect who regularly submits to RAJUK knows the process, common objections, and how to avoid delays.
- Submit complete applications: Incomplete submissions cause the longest delays. Verify every document before submission.
- Verify land title independently: Land title disputes are the most common cause of permit rejection and project failure.
- Budget 6 months minimum: Even straightforward applications take 4-6 months. Plan accordingly.
- Keep copies: Maintain certified copies of all submitted documents and the approved plan. You will need them for occupancy certificate, fire licence, and any future modifications.
References
- RAJUK — Building Plan Approval Process
- RAJUK Building Construction Rules 2008
- BNBC 2020 — Bangladesh National Building Code
- Building Construction Act 1952
- Town Improvement Act 1953
Insights & Guidance
- Construction permit is mandatory before any building construction — issued by RAJUK (Dhaka), CDA (Chittagong), or equivalent authority.
- 11 documents required including land ownership, architectural drawings, structural drawings, soil report, and structural calculations.
- Typical timeline: 4-8 months. Budget 6 months minimum for planning.
- Permit is valid for 3 years. Construction must follow approved plans exactly.
- Most common rejections: FAR exceeded, setback violations, land title disputes, incomplete documentation.
A construction permit is the legal foundation of every building. Without it, the building is technically unauthorised — creating structural risk (if built without code-compliant design), legal risk (demolition orders, fines), and commercial risk (cannot obtain occupancy certificate, fire licence, or many other permits).
- No permit — building is illegal, cannot obtain occupancy certificate.
- Building exceeds approved plan — extra floors, reduced setbacks = structural and legal risk.
- Land title dispute — construction halted by court order mid-project.
- RAJUK-approved building plan (stamped original)
- Construction permit letter with conditions
- Soil investigation report
- Structural calculation report
- Compare approved plan to actual building — same number of floors? Same setbacks?
- Is the permit number displayed at the construction site?
- Is there a RAJUK-approved building plan? Can I see the approved drawings?
- Were any modifications made after the original approval? Were they approved?
- Architecture — BIAC-registered architect experienced with RAJUK submissions.
- Structural — licensed PE for structural design and BNBC 2020 compliance.
- Land — lawyer specialising in Bangladesh land title verification.