What Is an Occupancy Certificate?
An occupancy certificate (OC) is issued by the development authority (RAJUK in Dhaka) confirming that a completed building matches its approved plan and is fit for occupation. No building should be legally occupied without an OC.
The OC confirms that construction was completed as approved — same number of floors, same setbacks, same structural design, same fire safety provisions. It is the final regulatory checkpoint between construction and occupation.
Application Process
1
Complete Construction
Building finished per approved plan
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2
Completion Certificate
Architect/engineer certifies building matches approved design
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3
Prepare As-Built Drawings
Actual construction documented, noting any deviations
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5
Submit OC Application
Application to RAJUK with completion certificate, Fire NOC, as-built drawings
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6
RAJUK Inspection
Site visit to verify building matches approved plan
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7
OC Issued
If compliant, certificate issued; if deviations found, remediation required
| Step | Activity | Documents | Timeline |
|---|---|---|---|
| 1 | Construction completion | — | — |
| 2 | Architect/engineer issues completion certificate | Completion certificate stating building matches approved plan | 1-2 weeks |
| 3 | Prepare as-built drawings | As-built drawings showing actual construction (if any deviations from approved plan) | 2-4 weeks |
| 4 | Obtain Fire NOC/Fire Licence from FSCD | FSCD inspection and clearance | 1-3 months |
| 5 | Submit OC application to RAJUK | Application form, approved plan copy, completion certificate, Fire NOC, utility connection evidence, as-built drawings | Day 1 |
| 6 | RAJUK inspection | Site visit to verify building matches approved plan | 2-4 weeks |
| 7 | OC issuance or objection | If compliant: OC issued. If deviations found: remediation required or revised approval needed | 1-4 weeks |
Total timeline: 2-6 months (longer if deviations require revised approval)
What RAJUK Inspects
- Number of floors: Does the actual building match the approved number of floors?
- Setbacks: Are front, side, and rear setbacks as per approved plan?
- Building footprint: Does the actual footprint match the approved site plan?
- Parking: Is parking as per approved plan (not converted to commercial use)?
- Common areas: Staircase widths, corridor widths, lift provisions as approved?
- Fire safety: Are fire exits, fire fighting systems as per approved design?
- Structural compliance: No visible structural modifications from approved design
Why Most Buildings in Dhaka Lack an OC
| Reason | Explanation | Frequency |
|---|---|---|
| Extra floors | Building has more floors than approved — OC cannot be issued for unapproved construction | Very common |
| Setback violations | Building encroaches on required setbacks | Common |
| Parking conversion | Parking floors converted to commercial or residential use | Common |
| No original approval | Building was constructed without RAJUK plan approval in the first place | Common (older buildings) |
| Never applied | Owner completed construction and occupied without applying for OC | Very common |
| Process complexity | OC process seen as difficult, time-consuming, and uncertain | Common perception |
Consequences of No OC
- Legal: Building is technically illegal to occupy. Enforcement is inconsistent but increasing.
- Insurance: Some insurers may limit coverage for buildings without OC.
- MNC tenants: Many MNCs now require OC as a pre-lease condition — particularly after Rana Plaza.
- Sale/transfer: Missing OC complicates property transactions and may reduce market value.
- Incident liability: In any structural or fire incident, absence of OC significantly increases owner liability.
What to Do When OC Is Missing
| Scenario | Approach |
|---|---|
| Building matches approved plan but OC was never applied for | Apply now — straightforward process if no deviations |
| Minor deviations from approved plan | Apply for revised plan approval, then OC — feasible but takes time |
| Major deviations (extra floors, major setback violations) | Regularisation may be possible under certain RAJUK schemes — consult architect and lawyer |
| No original approval exists | Apply for post-construction approval — more complex but possible in some cases |
| Tenant evaluating a building without OC | Document the gap in the risk register. Obtain structural assessment. Consider risk acceptance with management approval. |
Practical Guidance
- For building owners: If your building matches the approved plan, apply for OC. It protects your asset value and reduces liability.
- For tenants: Ask for the OC. If it doesn't exist, ask why. Document this in your compliance file and risk register.
- For MNC CRE teams: Include OC as a pre-lease requirement. Where it's unavailable (which is common), document the gap with a structural PE assessment as mitigation.
- For FM managers: Keep a copy of the OC (if it exists) in the building compliance file. Know whether any post-approval modifications have been made.
References
- RAJUK — Occupancy Certificate Process
- RAJUK Building Construction Rules 2008
- Building Construction Act 1952
- BNBC 2020 — Occupancy and Use Requirements
Insights & Guidance
- Occupancy certificate (OC) confirms a completed building matches its approved plan and is fit for occupation.
- Most commercial buildings in Dhaka lack an OC — primarily because of extra floors, setback violations, or never applying.
- MNC tenants increasingly require OC. Its absence creates legal, insurance, and liability risk.
- If the building matches the approved plan, applying for OC is straightforward. If deviations exist, revised approval may be needed.
- When OC is unavailable (common), document the gap and obtain a structural PE assessment as risk mitigation.
The occupancy certificate is the single most important document confirming a building's legal status. Without it, every other permit and licence is built on an incomplete foundation. In a post-Rana Plaza environment, OC verification is becoming a standard requirement for professional building occupancy.
- Undiscovered deviations — building has extra floors or modifications you didn't know about until the OC application reveals them.
- Regulatory action — RAJUK periodically conducts drives against unauthorised construction.
- Occupancy certificate (original or certified copy)
- Approved building plan matching actual construction
- Completion certificate from architect/engineer
- Count the actual floors and compare to any available approved plan
- Check if parking floors have been converted to other uses
- Does the building have an occupancy certificate from RAJUK?
- If not, why not? Have any extra floors been added beyond the approved plan?
- OC application — architect experienced with RAJUK OC process.
- Regularisation — lawyer and architect for buildings with deviations seeking post-construction approval.
- Structural verification — structural PE for buildings without OC to assess actual structural adequacy.