What Is RAJUK?
RAJUK (Rajdhani Unnayan Kartripakkha — Capital Development Authority) is the primary building regulatory authority for the Dhaka metropolitan area. It controls building plan approval, construction permits, occupancy certificates, land use zoning, and development control. Any commercial or residential building in RAJUK's jurisdiction requires its approval before construction.
Jurisdiction
| Aspect | Detail |
|---|---|
| Geographic scope | Dhaka Metropolitan Area (~1,528 km²) including Dhaka city, Narayanganj, Gazipur, Savar, Keraniganj |
| Legal basis | Town Improvement Act 1953, Building Construction Act 1952, RAJUK Building Construction Rules 2008 |
| Equivalent bodies | CDA (Chittagong), KDA (Khulna), RDA (Rajshahi), SUDA (Sylhet) |
| Website | rajuk.gov.bd |
Key Functions
- Building plan approval: Review and approve architectural and structural drawings before construction
- Construction monitoring: Inspect construction progress against approved plans
- Occupancy certificate: Certify that completed buildings are fit for occupation
- Land use control: Enforce Detailed Area Plan (DAP) zoning — residential, commercial, industrial, mixed
- Development control: Enforce FAR limits, setbacks, height restrictions, road width requirements
- Unauthorized construction: Identify and take action against buildings violating approved plans
Building Plan Approval Process
| Step | Activity | Documents Required | Timeline |
|---|---|---|---|
| 1 | Application submission | Application form, land ownership docs (mutation, CS/RS/SA records, current khatian), architectural drawings, structural drawings, soil test report | Day 1 |
| 2 | Document verification | RAJUK verifies land ownership, zoning, road width, FAR | 2-4 weeks |
| 3 | Plan scrutiny | Technical review of architectural + structural plans against BNBC and DCR | 4-8 weeks |
| 4 | Site inspection | Physical site visit to verify plot boundaries, road access, existing structures | 1-2 weeks |
| 5 | Approval / Rejection | Approval letter with conditions, or rejection with reasons | — |
| 6 | Permit issuance | Construction permit (valid 3 years, extendable) | 1-2 weeks after approval |
Total typical timeline: 3-6 months (can extend to 12+ months for complex or contested applications)
Development Control Rules (Key Parameters)
| Parameter | Rule | Common Violation |
|---|---|---|
| FAR (Floor Area Ratio) | Varies by zone and road width (typically 4.0-7.0 for commercial in Dhaka) | Exceeding FAR — extra floors beyond approved plan |
| Setbacks | Front: per road width. Side: min 1.0-3.0m. Rear: min 1.5-3.0m | Reduced or zero setbacks, especially in older areas |
| Maximum height | Linked to road width — wider road = taller building allowed | Exceeding height limit on narrow roads |
| Parking | Required per occupancy type (e.g., 1 space per 90-120 m² office) | Converting parking floors to commercial/storage |
| Open space | Minimum open space requirements (varies by plot size) | Building over required open space |
| Fire access | Fire vehicle access road required for high-rise | Blocked or insufficient fire access |
Occupancy Certificate
The occupancy certificate (OC) confirms that a completed building matches the approved plan and is fit for occupation. Without an OC, a building is technically illegal to occupy.
| Aspect | Detail |
|---|---|
| When to apply | After construction completion, before occupation |
| Documents | Completion certificate from architect/engineer, as-built drawings, utility connection evidence, fire NOC from FSCD |
| Inspection | RAJUK site visit to verify building matches approved plan |
| Timeline | 1-3 months (often longer if deviations found) |
| Validity | Permanent (unless building use changes or modifications made) |
| Reality | Many commercial buildings in Dhaka operate without OC. MNC tenants increasingly require it. |
Common Issues and What Goes Wrong
- Extra floors: The most common violation — buildings constructed with more floors than approved. This is a structural safety concern (foundations designed for approved height, not actual).
- Plan deviation: Building constructed differently from approved plan — changed column positions, reduced stair widths, eliminated setbacks.
- No occupancy certificate: Many buildings never obtained one, especially pre-2000 construction.
- Outdated approval: Building approved under old rules (pre-2008 DCR) — may not comply with current requirements.
- Land title disputes: Approvals challenged due to contested land ownership.
- Delayed process: Approval process can take 12+ months due to document issues, zoning disputes, or administrative backlog.
Practical Guidance
- For tenants: Ask for the RAJUK-approved building plan. Count the floors on the plan and compare to actual floors. Any extra floors = structural risk.
- For buyers: Verify land title independently (sub-registrar office). Confirm RAJUK approval matches actual construction. Obtain OC before purchase completion.
- For developers: Engage a RAJUK-experienced architect. Submit complete documentation upfront — incomplete applications cause the longest delays.
- For FM managers: Keep a copy of the approved plan on-site. Know your building's FAR, approved height, and any conditions of approval.
References
- RAJUK — Official Website
- RAJUK Building Construction Rules 2008
- Town Improvement Act 1953
- Building Construction Act 1952
- BNBC 2020 — Bangladesh National Building Code
- Dhaka Structure Plan 2016-2035
Insights & Guidance
- RAJUK is the primary building authority for Dhaka — all commercial buildings require RAJUK plan approval and occupancy certificate.
- Building plan approval takes 3-6 months typically. Construction permit is valid for 3 years.
- The most common violation: extra floors beyond approved plan — this is a structural safety risk, not just a regulatory issue.
- Many Dhaka buildings operate without occupancy certificates. MNC tenants increasingly require this document.
- Always compare the RAJUK-approved plan to the actual building — mismatches indicate unauthorized construction.
RAJUK approval is the foundation of building legality in Dhaka. A building without RAJUK approval or occupancy certificate operates outside the legal framework — creating risk for owners, tenants, and occupants. Understanding RAJUK's role, processes, and common violations is essential for any professional evaluating or managing buildings in Dhaka.
- Extra floors — structural capacity exceeded, building at risk.
- No OC — building technically illegal to occupy, liability in incidents.
- Plan deviations — fire exits removed, setbacks reduced, parking converted.
- RAJUK-approved building plan (architectural + structural)
- Construction permit with conditions
- Occupancy certificate
- As-built drawings matching actual construction
- Count the floors — do they match the approved plan?
- Check setbacks — are they as per the approved plan?
- Is parking as approved, or has it been converted?
- Can I see the RAJUK-approved building plan?
- Does the building have an occupancy certificate?
- Have any floors or extensions been added after the original approval?
- RAJUK approvals — architect experienced with RAJUK process and DCR requirements.
- Land verification — lawyer specialising in land title verification in Bangladesh.
- Structural assessment — structural PE if extra floors or plan deviations are suspected.