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Commencement certificate is a document that is issued by the local authority to the builder. The builder needs to submit an application and this document is provided to the builder, provided builder follows all stipulated rules and regulations that are stated by the local authorities. It is mandatory for a builder to possess this document before beginning construction of a property. After acquiring required approvals and sanctions, the builder can lay the foundation of the superstructure and build boundaries. The builder will then need to lay columns either in the basement or in the ground floor depending on the requirement. After completing this step, the builder can approach local authorities to avail this document. The town planning and engineering department provides this certificate after inspecting the property.
After the approval of the building plan, the owner shall give notice to the authority of the intention to start work on building site in writing. Further, the owner shall give notice to the authority on completion of foundation or footings before erection of walls on the foundation. Within 15 days from the date of receipt of such notice, the engineering wing/authority shall inspect the site to verify as to whether the foundation work for the building conforms to the sanction plan or not.
If the foundation work is according to the sanction plan, the authority will issue commencement certificate within the prescribed period from the date of the inspection. Commencement certificate is a certificate and an official document issued by the local Town planning or Municipal Authorities to allow or permit the builder to begin construction or work, once all norms, licenses, permissions and consents have been obtained from the concerned or appropriate statutory authorities.
In any case, the construction shall proceed according to the sanctioned plan as if the permission for the commencement of the work is deemed to have been accorded. Further, the authority will verify as to whether the building has been constructed in all respects as per the sanctioned plan of the building, complied with the building bye-laws, including other relevant permissions or clearances obtained from the other departments. If everything is in order, engineering department will issue the Commencement certificate.
After laying the foundation for the super-structure, the owner or the builder will have to first erect the columns either in the basement or in the ground floor as the case may be and then apply to the town planning authorities and engineering department for the issue of a commencement certificate. The BDA/BBMP, after carrying out an inspection of the site and the construction work carried on till that date, will issue a “commencement certificate.”
List of documents for a commencement certificate
- Plan showing the column positions as erected on site with the Signature of the Owner and Architect.
- Photographs of erected columns signed by Owner and the authorized Architect
Unless the commencement certificate is granted or issued, the builder cannot start or begin the construction, if he does begin or start the construction, without obtaining the Commencement Certificate, the construction may be termed as illegal. It authorizes the owner or the builder to commence construction in all respects as per the plan sanctioned. For the issue of the commencement certificate, it is enough if the foundation is complete and the peripheral columns have been erected. It is not necessary that the columns in the middle of the super-structure be erected. A nominal charge of Rs.5 per square metre of plinth area, depending on the project size, is levied for the issue of the certificate.
The absence of a valid Completion Certificate/Occupancy Certificate when buying property in Bangalore can mean the building may not have been constructed as per the approved plan. All buildings require commencement certificate. In case a builder does not receive commencement certificate before beginning construction, he will not be provided the occupancy certificate also. Any such building that does not have occupancy certificate cannot be occupied. Occupation of such buildings is considered unlawful. The owners can be asked to evict the flat by the authorities if they do not possess occupancy certificate. They might also be forced to pay some fine for the whole complex. In case the builder does not get commencement certificate, and consequently occupancy certificate, the owner will be forced to pay these fines.
Also, in cases if you are buying an apartment which is under construction, make sure you check the Commencement Certificate at least before signing any agreement. Often builders continue to build the first and second floors without getting a Commencement Certificate as they are confident they will be able to get it in future. This is illegal and can create problems in getting the Occupancy Certificate in future. It is mandatory for a builder to possess this document before beginning construction of a property. These certificates are evident that the commencement and completion of the building are as per the approved plan and in compliance of local laws. If the builder has deviated even a little more than the allowed percentage, the authorities may impose a huge penalty before regularizing the building.
Commencement certificate becomes utterly important when buyers buy apartments that are in pre-launch phase or under construction. In case you are buying such an apartment under construction, make sure that you demand to check the commencement certificate before signing any agreement. Often builders continue to build 1st and 2nd floors without getting CC as they are confident that they will be able to get it in future. This is illegal and can create problems in getting Occupancy certificate in future.