Key points
- RAJUK approval has four stages: land use clearance, construction permit, building under inspection, and an occupancy certificate.
- Applications are made online through the Electronic Construction Permitting System (ECPS).
- The Imarat Nirman Bidhimala 2008 sets 15 working days for land use clearance. Plan for three to four months end to end.
- Most delays come from land papers that do not match, or drawings that break FAR and setback rules.
Who needs RAJUK approval
If your plot is inside the RAJUK area, which covers Dhaka’s two city corporations and nearby areas such as parts of Gazipur, Narayanganj, Savar and Keraniganj, you need RAJUK approval before you build. The rules come from the Dhaka Mohanagar Imarat Nirman Bidhimala 2008 and the land use set in the Detailed Area Plan (DAP) 2022 to 2035.
Outside Dhaka, the same idea applies with a different office: CDA in Chattogram, KDA in Khulna, RDA in Rajshahi, and the city corporation or pourashava in cities such as Sylhet and Cumilla.
The four stages of approval
Documents you need
Missing or mismatched land papers are the most common reason a file stops. Collect these before your architect starts the application:
- Registered sale or transfer deed, plus previous deeds if the land changed hands
- Mutation (namjari) papers and the latest land tax receipt
- RS and MS mouza maps, and a digital survey map of the plot
- Power of attorney if a developer or relative applies for you
- National ID of every owner
- NOCs where needed, for example near an airport, heritage site or water body
- Soil test report for the structural design
Drawings the architect prepares
- Site plan with plot boundary, road width, setbacks and ground coverage
- Floor plans, elevations and sections for every floor
- FAR calculation showing total floor area against what the plot allows
- Structural drawings to BNBC 2020, signed by a registered engineer
- Parking, stair, lift and fire exit layout for buildings above the height limit set in the rules
FAR, road width and setbacks in plain words
FAR (floor area ratio) tells you how much total floor you can build compared with the land. The DAP sets it by zone and road width. For example, a 3 katha plot (2,160 sq ft) with an FAR of 3.5 allows about 7,560 sq ft of floor area in total, spread across however many floors fit the height and coverage rules.
Road width in front of the plot limits height and FAR. Wider roads allow taller buildings. Setbacks are the open strips you must leave at the front, sides and back. Your architect should show these on the site plan before you agree a design.
Ask your architect to look up your plot in the DAP map before you pay for a full design. If the zone or road width limits you to fewer floors than you planned, it is better to know on day one.
How long approval takes
Time starts when the file is complete. Every query from RAJUK stops the clock until you reply, so a tidy first submission is the fastest route. Government fees are set by floor area and are small next to design costs; check the current schedule on ECPS before you pay anyone.
Why files get sent back
- Land papers that do not match each other or the mouza map
- Floor area above the allowed FAR, or setbacks cut short
- Drawings signed by professionals who are not registered
- Architectural and structural drawings that contradict each other
- No soil test, or a structural design that ignores BNBC 2020 seismic rules
An approved building is easier to sell, mortgage and extend. If you are planning a family home, see our duplex design ideas and earthquake safety checks. To have the drawings prepared for you, use our RAJUK plan approval drawings service.
RAJUK approval: common questions
How long does RAJUK plan approval take?
The Imarat Nirman Bidhimala 2008 sets 15 working days for land use clearance. A construction permit on a complete file often takes 30 to 45 days. Plan for three to four months in total.
Can I apply for RAJUK approval online?
Yes. Land use clearance and construction permit applications are made through the Electronic Construction Permitting System (ECPS) at ecps.gov.bd.
Do I need land use clearance for a plot in a RAJUK project?
No. Plots inside approved RAJUK or approved private housing layouts do not need separate land use clearance, but they still need a construction permit.
Who can sign the drawings for RAJUK?
Architectural drawings must be signed by a registered architect and structural drawings by a registered civil or structural engineer.
What is an occupancy certificate?
A certificate issued after construction confirming the building matches the approved drawings. It is increasingly asked for by buyers, banks and utility providers.
Written by the BD House Design editorial team with input from the registered architects, engineers and interior firms we work with. How we research and check our pages.
