Hyd’s 20-ft rule complicates reconstruction

Property Pulse

Homeowners seeking to demolish ageing houses and rebuild on small plots in Hyderabad’s older residential colonies are facing uncertainty over the enforcement of building regulations linked to a 20-feet road-width requirement. The issue has drawn objections from residents and real estate developers, particularly in areas where houses were built decades ago on narrow plots.

The restriction has come under renewed attention following changes to the BuildNow online building-permission system. Applications that did not meet the prescribed road-width condition were reportedly being rejected automatically, affecting owners who wanted to reconstruct existing homes. The regulation is associated with building rules introduced through G.O. Ms. No. 168 in April 2012, although the precise applicability of the 20-feet condition needs to be distinguished from other road-width requirements in the order.

Impact

The impact is particularly significant in older residential colonies, including parts of the Old City, where plots measuring 60–70 square yards or even less are common. Many houses are ageing and require substantial repairs or reconstruction. For families living in these properties, rebuilding is often a necessity rather than a fresh property-development exercise. Owners argue that applying the condition without distinguishing between new construction and reconstruction could leave them with limited options.

Following objections from homeowners and real estate stakeholders, the government has modified the BuildNow portal to accept applications for certain older properties facing roads narrower than 20 feet. However, officials have clarified that acceptance of an application does not amount to building permission. Town-planning officials are expected to inspect the site and examine the existing structure, ownership documents, applicable building regulations and safety requirements before taking a decision.

Preventing unsafe construction

The government's position is that building regulations are necessary to prevent unsafe construction, unauthorised subdivision of plots and unplanned development. Narrow roads can also create difficulties for emergency access, drainage and other civic infrastructure. Developers and residents, however, argue that older colonies have established layouts and varying road widths, and that reconstruction proposals need to be assessed with due regard to the existing conditions.

A separate provision under the Telangana Municipalities Act, 2019 exempts eligible residential plots measuring up to 75 square yards, with ground-floor or ground-plus-one construction, from obtaining building permission and an Occupancy Certificate. Online registration and self-certification remain mandatory. The exemption does not cover government, prohibited or disputed land, and artificial subdivision of larger plots to claim the benefit is not permitted. Its applicability must also be assessed against the property's municipal jurisdiction; the Act does not generally apply to the Greater Hyderabad Municipal Corporation.

The immediate change to BuildNow has reopened the application route, but it has not settled the underlying issue. Homeowners are seeking clear and uniform criteria for reconstruction, particularly on how officials will assess existing buildings, road access, ventilation, natural light, drainage and parking. The government must now balance enforcement of building standards with the practical needs of families living in older neighbourhoods. For small-plot owners, the key question is whether the revised process will lead to predictable decisions or leave reconstruction dependent on case-by-case scrutiny.

SMALL PLOTS

1. Building regulations date back to 2012.
2. Older colonies have narrow residential plots.
3. Many properties measure 60–70 square yards.
4. BuildNow now accepts certain applications.
5. Site inspections remain part of scrutiny.
6. Application acceptance does not guarantee approval.