How to Check OC Status Before Buying a Flat
A 6-step guide to verifying Occupancy Certificate status via BBMP OBPAS, state RERA portals, and directly from the builder — with state-by-state portal links.
Identify which authority issued the building plan
OC is issued by the local authority that sanctioned the building plan. For Bangalore: BBMP (for properties within BBMP limits), BDA (for BDA-layout properties), or BMRDA (for areas outside BBMP). For Hyderabad: GHMC or HMDA. For Mumbai: BMC. Identify the correct authority before searching portals.
Check BBMP OBPAS for Bangalore properties
For Bangalore projects under BBMP jurisdiction, visit the BBMP eAsthi portal or BBMP OBPAS system. Search by the building application number (visible on the builder's approval document) or the property site address. The system shows: Application received, Under Inspection, OC Issued, or Rejected. Note the OC issue date if shown.
Check state RERA portal for OC date
On the state RERA portal, search for the project and open Project Details. Check the "OC Date" or "Completion Certificate Date" field — builders are required to update this when OC is received. If the field is blank but the project claims to be "ready to move", demand the OC copy from the builder before signing the possession letter.
Request OC copy directly from the builder
Ask the builder for a copy of the OC issued by BBMP/BDA. A legitimate RTM project will provide this instantly. If the builder claims OC is "applied" or "under inspection", get a written commitment specifying: (a) expected OC date, (b) penalty for OC delay beyond the committed date, and (c) assurance that possession letter handover will be delayed until OC is received.
Assess home loan and legal risk for OC-pending property
Many banks will not disburse the final home loan tranche without OC. If you buy a property without OC: (a) your bank may withhold final disbursal, (b) you cannot register a sale deed in some states, (c) resale is difficult as future buyers face the same OC issue, (d) property tax rates may be different for unauthorized occupation. The Brickplot hard cap rule: OC missing > 6 months post-handover triggers a score cap of ≤5.4.
Understand state-by-state OC portal links
Key OC check portals: Bangalore/Karnataka: bbmpeagle.in/obpas and rera.karnataka.gov.in | Mumbai/Maharashtra: mcgm.gov.in building proposals section and MahaRERA | Hyderabad/Telangana: GHMC building permissions portal | Pune: pmrda.gov.in | Delhi: dda.org.in for DDA projects, MCD portal for municipal. For most states, RERA is the easiest starting point for OC verification.
Frequently Asked Questions
Can I take possession without OC?
Legally, builders should not give possession without OC under Section 11(4) of KOFA (Karnataka) and RERA guidelines. However, it is common practice. If you accept possession without OC, ensure you have written commitment from the builder on OC timeline and clear penalty terms. Some banks allow partial disbursal before OC but hold back 10–20% for OC completion. Assess your personal risk tolerance before accepting possession without OC.
What is the difference between OC and CC (Completion Certificate)?
Completion Certificate (CC) confirms the structure is built as per approved plans. Occupancy Certificate (OC) additionally certifies the building is safe for human occupation — utilities (water, electricity, sewage), fire safety, and common areas are verified. OC > CC for residential purposes. Some older properties and BDA projects may have CC without OC — this is still a legal risk for buyers and home loan approvals.
How long does BBMP take to issue OC after application?
Under the Karnataka BBMP rules, OC should be issued within 30 days of application. In practice, it takes 60–180 days due to site inspections, document completeness checks, and BBMP workload. Builders typically apply for OC after completing all civil, plumbing, electrical, fire safety, and common area work. The final stage is a BBMP engineer site visit and approval by the BBMP ward engineer and assistant executive engineer.