Obtain letter from the relevant land owning authority confirming the land title
Agency: Relevant Land Owning Authority
BuildCo must obtain a letter from the relevant authority confirming the title or land use, the dimensions of the plot, and the possible existence of any road widening, cut line, or reservation. Ownership verification depends on the location of the property and may be under the purveyance of a housing society or a military cantonment, in which case non-objection certificates would also be required.
Time and cost: 14 days, no charge
Request and obtain building permit
Agency: Sindh Building Control Authority
An application form is to be physically submitted to the Sindh Building Control Authority (SBCA) along with the following documents:
- A building plan (initially three copies and then six copies) together with:
- Full particulars of the land plot with a specification of its intended use (such as residential, commercial, etc.)
- Two sets of all documents relating to the plot and a letter from the concerned authority confirming the title or land use, the plot dimensions, and the possible existence of any road widening, cut line, or reservation
- A plan description:
- Any proposed and/or revised addition and/or alteration
- Any previous approval, if applicable
- Details of any litigation relating to the plot
The drawings should show plans, sections, and elevations, together with other necessary details pertaining to RCC elements, joinery work, and covered areas of every floor, including the basement (if applicable). In addition, a block plan of the site, drawn to a scale of not less than 1:500 (1”:8’) should be included. Such a plan and sections should show the building’s intended use; the access to and from the various parts of the building; the position dimensions; the means of ventilation; the proposed plinth height; the superstructure at each floor level; and the dimensions and descriptions of all the walls, floors, roofs, staircases, elevators, and the like.
- A description of the proposed construction:
- Type of building
- Total floor area
- Number of floors
- Number of units (for public sale projects only)
- Car parking space
- Area of amenity space
- Particulars of the licensed professionals employed to prepare the plan and supervise work:
- Name
- License number/professional registration number from the Public Electricity Corporation (PEC)
- National identity card number
- Mailing and permanent address/ telephone number
- Office address and telephone number
- A specification of the building’s intended use (i.e., is it being built for public sale)
- A list of other documents to be attached to the application (photocopies should be duly attested by the professional):
- Lease/sale deed, allotment order, mutation (or transfer) order (or extract)
- Possession order
- Acknowledgement of possession
- Site plan
- No-objection certificate (NOC), if applicable
- National identity card
- Letter from the owner, or attorney of the owner, authorizing a named professional whose license or registration number should also be provided, to complete and comply with the requirements of the Sindh Building Control Ordinance of 1979, as amended, and with the requirements of the regulations framed under the ordinance for and on behalf of the owner. The letter should also indicate that a plinth certificate notice would be provided at the completion of the plinth as required under section 3-2.10 of the Karachi Building and Town Planning Regulations of 2002. The letter should also specify that the owner would abide by all the aforementioned rules and regulations, and it must be signed by the owner or the owner’s attorney, contain their national identity card number, email address, mailing and permanent address, telephone number, and the signature and particulars of the architect and structural engineer.
- A form specifying the architect’s and structural engineer’s undertaking: The SBCA operates under the Sindh Local Government Ordinance of 2002, and falls under the control of the Karachi City District Government of which the Nazim (elected head of Karachi city local council) is the chief executive.
If the property is in a military cantonment jurisdiction, BuildCo must send the documents to the Cantonment Board, which takes about 30 days. The Doing Business case study considered here assumes that the property is not located in this type of jurisdiction.
Category IV building plans require the approval of the director general of the SBCA, while simpler buildings that fall under Category I follow a streamlined process and a shorter approval period.
Time and cost: 30 days, PKR 224,000
Receive unscheduled inspection from Building Control Authority- I
Agency: Sindh Building Control Authority (SBCA)
The Sindh Building Control Authority (SBCA) will visit the construction site at least once per month to conduct an unscheduled technical inspection.
Time and cost: 1 day, no charge
Receive unscheduled inspection from Building Control Authority-II
Agency: Sindh Building Control Authority (SBCA)
The Sindh Building Control Authority (SBCA) will visit the construction site at least once per month to conduct an unscheduled technical inspection.
Time and cost: 1 day, no charge
Receive unscheduled inspection from Building Control Authority- III
Agency: Sindh Building Control Authority
The Sindh Building Control Authority (SBCA) will visit the construction site at least once per month to conduct an unscheduled technical inspection.
Time and cost: 1 day, no charge
Receive unscheduled inspection from Building Control Authority-IV
Agency: Sindh Building Control Authority
The Sindh Building Control Authority (SBCA) will visit the construction site at least once per month to conduct an unscheduled technical inspection.
Time and cost: 1 day, no charge
Receive unscheduled inspection from Building Control Authority- V
Agency: Sindh Building Control Authority
The Sindh Building Control Authority (SBCA) will visit the construction site at least once per month to conduct an unscheduled technical inspection.
Time and cost: 1 day, no charge
Receive unscheduled inspection from Building Control Authority-VI
Agency: Sindh Building Control Authority
The Sindh Building Control Authority (SBCA) will visit the construction site at least once per month to conduct an unscheduled technical inspection.
Time and cost: 1 day, no charge
Request a copy of property tax valuation and copy of the certificate from the Excise and Taxation Department
Agency: Excise and Taxation Department
BuildCo must obtain a copy of the property tax valuation and a copy of the certificate from the tax authorities confirming that it does not owe any annual property taxes.
The Excise and Taxation Department of the Government of Sindh provides the property tax valuation after the building is completed. The department inspects the building and issues a certificate to the owner of the building. The certificate provides an assessment of the value of the building. If BuildCo has any objections to this assessment, it is required to make them known within 14 days. Likewise, if any debt is owed, BuildCo would need to pay in order to complete the process. Otherwise, the department issues a PT-1 Form, a certificate that provides the assessed value of the property and the resultant property tax to be charged.
The documents needed are the following:
- An application providing information relating to the building
- Title documents/ documents evidencing title of the property
- Approved building plan
- National identity card of the applicant
Time and cost: 30 days, no charge
Receive inspection from the Excise and Taxation Department and obtain a copy of property tax valuation and copy of the certificate from the tax authorities
Agency: Excise and Taxation Department
The Excise and Taxation Department inspects buildings to ensure the tax valuation is accurate before updating the Excise and Taxation records.
Time and cost: 1 day, no charge
Request water and sewerage connection
Agency: Karachi Water and Sewerage Board
An application form must be submitted to the Karachi Water and Sewerage Board along with the following documents to apply for water and sewerage connection:
- A copy of the approved building plan along with a copy of the letter under the cover of which the approved building plan was issued by the SBCA
- A copy of the site plan
- Proof of ownership of the plot, or for a tenancy, a copy of the lease agreement
- A copy of the property tax valuation
- A copy of the certificate from the tax authorities confirming that the company does not owe them any money
- A copy of the applicant’s national identity card
Once all documents are submitted, the desk officer begins the review and approval process. KWSB can raise objections and ask for additional information or documentation which may prolong the process.
Time and cost: 20 days, PKR 531,650
Receive Site Inspection for Water Connection
Agency: Karachi Water and Sewerage Board
KWSB inspects the property to assess the works that are necessary to ensure that the building will connect to the water grid and ascertain feasibility according to building plan submitted. The inspection includes pipe location, size of connection and feasibility of water discharge requested among other technical conditions.
Time and cost: 1 day, no charge
Receive inspection for final water connection and installation of water meter
Agency: Karachi Water and Sewerage Board
KWSB inspects the property to ensure that works have been carried out according to the drawings submitted during the application process and feasibility inspection process. If inspection does not find any issues with the construction, KWSB will install water meters and complete the final water connection.
Time and cost: 1 day, no charge
Apply for completion certificate and request final inspection
Agency: Sindh Building Control Authority
After the building is completed, a “notice of completion and permission for occupation” form must be submitted along with the architect’s certificate.
Time and cost: 1 day, no charge
Receive final inspection
Agency: Sindh Building Control Authority
After receipt of this notice, the SBCA inspects the building to verify that it has been built according to the approved plans.
Time and cost: 1 day, no charge
Receive completion certificate from the Sindh Building Control Authority (SBCA)
Agency: Sindh Building Control Authority
Once the completion certificate is received, the building may be lawfully occupied and used for its intended purpose.
Time and cost: 30 days, PKR 224,000
