Naksa pass is the building permit you get from your municipality or rural municipality before constructing a house in Nepal. The usual steps are: get drawings prepared by a registered engineer or designer, submit the application with land documents, wait through the document check and the sandhiyar (neighbour) notice period, pass a site inspection, receive a temporary permit up to plinth (DPC) level, pass the plinth-level inspection, receive the superstructure permit, and finally apply for the completion certificate.
Each municipality runs this process with its own forms, fees, timelines and bylaws, so the details below are a general picture of how the building permit process in Nepal typically works. Before you start, check your municipality's website or visit its building permit (naksa) section, and use the e-BPS online system where it is available.
Why the naksa pass matters
A building permit confirms that your house follows land use rules, road setbacks, height limits and the National Building Code. Without an approved naksa and a completion certificate, owners commonly face problems later with the municipality, with utility connections, with bank loans against the property and when selling. Building beyond the approved drawing can also lead to orders to remove the extra part.
Before you apply
Many delays start before the file is even submitted. Check these points first:
- Land documents are in order: the name on the lalpurja matches the applicant, land revenue for the current year is paid and the plot shape matches the cadastral map from the survey (napi) office.
- Road access and width: the right of way of the road in front decides the setback from the road edge.
- Bylaws: your municipality's building bylaws and the national basic standards set limits on ground coverage, floor area ratio, height and setbacks. These differ between core areas, new areas and rural municipalities.
- Plot area: convert the area on your lalpurja into square metres to check coverage. The Jagga Napi land area converter converts ropani, aana, paisa and dam, or bigha, kattha and dhur, to square metres and square feet.
Documents commonly required
The exact list varies by municipality. These are the documents most often asked for:
| Document | Purpose |
|---|---|
| Land ownership certificate (lalpurja), copy | Proves ownership of the plot |
| Citizenship certificate of owner, copy | Identifies the applicant |
| Current land revenue (malpot) receipt | Shows land tax is paid |
| Cadastral map (kitta naksa) from survey office | Shows plot shape, kitta number and neighbours |
| Char killa (boundary details) | Lists neighbours and roads on all four sides |
| Architectural and structural drawings | Prepared and signed by a registered engineer or designer |
| Structural analysis report or NBC checklist | Required depending on building size and category |
| Soil test report | Asked for larger buildings in many municipalities |
| Authorisation letter (mandatory) | If someone else applies on the owner's behalf |
Your designer will usually prepare the file. Keep scanned copies of everything; you will need them again at the plinth and completion stages.
Building permit process step by step
1. Drawings by a registered engineer or designer
Architectural drawings (plans, elevations, sections, site plan) and structural drawings are prepared by an engineer registered with the Nepal Engineering Council and usually also listed with the municipality as a designer. Buildings must follow the National Building Code, for example NBC 205 for small RCC houses or NBC 202 for load-bearing masonry, and larger buildings need a full structural design.
2. Application and documents
The application, drawings and documents are submitted to the municipality, either on paper or online through e-BPS. The file gets a registration (darta) number. Keep it; every later step refers to it.
3. Document and drawing check
Municipal technical staff check ownership documents, the cadastral map and the drawings against the bylaws. If something does not match, such as setback, coverage or plot shape, you will be asked to correct it.
4. Sandhiyar notice
A public notice is sent to the neighbours (sandhiyar) and often posted at the site, giving them a period to raise objections. The length of this period varies by municipality. If a neighbour objects, the municipality reviews the objection, which can lead to a hearing, a settlement or a drawing change.
5. Site inspection
An engineer, sub-engineer or amin from the municipality visits the plot to confirm its location, boundaries, road width and that it matches the documents. Being present with your designer helps answer questions on the spot.
6. Temporary permit up to plinth (DPC) level
Once these checks pass and fees are paid, the municipality issues a temporary permit that allows construction only up to plinth or DPC level. Building above this level before the next approval is a common and serious mistake.
7. Plinth-level inspection
When the work reaches plinth level, you apply for inspection. Staff check that the building footprint, setbacks and column positions on site match the approved drawing. A supervision report from your engineer is usually needed.
8. Superstructure permit
If the plinth inspection is satisfactory, the municipality issues the permanent or superstructure permit, allowing construction above plinth as per the approved drawing.
9. Completion certificate
After the building is finished, you apply for the completion certificate (nirman sampanna pramanpatra). The municipality inspects the finished building against the approved drawing. Changes made during construction may need a revised drawing approval before the certificate is issued.
Who does what at each stage
| Stage | Main action by | What you receive |
|---|---|---|
| Drawings | Registered engineer or designer | Signed drawing set and design documents |
| Application | Owner and designer | Registration (darta) number |
| Checks and notice | Municipality technical section | Correction requests, if any |
| Site inspection | Municipal engineer or amin | Field report |
| Temporary permit | Municipality | Permission to build up to plinth (DPC) |
| Plinth inspection | Municipality, with supervising engineer's report | Inspection approval |
| Superstructure permit | Municipality | Permission to build above plinth |
| Completion | Municipality | Completion certificate |
Fees and processing time vary between municipalities and depend on building area, number of storeys and use. Ask the naksa section for the current fee schedule, and keep receipts for every payment.
Using e-BPS and preparing digital files
Kathmandu Metropolitan City and a number of other municipalities use the Electronic Building Permit System (e-BPS), where drawings and documents are uploaded and the file is tracked online. Check your municipality's website for whether e-BPS is in use and for its guidelines on file formats.
Scanned documents are often too large to upload. The JPG to PDF tool combines phone photos of documents into one PDF, and the compress PDF tool reduces file size. Notices and receipts are dated in Bikram Sambat; the Nepali date converter helps when you need the AD date.
Common reasons for delay
- Plot shape or area on site does not match the cadastral map.
- Setback from road or neighbours not as per bylaws.
- Missing signatures, outdated tax receipt or name mismatch in documents.
- Neighbour objection during the sandhiyar period.
- Construction started above plinth before the superstructure permit.
Frequently asked questions
How long does naksa pass take in Nepal?
It varies by municipality, the workload of the office, the size of the building and whether any objections or corrections come up. Ask your municipality for its current expected timeline.
Can I start construction before getting the permit?
No. You can start only after the temporary permit, and only up to plinth level. Work above plinth needs the superstructure permit.
Do I need a new naksa pass to add a floor?
Yes. Adding floors or changing the approved drawing needs a revised approval, and the structure must be checked to confirm it can take the extra load.
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