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Buying an apartment or house in Bangalore? One of the most critical documents you need to verify is the OC (Occupancy Certificate) or CC (Completion Certificate). Without these, your property may be considered illegal, and you could face serious consequences—from denied utility connections to potential demolition.

This guide explains everything Bangalore home buyers need to know about OC and CC certificates.

What is an Occupancy Certificate (OC)?

An Occupancy Certificate is an official document issued by the local municipal authority (BBMP in Bangalore) that certifies a building is:

• Constructed as per the approved building plan
• Compliant with local building bylaws
• Safe for occupancy
• Has required infrastructure (water, electricity connections)

Key Point: OC is your legal permission to occupy and use the building.

What is a Completion Certificate (CC)?

A Completion Certificate is issued by the planning/development authority (BDA in Bangalore) confirming:

• Construction is complete
• Building matches the sanctioned plan
• All conditions of approval are met
• Necessary inspections are passed

Key Point: CC confirms construction is done correctly; OC permits you to move in.

OC vs CC: Key Differences

In Practice: For most Bangalore properties, you need CC first, then OC. Some older properties may have one without the other.

Why OC/CC is Critical for Home Buyers

1. Legal Occupancy

Without OC, living in the building is technically illegal. Authorities can issue notices or take action.

2. Utility Connections

BESCOM and BWSSB require OC for permanent electricity and water connections. Without OC, you get only temporary connections.

3. Bank Loans

Most banks require OC/CC before disbursing home loans for completed properties. Some may disburse with indemnity, but it's risky.

4. Property Value

Properties without OC have significantly lower resale value and are harder to sell.

5. Insurance

Property insurance may be denied or claims rejected for buildings without valid OC.

6. Future Issues

When you sell, the buyer will ask for OC. Problems surface years later.

How to Verify OC/CC

For BBMP Properties (OC):

1. Ask the seller/builder for the OC copy
2. Verify at BBMP Office or through BBMP Online Services
3. Cross-check property address and survey number
4. Confirm the OC is for the specific unit (in apartments)

For BDA Properties (CC):

1. Request CC copy from builder
2. Verify at BDA head office, Sir M. Visvesvaraya Tower
3. Check BDA website for online verification
4. Match sanctioned plan with actual construction

Red Flags:

• Builder avoids showing OC/CC
• "Applied for OC" but not received
• OC from different authority than expected
• Partial OC (some floors only)

The OC/CC Process

For Builders/Developers:

1. Complete Construction as per sanctioned plan
2. Apply for CC to BDA with completion report, structural stability certificate, photos, and NOCs
3. BDA Inspection: Officials verify construction matches plan
4. CC Issued if compliant (or deviation report if not)
5. Apply for OC to BBMP with CC, structural safety certificate, Fire NOC, lift inspection report
6. BBMP Inspection: Checks safety and infrastructure
7. OC Issued if all requirements met

Timeline: Typically 3-6 months after construction completion if all documents are in order.

Common OC/CC Issues

1. Construction Deviations

Building doesn't match approved plan. Extra floors, changed layout, encroachments.

Solution: Builder must regularize deviations (if possible) or demolish unauthorized portions.

2. Missing NOCs

Fire safety, pollution control, or other NOCs not obtained.

Solution: Obtain all required NOCs before OC application.

3. Pending Dues

Unpaid development charges, betterment charges, or penalties.

Solution: Clear all dues to release OC.

4. Litigation

Property under legal dispute prevents OC issuance.

Solution: Resolve litigation before OC can be granted.

5. Partial OC

Only some floors/blocks have OC in a larger project.

Solution: Verify YOUR specific unit/floor is covered by OC.

Properties Without OC

Risks of Buying Without OC:

• Illegal occupancy
• No permanent utilities
• Difficult resale
• Bank loan issues
• Lower property value
• Risk of demolition (in extreme cases)

When It Might Be Acceptable:

• Very old properties (pre-2008) where OC wasn't strictly required
• Independent houses in village panchayat areas (different rules)
• With significant price discount AND clear path to regularization

Due Diligence Required:

If considering property without OC:

1. Get legal opinion on regularization possibility
2. Check if builder has applied for OC
3. Understand the deviation (minor vs major)
4. Negotiate significant price reduction
5. Get indemnity from seller

OC for Apartments vs Independent Houses

For Apartment Buyers:

• Building OC covers common areas and structure
• Your sale deed should reference the OC
• Verify OC date is before your purchase

How Legal Byte Helps

Before Purchase:

• Verify OC/CC authenticity
• Check for deviations from sanctioned plan
• Identify regularization status

Document Analysis:

• Cross-reference OC with sale deed
• Verify property description matches
• Check issuing authority validity

Risk Assessment:

• Flag missing OC/CC
• Identify potential issues
• Recommend next steps

Tips for Home Buyers

1. Demand OC before payment: For ready-to-move properties, no OC = no deal.
2. Verify, don't just see: Sellers can show fake OCs. Verify with BBMP/BDA directly.
3. Check OC date: OC should be dated before builder started selling units.
4. Read the OC carefully: Verify address, survey number, built-up area match.
5. For under-construction: Get written commitment on OC timeline with penalty clause.
6. Old properties: Properties from before 2005-2008 may have different compliance—get legal advice.
7. Keep original: OC is a critical document—store safely with other property papers.