How to Check the Approved Floors of a Building in Karachi Before Buying Property
Buying property in Karachi is a major financial decision. Many buyers focus on location, price, and amenities. Very few verify whether the building has the legally approved number of floors. This mistake can lead to serious legal and financial trouble.
In recent years, authorities in Karachi have increased scrutiny on illegal constructions. Extra floors built beyond approval have faced notices, penalties, and in some cases, demolition drives. That is why checking the Approved Floors of a Building in Karachi is not optional. It is a necessary due diligence step before purchase.
This guide explains what approved floors mean, how the system works, and how you can verify them before buying an apartment.
What Are Approved Floors?
Approved floors are the number of floors that a building is legally permitted to construct. These floors are sanctioned by the relevant authority after reviewing the building plan.
In Karachi, the approving authority is the Sindh Building Control Authority (SBCA). No residential or commercial building can legally exceed the floors mentioned in the sanctioned plan issued by SBCA.
If a builder constructs additional floors beyond the approved limit, those floors are considered illegal. Such floors may not receive utility approvals. They can also face legal action under building regulations.
For a buyer, this means that ownership of an apartment on an unapproved floor can become legally vulnerable.
Building Approval System in Karachi
The building approval system in Karachi operates under Sindh’s building and town planning regulations. Every new construction must submit detailed architectural and structural plans to SBCA.
A licensed architect and structural engineer prepare the drawings. These plans include plot size, covered area, floor count, structural details, and building height approval in Karachi. SBCA reviews the submission for compliance with zoning laws, road width requirements, parking provisions, and Floor Area Ratio (FAR) rules.
If the proposal meets all requirements, SBCA issues a “Permit to Build.” The approved floor count is mentioned in the SBCA-sanctioned building plan and the official Permit to Build issued by the authority. Construction beyond that approval is a violation. Even adding a single extra floor without revised approval can make that portion illegal.
The Sindh Building Control Authority cannot allow extra floors after approval unless a revised building plan is formally submitted, reviewed, and officially sanctioned under applicable regulations.
How Many Floors Are Typically Allowed in Karachi?
There is no single answer to this question. The number of floors allowed depends on several factors.
- Plot size plays a major role. Larger plots may qualify for more floors, subject to regulations. Road width is another key factor. Buildings on wider roads may be allowed additional height compared to those on narrow streets.
- Zoning classification also matters. Residential zones, commercial zones, and high-rise corridors have different rules. Floor Area Ratio (FAR) regulations further determine how much total built-up area is allowed.
Because these variables change by locality and regulation updates, buyers should never rely on assumptions. The only reliable source is the officially sanctioned building plan.
Red flags for illegal floors in Karachi include missing SBCA approval documents, discrepancies between the building plan and actual construction, and the absence of displayed QR codes or sanctioned boards on-site.
Step-by-Step: How to Check the Approved Floors of a Building in Karachi
Physical Inspection of the Site
Start by visiting the site personally. Under-construction projects in Karachi are required to display a board showing approval details. Many projects now include QR codes issued under SBCA’s compliance initiatives.
These QR codes can be scanned to retrieve basic project information. The board usually mentions the approved number of floors. While this is helpful, it should not be your only source of building plan verification.
A display board is an indicator. Official documentation is proof.
Request the Approved Building Plan from the Builder
Ask the developer for a copy of the approved building plan and the Permit to Build. The approval document clearly mentions the number of sanctioned floors. Do not rely on verbal assurances. Ask for documentary evidence. The approval letter should carry SBCA’s official stamp and reference number.
If the builder hesitates to provide this document, treat it as a red flag.
Verify Through SBCA Records
For complete peace of mind, verify the information independently and check approved floors online. You can visit the relevant SBCA office or website and request verification of the approved plan. Some buyers also hire a property lawyer to cross-check approval documents. This step ensures that the document shown by the builder matches SBCA’s official record.
Independent verification reduces the risk of fraud or misrepresentation.
Check for Completion Certificate
If the building is already completed, ask for the Completion Certificate. This certificate confirms that construction was completed according to the approved plan. If additional floors were added later without revised approval, the building may not receive proper certification.
A building without completion approval can create problems in future resale and utility connections.
Risks of Property on Unapproved Floors
Buyers can face legal and financial consequences if they purchase an apartment on an illegal floor rather than a legal floor apartment in Karachi, even if the violation was committed by the builder. Below are the major risks explained clearly:
1. Legal Action by Authorities
Unauthorized floors are considered a violation of building regulations. The Sindh Building Control Authority (SBCA) has the power to issue notices, impose penalties, and initiate enforcement action.
If the violation is serious, authorities can seal the premises. In some cases, demolition orders are issued for illegally constructed portions. Once enforcement begins, buyers have very limited protection.
2. Ban on Sale or Transfer
Unapproved floors can face restrictions on sale and transfer. Authorities have previously restricted transactions involving illegal constructions in various parts of Karachi.
If a ban is imposed, you may not be able to legally transfer ownership. This directly affects the resale value and liquidity of your investment.
3. Utility Connection Problems
Utility providers often require proof of approved construction before granting permanent connections.
Apartments built on illegal floors may face delays or refusal in gas, electricity, or water connections. Even if temporary connections are granted, they may be disconnected during enforcement drives. This creates long-term inconvenience for residents.
4. Difficulty in Bank Financing
Banks conduct legal due diligence before approving home financing. If the floor is not part of the approved building plan, financing applications are likely to be rejected.
This reduces your future resale market. Buyers who rely on bank loans may avoid purchasing your unit altogether.
5. Risk of Demolition or Sealing
In extreme enforcement cases, illegal portions of buildings may be sealed or demolished.
If your apartment is located on an unauthorized floor, you bear the financial loss. Compensation is rarely guaranteed. Legal battles can take years and may not fully recover your investment.
6. Reduced Property Value
Properties built beyond high-rise floor approval often carry a stigma in the market. Buyers prefer legally compliant projects. As a result, apartments on unapproved floors typically sell at lower prices. In some cases, they become difficult to sell at all.
Common Mistakes Buyers Make
- Assuming that a completed and fully occupied building must be legally approved.
- Trusting the builder’s reputation without asking for official SBCA-approved documents.
- Checking only the property registry and ignoring building plan approvals. The property registry only confirms ownership transfer and does not indicate the approved floors of a building.
- Believing that ownership transfer automatically confirms construction legality.
- Relying on marketing brochures and advertisements without verifying sanctioned floor counts.
- Not matching the physical number of floors with the approved building plan.
- Failing to independently verify documents through the Sindh Building Control Authority.
- Skipping legal consultation to review construction approvals before purchase.
- Paying booking amounts or installments before reviewing the approved plan.
- Ignoring small discrepancies in documentation that may indicate unauthorized floors.
Key Takeaways for Safe Property Purchase in Karachi
Verifying the Approved Floors of a Building in Karachi is a crucial step in property due diligence. It protects your legal ownership and financial investment. Karachi’s regulatory environment has become stricter. Unauthorized floors are no longer ignored. Buyers must act responsibly and verify approvals before purchasing.
At Family Builders and Developers, compliance and transparency form the foundation of responsible development. A legally approved project is not just a structure. It is long-term security for every buyer. Before you invest, verify. Smart buyers check SBCA-approved floor approvals first and purchase with confidence.
FAQs
How to report illegal floors to authorities?
Illegal floors can be reported to the Sindh Building Control Authority by submitting a complaint with building details through their office, helpline, or official online portal.
What combination of documents ensures legal floors?
A combination of the SBCA-approved building plan, official Permit to Build, and Completion Certificate ensures that the floors of a building are legally sanctioned.
Can approval be updated later?
Yes, building approval can be updated later only if a revised plan is submitted to SBCA and officially reviewed and sanctioned.
