On September 2, 2025, Bengaluru transitioned into a new era of civic administration. After nearly two decades, the Bruhat Bengaluru Mahanagara Palike (BBMP) was dissolved and replaced by the Greater Bengaluru Authority (GBA) under the Greater Bengaluru Governance Act. For property owners, builders, and those sitting on pending khata or sanction applications, this change has caused understandable confusion. Having navigated municipal approvals since 1993, we are here to break down exactly what this transition means for your construction journey.
What is the Greater Bengaluru Authority (GBA)?
The GBA is a new, three-tier apex body designed to coordinate civic governance across a 712-square-kilometer metropolitan area. Previously, the BBMP was highly centralized, which often caused bottlenecks as the city rapidly expanded. The new GBA structure breaks the city down for better localized management:
- Tier 1: The Apex Authority. Chaired by the Chief Minister of Karnataka, this umbrella body oversees unified planning, bringing parastatal agencies like BESCOM, BWSSB, and BMRCL under one roof.
- Tier 2: Five City Corporations. The city is now split into five distinct, smaller corporations (North, South, East, West, Central). Each will be headed by its own Mayor and an IAS Commissioner.
- Tier 3: Empowered Ward Committees. Hyperlocal civic matters are now handled by newly restructured ward committees with heavier citizen representation.
Similarities: What remains unchanged for your property?
If you are currently building a house or planning to buy land, the fundamental rules of property legality remain intact. The GBA is a successor to the BBMP, not a complete rewrite of building bye-laws.
- Existing Records: All existing BBMP records, including your A-Khata, property tax assessment, and older Khata certificates, remain 100% valid.
- Sanctioned Plans: If you received your building plan approval under the BBMP before September 2025, your sanction holds. You do not need to reapply to the GBA.
- Fundamental Building Bye-laws: The Floor Area Ratio (FAR), mandatory setbacks, and zoning regulations remain strictly enforced. The criteria for safe structural design and legal compliance have not been relaxed.
Differences: How the new process affects you
While the rules are similar, the administrative pipeline has fundamentally changed. Here is what is practically different on the ground:
- Decentralized Approvals: You no longer escalate issues to a centralized Hudson Circle office. New plan sanction files, layout approvals, and khata transfers are now processed by the Commissioner of your specific City Corporation (e.g., GBA South or GBA East).
- Integrated Agency Coordination: Because BESCOM and BWSSB now sit under the GBA umbrella alongside municipal planning, acquiring No Objection Certificates (NOCs) is expected to become a more streamlined, inter-departmental process in the long run.
- Transitional Delays: As files, staff, and assets are still being redistributed across the five new corporations, routine approvals and online portal updates are currently experiencing slight delays.
Practical steps for a new user navigating the GBA
If you are starting a new construction project under the GBA regime this year, follow these steps to avoid getting caught in transitional administrative hurdles:
- Identify your City Corporation: Verify which of the five new corporations your property falls under. Your application portal routing will depend on this.
- Ensure documentation matches exactly: Transitional databases are sensitive to errors. Ensure your Sale Deed, Encumbrance Certificate, and Tax Receipts have perfectly matching names and dimensions before initiating a Khata transfer or plan sanction.
- Use registered professionals: The GBA still mandates that architectural drawings be prepared and digitally signed by a registered architect or engineer.
- Buffer your timelines: Add an extra two to three weeks to your expected approval schedule while the local bodies settle into their newly demarcated boundaries.
Frequently asked questions
Do I need to convert my BBMP Khata to a GBA Khata?
No immediate action is required from property owners. The GBA has automatically absorbed existing BBMP records. Your current Khata remains your valid proof of property tax assessment.
Will property taxes increase under the GBA?
The Greater Bengaluru Governance Act, 2024, grants the state government the power to determine property tax rates and authorizes the GBA to coordinate collection. While a unified tax structure is expected, immediate hikes solely due to the transition have not been mandated.
Are B-Khata properties treated differently by the GBA?
The core issue with B-Khata properties remains identical: they signify a compliance gap. The GBA continues to restrict standard plan sanctions for B-Khata sites. Regularization and conversion to A-Khata should still be your primary goal before planning construction.
Starting a project under the new GBA rules? Our approvals team is fully updated on the latest jurisdictional shifts and portal changes. Talk to us to ensure your paperwork sails through smoothly.