Delhi: Rulebook behind MCD’s demolition drive

The Municipal Corporation of Delhi (MCD) has stepped up its crackdown on illegal constructions and dangerous buildings since the September 6 multi-storey structure collapse in Satya Niketan, in which seven people, including five students, lost their lives. Between September 6 and 23, the MCD carried out 543 property demolitions and sealed 178 illegal structures across its 12 municipal zones.

To establish due process prior to taking these physical actions, authorities issued 354 show-cause notices, passed 98 formal demolition orders, and issued 205 sealing show-cause notices during this exact period.

A comprehensive survey examining roughly 3.99 lakh properties across 670 colonies and 178 wards between June and September 2026 identified over 21,000 instances of unauthorised commercial usage in residential areas.

The MCD has also conducted a dedicated survey of student housing facilities between September 7 and 24, which highlighted the gap between ground reality and official claims. Out of 2,453 paying guest (PG) accommodation buildings identified across Delhi, verified sanctioned plans could only be produced for 730 structures.

While structural safety assessments deemed 2,342 of these PG buildings to be visibly safe, 91 required minor structural repairs, 30 required major structural repairs and four were categorised as being in an acutely dangerous condition.

Standard operating procedure

The standard operating procedure governing these actions is rooted in Sections 343 and 344(1) of the Delhi Municipal Corporation Act, 1957. The administrative sequence begins with detection and official booking by field staff or through citizen reporting.

This is followed by serving a show-cause notice to the property owner, who is given three to seven days to provide approved building plans. If the owner fails to respond or provides an unsatisfactory reply, a formal demolition order is issued, granting a voluntary compliance window of 5 to 15 days.

Property owners retain the right to seek legal remedies through the Appellate Tribunal for MCD or the High Court of Delhi during this window. If no stay order is granted, the MCD coordinates with local police for protection, arranges for utility disconnections with electricity DISCOMs and the Delhi Jal Board, and executes the structural removal while recovering costs from the owner.

Unified bye-laws

According to the Unified Building Bye-Laws enforced by the Municipal Corporation of Delhi, any new construction, structural alteration, or reconstruction must strictly adhere to statutory parameters governing plot coverage, floor area ratio, height, setbacks, and structural safety.

Setback requirements mandate open, unconstructed spaces around plot boundaries to ensure adequate light, natural ventilation, and emergency access. Plots under 100 square metres do not require mandatory setbacks, whereas plots between 100-250 square metres must maintain a minimum 3-metre front setback. Larger properties exceeding 500 square metres require a 6-metre front setback along with 3-metre open spaces along all remaining side and rear boundaries.

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Building height limits are strictly regulated relative to adjacent road widths and structural provisions. Residential buildings are generally capped at 15 metres, which can extend to 17.5 metres when non-habitable stilt parking is incorporated. Certain non-habitable rooftop structures, including stairs up to three metres high, lift machine rooms, solar panels, water tanks, parapet walls, and a single small terrace toilet, are specifically exempted from overall height and floor area ratio calculations.

Understanding floor area ratio

Floor area ratio determines the maximum total built-up area permissible across all floors relative to the plot size. For smaller residential plots up to 100 square metres, ground coverage is permitted up to 90%, with a floor area ratio of 350. As plot sizes increase, permissible coverage and density ratios scale down to prevent over-densification, capping plots above 750 square metres at 50% ground coverage and a ratio of 200.

Subterranean and ground-level utility spaces are governed by clear functional restrictions. Stilt parking with a clear height between 2.4 and 2.7 metres is exempt from floor area calculations, provided it is used strictly for vehicle parking. Basements intended solely for domestic storage, parking, or mechanical services are permitted without counting toward built-up area limits, whereas any conversion of basement space into habitable living area is strictly charged against permissible floor area ratios.

Safety, environmental, and administrative compliance form mandatory prerequisites prior to building occupancy. All structural designs must include a stability certificate from a registered engineer confirming resistance against seismic forces applicable to Delhi’s seismic zone. Residential structures exceeding 13.5 metres in height require compulsory elevator installations, while buildings taller than 15 metres must obtain a fire safety clearance certificate.

Properties measuring 300 square metres or larger must integrate rainwater harvesting systems, and no building may be legally occupied without obtaining a formal completion and occupancy certificate from the civic authority.