PART I EXTRAORDINARY

MUNICIPAL ADMINISTRATION & URBAN DEVELOPMENT DEPARTMENT(M)

MA&UD Dept. – Andhra Pradesh Building Rules, 2017 – Amendments proposed –

Draft Amendments - Notification – Inviting Objections and Suggestions – Issued-

Reg.

[Memo.No.3011478/M2/2025-1,

Municipal

Administration

and

Urban

Development (M) Department, 29^th October, 2025]

APPENDIX

NOTIFICATION

In exercise of the powers conferred by section 585 read with section 592 of

the Andhra Pradesh Municipal Corporation Act, 1955 (adapted GHMC Act, 1955);

section 18 of the Andhra Pradesh Municipal Corporations Act, 1994; section 326 of

the Andhra Pradesh Municipalities Act, 1965, section 44 (1) of the Andhra Pradesh

Town Planning Act, 1920, sub-section 2 of section 18 of the Andhra Pradesh Capital

Region Development Authority Act, 2014 and Sections 116 and 117 of the Andhra

Pradesh Metropolitan Region and Urban Development Authorities Act, 2016, the

following draft amendments are proposed to AP Building Rules, 2017 issued in

G.O.Ms.No.119, MA&UD (H) Dept., dated 28.03.2017 and amendments issued

thereon from time to time.

Notice is hereby given that the draft will be taken into consideration after

expiry of seven (7) days from the date of publication of the notification in the

Andhra Pradesh Gazette and that any objections or suggestions which may be

received from any person with respect to these before the expiry of said period will

be considered by the Government of Andhra Pradesh. Objections or suggestions

should be addressed to the Director of Town and Country Planning, A.P., Mangalagiri

/ Municipal Administration and Urban Development Department, Andhra Pradesh

Secretariat, Velagapudi

Registered No. HSE-49/2016

No.734

AMARAVATI, THURSDAY, OCTOBER 30, 2025

G.701

NOTIFICATIONS BY GOVERNMENT

--x--

DRAFT AMENDMENTS

In the A.P. Building Rules, 2017 :-

I. In Rule 2,-

(1) In sub-rule (17), clause (h), the following shall be substituted,

namely,-

(h) High Rise Building

High rise building' means and includes all buildings with Twenty four (24)

meters and above in height measured from the average level of the central line

of street on which the site abuts. Staircase rooms, lift rooms, chimneys,

elevated tanks above the top most floor and architectural features are excluded

from the height of such buildings.

(2) In sub-rule (55), the following shall be substituted, namely,-

(a) Energy Conservation and Sustainable Building Code or ECSBC

(Commercial and Office Buildings)

The Energy Conservation and Sustainable Building Code or ECSBC (Commercial

and Office Buildings) (2024) when locally adapted to Andhra Pradesh’s climate

is termed as the “Andhra Pradesh Energy Conservation and Sustainable Building

Code (APECSBC).” All definitions included in the Code and not otherwise defined

herein are applicable as amended from time to time.

(b) Eco Niwas Samhita or ENS- (Residential buildings)

The Eco Niwas Samhita or ENS- (Residential buildings) (2024) when locally

adapted to Andhra Pradesh’s climate is termed as the “Andhra Pradesh Eco

Niwas Samhita (APENS).” All definitions included in the Code and not otherwise

defined herein are applicable as amended from time to time.

II. In Rule 3,-

(1) In sub rule (10), clause (d), sub clause (xii) the following shall be

substituted, namely,-

(xii) Guidelines issued by the Government Vide G.O.Ms.No.211 dt:08.10.25

shall be followed.

(2) In sub rule (10), clause (d), sub clause (xx) the following shall be

substituted, namely,-

(xx) Prior clearance obtained from Andhra Pradesh State Disaster Response

& Fire Services Department from fire safety point of view as per the

provisions of the Andhra Pradesh Fire Service Act, 1999 for Residential

buildings of height 24m and above, Commercial buildings of height 15m and

above and buildings of public congregation like Educational Buildings,

Cinema Theatres, Function Halls and other Assembly Buildings on plot area

of 500sq.m and above or of height above 6m has to be submitted.

Note: In the case of high-rise buildings, the applicants have an option to

submit the Fire No Objection Certificate (Fire NOC) from the Andhra Pradesh

State Disaster Response & Fire Services (APSDR&FS) Department before the

building reaches a height of 24 meters. Accordingly, the initial building

permission shall be granted only up to a height of 24 meters. The structural

design, stability certificate, and all related aspects shall, however, be

prepared and approved in accordance with the total proposed height of the

high-rise building.

Upon submission of the Fire NOC, approval for the remaining floors shall be

issued by the competent authority. No relaxation or exemption in payment

of the prescribed fees shall be permitted.

III. In Rule 7,-

(1) In sub rule (5), clause (a), after the sub-clause xii the following

sub-clause xii shall be inserted, namely-

xii) IS16700(2023): “Criteria For Structural Safety Of Tall Concrete

Buildings

IV. In Rule 21, the following shall be substituted, namely,-

21.Applicability

As per the provisions of the Andhra Pradesh Fire Service Act, 1999,

Residential buildings of height 24m and above , Commercial buildings of

height 15m and above and buildings of public congregation like Educational

Buildings, Cinema Theatres, Function Halls and other Assembly Buildings on

plot area of 500Sq.m. and above or of height above 6m are required to

obtain prior clearance from Andhra Pradesh State Disaster Response & Fire

Services Department from fire safety point of view.

Note: In the case of high-rise buildings, the applicants have an option to

submit the Fire No Objection Certificate (Fire NOC) from the Andhra Pradesh

State Disaster Response & Fire Services (APSDR&FS) Department before the

building reaches a height of 24 meters. Accordingly, the initial building

permission shall be granted only up to a height of 24 meters, subject to

compliance of Fire prevention and Life Safety Measures. The structural

design, stability certificate, and all related aspects shall, however, be

prepared and approved in accordance with the total proposed height of the

high-rise building.

Upon submission of the Fire NOC, approval for the remaining floors shall be

issued by the competent authority. No relaxation or exemption in payment of

the prescribed fees shall be permitted.

V. In Rule 36,-

(1) After the sub rule (4), sub rules 5 shall be inserted, namely,-

(5)In accordance with the provisions of the National Building Code of India

(NBC) 2016 and ASHRAE (American Society of Heating, Refrigerating and

Air-Conditioning Engineers) Guidelines, the following stipulations shall be

complied with –

Outdoor Unit Clearance:

A minimum clear space of 1.0 metre shall be maintained around all

HVAC outdoor units (ODUs) installed on terraces, balconies, service

areas, or open platforms. This clearance is required to ensure

adequate

ventilation,

heat

dissipation,

and

safe

access

for

maintenance and servicing. No permanent or temporary obstructions

shall be permitted within this clearance zone.

ii.

Utility Shaft Access:

Each utility shaft housing HVAC, plumbing, fire, or electrical services

shall be provided with a dedicated access panel at every floor level, of

adequate size to permit inspection, maintenance, and replacement of

utilities. Proper natural or mechanical ventilation shall be ensured

within such shafts as per NBC and ASHRAE requirements.

iii.

Regulatory Compliance:

Compliance with the above shall be mandatory for all new

constructions and major retrofits, and shall be verified during the

building-plan approval and completion stages by the competent

authority.

VI. In Rule 53,-

(1) In sub rule (1), Table 14, category (A) the following shall be

substituted, namely,-

Category Type/Use of Building Plot permissible

Minimum abutting

existing

road

width required (in

meters)

(1)

(2)

(3)

SITES

OLD/EXISTING

BUILT-UP

AREAS/CONGESTED

AREAS/SETTLEMENT/GRAM

KHANTAM/ABADI (see Annexure)

All Residential (other than Group

Housing) & Commercial Buildings

with maximum permissible height

of 15 m. except in the plots

abutting to existing 40’-0” and

above wide roads.

(ii)

Local Commercial shops to an

extent of 200 sqmts plot area

and height upto 10mts

(iii)

For other categories the Minimum

road width shall be as given in B1

Category

SITES IN NEW AREAS/APPROVED LAYOUT AREAS

(i)

Basic level social amenities like

Nursery School, Primary School

9**

(ii)

Dispensary/Diagnostic

Laboratory/Poly-Clinic

(iii) ^Non-High

Rise

(Residential)

Buildings including Group Housing

(Cellar and/or Stilt as permissible

+ maximum up to 5 floors),

(iv) Religious Place

(v)

Local Commercial shops to an

extent of 200 sqmts plot area and

height upto 10mts

(2) In sub rule (2), the following shall be substituted, namely,-

(2)* In case of Sites in Category-A, if a Site is abutting to a road which is less

than 9m in width, a building may be permitted with a maximum height of 10m

in such site, by insisting widening of road to 9m or lesser width as per the

circulation network approved by the Competent authority. The site affected in

such cases shall be handed over to the Local Body/UDA/APCRDA through

registered gift deed for which relaxations can be considered in situ as

prescribed in these Rules. TDR generated in such sites will not be allowed to

utilize for construction of additional built-up area in congested areas. Buildings

upto 15 mts may be permitted in the sites of Category–A if the site is having

access through the existing 9m wide road. Buildings above 15 mts and up to

18m height may be permitted in the sites of Category–A if the site is having

access through the existing 12m wide road.

(3) In sub rule (3), Clause (b) the following shall be substituted,

namely,-

(b) In case of Electricity Tower lines, the land all along below the tower line shall

be developed as green belt to an extent of the width of tower base and on

either side of green belt there shall be a minimum of 9m wide roads or as

defined in the Master Plan. Wherever the road is not feasible on either side of

Tower lines, green belt can be provided and this will be in addition to 10% open

space to be provided as per the rules and such cases, TDRs as as applicable to

road widening cases shall be given. If roads and open space area exceeds 50%

of the total area.

VII. In Rule 56,-

1. In sub-rule (1), the following shall be substituted, namely,-

(1) Compliance with Andhra Pradesh Energy Conservation and

Sustainable Building Code (ECSBC) & Andhra Pradesh Eco Niwas

Samhita (ENS) as per ECSBC 2024 and ENS 2024 issued by BEE,

Ministry of Power, Government of India from time to time or APECSBC

& APENS issued by the ECBC Technical committee (vide G.O.RT. no 142

dated 12.02.2018) from time to time

Energy Conservation and Sustainable Building Code (ECSBC) (Commercial and

Office Building) & Eco Niwas Samhita (ENS) (Residential) and subsequent

updations/ clarifications/ amendments made from time to time as adopted by

the Bureau of Energy efficiency (BEE) is applicable to the buildings mentioned in

the respective codes

2.In sub-rule (2), the following shall be substituted, namely,-

(2) The APECSBC shall be applicable to commercial buildings and other Non-

Residential Buildings that have a plot area of more than 1000 Square Meters or

built-up area of 2000 Square Meters or the provisions set in national ECSBC

issued by BEE from time to time and certain categories of buildings such as

multiplexes, Hospitals, Hotels, and Convention Centres irrespective of their

built-up area shall comply with the APECSB Code or as per APECSBC issued by

the ECBC Technical committee (vide G.O.RT. no 142 dated 12.02.2018) from

time to time. The APENS shall be applicable to the residential buildings as per

the provisions mentioned in national ENS issued by BEE from time to time or

APENS issued by the ECBC Technical committee (vide G.O.RT. no 142 dated

12.02.2018) from time to time).

In sub-rule (3), the following shall be substituted, namely,-

(3) The code is mandatory for all new buildings, stated above, for (the

commercial and residential category), shall comply with the compliance

approach as specified in national ECSBC and ENS issued by BEE from time to

time respectively or as per APECSBC and APENS issued by the ECBC Technical

committee (vide G.O.RT. no 142 dated 12.02.2018) from time to time

respectively and apply cool roofs as a mandatory provision.

4. In sub-rule (4), the following shall be substituted, namely,-

(4) At the time of plan approval, the Owner / Builder/developer shall submit

the APECSBC/ APENS compliance design stage certificate, sealed and signed by

AP Empanelled ECBC/ECSBC Third Party Assessor (TPA) with MAUD or Andhra

Pradesh State Energy Conservation Mission (APSECM) the State Designated

Agency (SDA) of Andhra Pradesh or BEE certified Energy Auditor (Buildings)

against the requirements of APECSBC compliance to respective Urban Local

Body.

5. In sub-rule (5), the following shall be substituted, namely,-

(5)

the

time

issuance

occupancy

certificate,

the

builder/owner/developer shall submit the Occupancy Stage APECSBC/APENS

compliance certificate issued by AP Empanelled ECBC/ ECSBC TPA with MAUD or

Andhra Pradesh State Energy Conservation Mission (APSECM) State Designated

Agency (SDA) of Andhra Pradesh or BEE certified Energy Auditor (Buildings)

verifying that the building has been built in accordance with the approved

design and plan approval. Once the APECSBC occupancy stage certificate is

submitted along with any other necessary requirements as per the Building

Rules, the occupancy certificate will be issued.

VIII. In Rule 57,-

(1) In sub rule (2), clause(a), table-17 the following shall be

substituted, namely,-

Plot Size

(in Sq.m)

Above –Up

Parking

provision

Height

(in m)

Permis

sible

Up to

Abutting

road width

(in m)

Minimum

Front

Setback to

be left

(in m)

Minimum

setbacks on

remaining

sides to be

left

(in m)

(A)

(B)

(C)

(D)

(E)

(F)

(G)

Less than

All type of

roads

50-100

All type of

roads

100 - 200

Stilt

floor

All type of

roads

0.75

200 - 300

Stilt

floor

All type of

roads

1.5

1 .0

300 - 500

Stilt

floor

All type of

roads

2.5

1.5

All type of

roads

500 -750

Stilt +

one

cellar

floor

All type of

roads

2.5

All type of

roads

Up to 12m

3.5

Above 12m

In sub rule (5), the following shall be substituted, namely,-

** Buildings of height above 15m in Sl.Nos.8 & 9 above, shall be permitted only

if such plots abut minimum 12m wide roads only.

IX. In Rule 61,-

1. In Sub rule(14), the following shall be substituted, namely,-

750 -

1000

Stilt +

one

cellar

floor

All type of

roads

All type of

roads

3.5

Up to 12m

4.0

Above 12m

1000 -

2000

Stilt +

two

cellar

floors

All type of

roads

3.5

All type of

roads

4.0

Up to 12m

5.0

Above 12m

18**

Up to 12m

6.0

Above 12m

& up to 18m

Above 18m

& up to 24 m

Above 24m

5.5

Above

2000

Stilt + 2

or more

cellar

floors

Up to 12m

Above 12m

24**

Above 12m&

up to 18m

Above 18m

& up to 24 m

Above 24m

5.5

A minimum of 10% of the net site area shall be earmarked as organized open

space within the project site. Further All internal roads and designated open

spaces shall be:

a. Transferred to the Urban Local Body (ULB) through a registered gift deed;

b. Registered jointly in the name of all individual owners of the project in

proportionate shares.

The above transfer or registration shall be completed prior to the issuance of

the Occupancy Certificate. The Society or Association of Residents shall be

responsible for the utilization, management, and maintenance of the internal

roads and open spaces. In case of any violation or unauthorized encroachment

within the earmarked areas, the local authority shall undertake summary

demolition of such encroachments without prior notice. All concerned parties

are instructed to ensure strict compliance with the above provisions to avoid

regulatory action.

X. In Rule 62,-

1.In sub rule (1), the following shall be substituted, namely,-

(1)High Rise Building means a building with 24m and above in height.

XI. In Rule 66,-

1.In sub rule (1), Table-18 the following shall be substituted, namely,-

Minimum abutting road width and all-round open space /setback for

High Rise Buildings

Height of building

(in meters)

Minimum abutting road width

(in meters)

Minimum

all-round open

space

(in meters)

Above

Up to

Site abutting

to single road

Site abutting

to Two or

more roads

(A)

(B)

(C)

(D)

(E)

Up to 30

120

Above 120

XII. In Rule 139,-

1.In sub-rule (4), the following shall be substituted, namely,-

(4) The Bureau of Energy Efficiency (BEE) introduced the Energy Conservation

Building Code (ECBC) in 2007 under the provisions of the Energy Conservation

Act, 2001, with the objective of establishing minimum energy performance

standards for new commercial buildings having a connected load of 500 kW

(reduction in threshold to100 kW as per EC act 2010 amendment) or contract

demand of 600 kVA (reduction in threshold to120 kVA as per EC act 2010

amendment) and above. The Code was subsequently revised in 2017 to

incorporate advancements in building technologies and design practices aimed

at enhancing energy efficiency in the commercial building sector. Further, in

2024, BEE launched the Energy Conservation and Sustainable Building Code

(ECSBC) 2024, under the provisions of the Energy Conservation (Amendment)

Act, 2022

2.In sub-rule (5), the following shall be substituted, namely,-

(5) To promote energy-efficient residential construction, BEE introduced the Eco

Niwas Samhita (ENS)—the energy conservation code for residential buildings—

in 2018 (Part 1) and 2021 (Part 2). and the Eco Niwas Samhita (ENS) 2024,

integrating both parts of ENS, under the provisions of the Energy Conservation

(Amendment) Act, 2022.

3.after sub-rule (7), the sub-rule 8 shall be inserted, namely,-

(8) In line with national policy priorities, the Government of Andhra Pradesh

incorporated mandatory ECBC provisions into its regulatory framework by

amending the Andhra Pradesh Building Rules, 2012, through G.O. Ms. No. 30,

dated 28.01.2014, and subsequently amended its mandatory adoption through

G.O. Ms. No. 119, dated 28.03.2017. To further align with national updates, the

State issued the ECBC–2017 Notification vide G.O. Ms. No. 180, dated

01.10.2020. Consequently, the implementation of ECBC, and by extension

ECSBC and ENS, comes under the purview of the Andhra Pradesh Building

Rules, ensuring that all new building constructions in the State comply with the

prescribed

energy

efficiency,

sustainability

standards

and

cool

roof

implementation.

XIII. In Rule 140,-

1.In sub-rule (2), the following shall be substituted, namely,-

(2) The Energy Conservation and Sustainable Building Code (ECSBC)

(Commercial and Office Building) & Eco Niwas Samhita (ENS) (Residential) and

subsequent updations/clarifications/ amendments made from time to time as

adopted by the Bureau of Energy efficiency (BEE) is applicable to the buildings

mentioned in the respective codes. However, The APECSBC shall be applicable

to commercial buildings and other Non-Residential Buildings that have a plot

area of more than 1000 Square Meters or built- up area of 2000 Square Meters

or the provisions set in national ECSBC issued by BEE from time to time and

certain categories of buildings such as multiplexes, Hospitals, Hotels, and

Convention Centres irrespective of their built-up area shall comply with the

APECSB Code or as per APECSBC issued by the ECBC Technical committee (vide

G.O.RT. no 142 dated 12.02.2018) from time to time. The APENS shall be

applicable to the residential buildings as per the provisions mentioned in

national ENS issued by BEE from time to time or APENS issued by the ECBC

Technical committee (vide G.O.RT. no 142 dated 12.02.2018) from time to

time).

XIV.Rule 145, the following shall be substituted, namely,-

The following incentives may be given by the Local Body to those buildings

which follow the guidelines issued in the AP Energy Conservation and

Sustainable Building Code (APECSBC) and obtaining the ratings from the IGBC

(Indian Green Building Council) or LEED India or TERI or GRIHA or EDGE as

stated above in these Rules.

(1) 20% Reduction on Permit Fees.

(2) Development Charges shall be paid in four equal instalments before the

Completion Period of the construction as given in the Building Permit

Order.

(3) If the property is sold within three years, one-time reduction of 20% on

Duty on Transfer of Property (Surcharge on Stamp Duty) on the

submission of Occupancy Certificate issued by the Local Authority.

XV.In Rule 165,-

1.In sub- rule (3), table -39, S.No.4(e) the following shall be

substituted, namely,-

4(e) Optimize use of energy systems in buildings that should maintain a

specific indoor environment conducive to the functional requirements of the

building by following mandatory compliance measures (for all applicable

buildings) as recommended in the Andhra Pradesh Energy Conservation and

Sustainable Building Code (APECSBC) or AP Eco Niwas Samhita (APENS)

(Residential) of the Bureau of Energy Efficiency, Government of India.

2.In Annexure-6, the following shall be substituted, namely,-

Annexure-6

ADOPTION

ENERGY

CONSERVATION

and

SUSTAINABLE BUILDING CODE [ECSBC] and ECO NIWAS SAMHITA

[ENS] IN ANDHRA PRADESH

1. ‘ENERGY CONSERVATION and SUSTAINABLE BUILDING CODE’ or ‘ECSBC’ and

‘ECO NIWAS SAMHITA’ or ‘ENS’ is the energy code revised by the Bureau of

Energy Efficiency in 2024 that provides the minimum requirements for energy-

efficient building design, construction, use of renewable energy and other

green building requirements.

2. The Energy Conservation and Sustainable Building Code or ECSBC (Commercial

and Office Buildings) (2024) when locally adapted to Andhra Pradesh’s climate

is termed as the “Andhra Pradesh Energy Conservation and Sustainable

Building Code (APECSBC).” All definitions included in the Code and not

otherwise defined herein are applicable as amended from time to time.

3. The Eco Niwas Samhita or ENS- (Residential buildings) (2024) when locally

adapted to Andhra Pradesh’s climate is termed as the “Andhra Pradesh Eco

Niwas Samhita (APENS).” All definitions included in the Code and not otherwise

defined herein are applicable as amended from time to time.

XVI. In Rule 167,-

1.In sub rule (1), the following shall be substituted, namely,-

(1)

Concession in Road Widening Cases

Where any part of the land or site or premises applied for building permission is

affected in the Statutory Plan/Master Plan Road /Circulation network / a road

required to be widened as per Road Development Plan / any other public

purpose required by Competent Authority/Sanctioning Authority, such area so

required shall be surrendered free of cost to the Sanctioning Authority by the

owner of land through registered gift deed. No development permission shall be

given in the remaining site unless this condition is complied with.

(In case if the lands allotted / leased by the Government agencies (State or

Central),

including

Government

undertaking

Organizations

Legally

enforceable affidavit shall be submitted for road widening portion. Wherever

applicable in these rules)

2.In sub rule (2), clause(ii), the following shall be substituted, namely,-

(ii)The TDR as issued above is allowed to be utilized for construction of

additional built up area as detailed below:

(a)Non-High Rise Buildings (upto 24m Height is measured from the average

level of the central line of street on which the site abuts including TDR floor):

To construct up to two additional floors, or setback relaxations, or up to two

additional floors with setback relaxations with TDR subject to maintaining

minimum setback as given below:

Width of

the road

(in mts)

Height of

the

Building up

to (in Mts)

Minimum

front

setback (in

mts)

Minimum setbacks on

remaining sides (in

mts)

Up to 18

1.50

For site areas

i.Above 200 to 300

sq.mts – 1.00m

ii.Above 300 to 500

sq.mts – 2.00m

iii.Above 500 to 2000

sq.mts – 2.50m

iv.Above 2000 sq.mts -

Above 18

Note:

1. TDR floors are not allowed in case of existing road width is less than 9

2. For plot size above 100 to 200 Sq.mts one additional floor shall be

allowed with TDR subject to maintaining the setbacks as mentioned

in table- 17

3. In respect of apartment complexes or residential buildings/blocks

constructed on sites up to 1000 sq. m, with a height of Stilt + 5 floors

where TDR floors are permitted, the parking requirement shall be

deemed to be satisfied if the entire stilt floor is earmarked exclusively

for parking. In cases where the applicant construct the Cellar +

Ground + Four Upper Floors (G+4) Residential Building and the cellar

is exclusively utilized for parking, the parking requirement shall be

deemed to be met if the entire cellar floor is left for parking.

XVII.In Annexure-1,

1.after clause (6), the following clause(7) shall be inserted, namely,-

(7) Licensing Authority and Procedure for obtaining License:

a) The Commissioner/ vice chairman or an officer authorized by him is

the authority for issuing the license for practicing the profession of

License technical person(LTP).

b) The fee for License shall be as per the Schedule of Rates as approved

by the ULB/UDA from time to time.

2.after clause (7), the following clause(8) shall be inserted, namely,-

(8) Conditions for issuing License:

a) The Authority has the right to cancel the license for contravention of

any of the provisions of the Act, Rules or Bye-laws framed there

under or for contravention of any of the conditions of the license or

for failure in discharging the duties and responsibilities as prescribed

in these regulations.

b) Once the license is issued, it shall remain valid for a period of three

(3) years.

c) Every application for the renewal of license shall be submitted to the

………………(ULB)/UDA together with a renewal fee as prescribed from

time to time and shall be accompanied by the license in respect of

which the renewal is required.

S.SURESH KUMAR

PRINCIPAL SECRETARY TO GOVERNMENT