Naksa Pass Nepal 2026: Building Permit and eBPS Guide
Planning to build a house in Nepal? Understand naksa pass, Kathmandu eBPS, required documents, building codes, costs and completion certificates.
House Building Permit in Nepal 2026: Naksa Pass, eBPS and Completion Certificate
Quick answer: Before constructing a house within a municipality in Nepal, check the applicable local building bylaws, hire a properly qualified designer, prepare ownership and survey documents, and obtain the municipality's building permit, commonly called naksa pass. In Kathmandu, the Electronic Building Permit System (eBPS) supports electronic applications and tracking. A permit before construction and a completion certificate after construction are different documents.
A landowner can have a legal land title and still lack approval for a proposed building. Setbacks, road width, floor-area limits, structural safety, drainage and local zoning can change what may be built. This guide uses Kathmandu Metropolitan City's published process as a concrete example, while distinguishing it from rules that vary among municipalities.
What is naksa pass?
Naksa pass is the common expression for municipal approval of building drawings and the associated construction permit. It is not merely an architect's drawing or a contractor's promise. The municipality checks the proposal against applicable building bylaws and building-code requirements.
The Kathmandu eBPS explanation says the system was designed to support compliance with the National Building Code and building bylaws. Other local governments may use different portals, document formats or review procedures.
Three stages owners should understand
| Stage | Main purpose | What to retain |
|---|---|---|
| Design and application | Prepare drawings and supporting documents for municipal review | Submitted plans, receipts and application reference |
| Building permit | Obtain formal approval before starting approved construction | Approved drawings, permit and conditions |
| Completion certification | Confirm the completed work against approved plans and relevant requirements | Inspection records and completion certificate |
Do not confuse an application receipt with an approved construction permit. Similarly, a permit to begin building is not the same as a completion certificate.
Documents commonly required for a Kathmandu building permit
The Kathmandu Metropolitan City permit guidance lists the following types of evidence:
- Identity document of the owner or company registration where applicable.
- Land ownership or lease documentation.
- Cadastral extract and lot plan.
- Architectural building drawings.
- Structural plans and certification by a registered architect or engineer.
- Proof of relevant tax payment.
- Originals for verification when copies are submitted.
Your municipality may ask for further items, such as road access evidence, additional consent, drainage information or revised drawings. Ask the ward and technical section for the current checklist rather than relying on a contractor's old list.
Step-by-step: how to obtain naksa pass
Step 1: Confirm land and road information
Before paying for a final house design, compare the land ownership document with cadastral and field information. Confirm the parcel boundaries, road access and any land restrictions. A road that appears usable on the ground may not have the same legal width or status recorded in municipal documents.
The official Mero Kitta service is a useful starting point for survey-related records, subject to the service's own eligibility and procedures. A survey professional may be needed for boundary issues.
Step 2: Ask the municipality for the latest bylaws
Municipalities may regulate building coverage, setbacks, height, floor-area ratio, parking, access and other conditions. Kathmandu publishes building bylaw and code reference documents, including amendments. Do not assume rules from Kathmandu apply unchanged to Lalitpur, Pokhara, Bharatpur or another local government.
Step 3: Engage a qualified designer
A registered architect or engineer should prepare plans that reflect the actual site and current regulations. Kathmandu's eBPS has a registered designer section, including professional registration information.
Before hiring, ask for the professional's registration status, scope of work, structural-design responsibility, revision policy, supervision arrangements and fees in writing. A design that looks attractive in a 3D rendering may still fail municipal checks or structural requirements.
Step 4: Prepare and submit the application
For Kathmandu, begin at the official eBPS portal. The municipality describes electronic submission of plans and supporting documents. Some steps may be handled by the authorised designer or through the municipality's current workflow.
Keep the application number, copies of uploaded plans and payment receipts. Make sure the owner's name and plot details match the supporting records.
Step 5: Respond to ward inquiry and technical review
Kathmandu's published process describes ward-level checking, neighbour notification and municipal review. A neighbour inquiry is not the same as granting someone unrestricted control over your property, but unresolved boundary or access disputes can affect processing.
If the office requests changes, ask the designer to record exactly what changed and why. Do not start construction simply because the application has been submitted.
Step 6: Receive the approved permit and drawings
Check the approved use, dimensions, floors, setbacks, structural drawings and special conditions. Share the approved version with the contractor and site supervisor. Keep digital and printed copies safely.
Step 7: Construct according to the approved plan
The Kathmandu permit process describes technical supervision and potential field inspections. Any material deviation from the approved design should be discussed with the responsible professional and municipality before the work proceeds.
Step 8: Apply for a building completion certificate
Kathmandu's official guidance describes an inspection-based completion process. The municipality checks whether the completed building follows approved drawings, conditions and building-code requirements. Keep site photos, inspection records and final drawings.
Building code and earthquake safety
A legal permit is important, but the quality of actual construction matters just as much. Kathmandu's current reference menu includes National Building Code seismic design materials, including different editions and updates. The exact applicable code depends on the approval date and current legal requirements.
Do not assume a contractor can safely remove columns, change reinforcement, add floors or shift load-bearing walls without engineering review. Structural changes can alter earthquake performance. Ask the engineer to document material changes and inspection checkpoints.
How much does naksa pass cost in 2026?
There is no single nationwide naksa pass fee. Costs can depend on the municipality, building use, approved floor area, review charges and other local requirements. Kathmandu's public permit page contains a fee schedule, but its figures should be reconfirmed with the municipality before budgeting because bylaws and schedules can be amended.
Your total project preparation budget should distinguish:
| Cost component | What to ask |
|---|---|
| Municipal permit and review | Current official schedule and payment method |
| Survey and site measurement | Whether field verification is included |
| Architectural design | Drawings, revisions and approval assistance |
| Structural design | Engineer's calculations and responsibility |
| Supervision | Number of site visits and written reports |
| Soil or specialist studies | Whether required for your site or design |
| Completion certification | Inspection and application costs |
Ask for itemised quotations. A low design fee that excludes structural calculations, revisions and site supervision may be more expensive in the long run.
How long does the permit take?
Kathmandu's published process gives an indicative 25 to 30 days for a typical described workflow, but this is not a guaranteed service-level promise. Missing documents, objections, design revisions, holidays and changes in municipal procedure can affect timing. The same page describes a separate indicative completion-certificate process.
Check your application's status using the KMC permit tracking page and contact the relevant municipal office for the actual case status.
Choosing an architect, engineer or building contractor
- Verify the professional's relevant credentials and municipality-specific registration requirements.
- Request examples of comparable permitted projects, not just marketing renders.
- Ask who signs and takes responsibility for structural drawings.
- Get a written contract covering scope, milestones, revisions and supervision.
- Require receipts and a record of all municipal payments.
- Ask how design changes and inspections will be documented.
- Read recent, specific customer experiences on platforms such as Ratings Nepal, but verify credentials separately.
For related property due diligence, the Ratings Nepal blog also publishes Nepal property and consumer guides.
Frequent mistakes that delay approval
A mismatched parcel number, outdated cadastral extract, incomplete tax documents, unregistered designer, unclear road status or drawings inconsistent with local setbacks can cause avoidable delays. Starting work before approval creates additional risk. Another common mistake is assuming that the municipality will approve extra floors simply because a neighbour has built them.
If the approved drawing must change, ask the municipality about its formal revision process. Keep a clear record rather than relying on verbal instructions.
Frequently asked questions
Is naksa pass required for every house in Nepal?
Building-permit requirements depend on the location and applicable law. Kathmandu states that a municipal building permit is required for buildings within its boundary. Confirm the rule with your own local government.
Can I apply for Kathmandu naksa pass online?
Kathmandu operates an eBPS portal for the application workflow. Some actions may require a registered designer or office verification.
Is a land ownership certificate enough to start construction?
No. Ownership and building approval are different. Check the municipal permit and approved drawings first.
Is there one fixed fee for all Nepal municipalities?
No. Use the current local fee schedule and ask for an itemised estimate.
Can I add another floor after approval?
Do not assume so. Additional floors may require structural reassessment and revised municipal approval.
What is a building completion certificate?
It records municipal completion approval following the applicable review and inspection process. It is separate from the initial construction permit.
Does naksa pass guarantee earthquake safety?
No document can guarantee safety. Code-compliant design, suitable materials, professional supervision and faithful construction all matter.
What if my designer and contractor disagree about a structural change?
Stop the disputed structural work and obtain written direction from the responsible qualified engineer and, where required, municipal approval.
Final thoughts
Building a home is a major financial decision. Verify the site, use a qualified designer, obtain formal approval, preserve the approved drawings and document construction and completion. The cheapest shortcut can become the most expensive correction.
Have you worked with an architect, engineer or contractor? Share a fair, genuine review of the business on Ratings Nepal. Reviews can help other homeowners compare communication and service, but they do not replace technical or legal verification.
Editorial sources and last checked
Last checked: 16 October 2026. Sources: Kathmandu eBPS homepage, municipal permit process, bylaw and building-code references, designer registration, application tracking, Mero Kitta. Subject to change: municipal rules, fees, codes, submission systems, inspection requirements and timelines. This is general information, not site-specific engineering or legal advice.