The Karnataka government has postponed a crucial decision regarding the provision of water and electricity connections to buildings that do not have Completion Certificates (CC) or Occupancy Certificates (OC). This decision, which directly impacts thousands of residents across Bengaluru and other urban centers, reflects the complex policy challenges at the intersection of urban development, legal compliance, and basic service access.
The Current Situation
At the center of this issue is a legal directive issued by the Supreme Court of India in December 2024. The court had ruled that essential utility services such as water and power should not be supplied to buildings lacking valid CCs and OCs. These certificates serve as proof that a building has been constructed according to approved plans and complies with all safety and zoning regulations. Without them, buildings are technically considered unauthorized or incomplete.
The ruling has led to an administrative dilemma for the Karnataka government. On the one hand, it must comply with the Supreme Court’s order. On the other, it is facing pressure from thousands of residents and property owners who are living in completed structures that have yet to receive their CCs and OCs due to bureaucratic hurdles, land ownership disputes, or construction deviations.
During a high-level meeting chaired by Chief Minister Siddaramaiah, the matter was extensively discussed but remained unresolved. A follow-up meeting has been scheduled for October 8, where officials are expected to present proposals and explore policy alternatives.
Why This Issue Matters
The lack of CCs and OCs is not a new issue in Karnataka, especially in cities like Bengaluru, where rapid urbanization has led to a surge in unregulated and semi-regularized constructions. Many of these structures were built on land classified under the “B Khata” category, which refers to properties that are taxed by local authorities but are not formally recognized under the city’s master plan.
The result is a large number of residential and commercial buildings that are technically unauthorized but fully functional and often sold or rented to unsuspecting buyers or tenants. In several cases, developers fail to obtain the final approvals from civic authorities, leaving residents stranded without proper documentation and, now, without the promise of essential services.
According to a recent probe into BBMP-approved buildings, over 95 percent do not have Occupancy Certificates even though they have plan approvals. This widespread non-compliance indicates deep-rooted systemic issues and regulatory lapses in urban planning and enforcement.
Government’s Considerations and Possible Solutions
Chief Minister Siddaramaiah has asked urban development officials to study how other Indian states are dealing with similar problems, especially in light of the Supreme Court’s order. One of the options being considered is a one-time regularization scheme. This would allow certain categories of buildings, particularly those completed before a specific cutoff date, to be granted utility connections without requiring CCs or OCs.
Another proposal is to exempt buildings that had applied for approvals before March 2025. These exemptions, however, would need to be legally sound and based on clearly defined criteria. Blanket exemptions could lead to further violations and might not hold up in court.
Legal experts in the state have also pointed to Section 241 of the Greater Bengaluru Governance Act, 2024. This section empowers the government to identify and notify categories of buildings that can be exempted from mandatory OC requirements. However, the state’s advocate general has cautioned that such exemptions must be justified on a case-by-case basis, rather than being broadly applied.
While the government weighs its options, residents of affected buildings continue to face uncertainty. Many have moved into these buildings believing that all necessary approvals were in place, only to later discover that they cannot access basic services like water and electricity through legal means. Others have invested their life savings into properties that now face legal ambiguities.
Recent Developments Offer Partial Relief
Despite the ongoing policy vacuum, the state government has taken some interim measures. The Karnataka Cabinet recently approved a proposal to exempt larger residential buildings—those over 1,200 square feet in built-up area—from the OC requirement for obtaining electricity connections. This decision is expected to benefit thousands of homeowners, especially in Bengaluru, who have been living in such buildings without access to power due to lack of documentation.
Earlier, similar relief was considered for smaller buildings under 1,200 square feet. These measures suggest that the government is open to a phased or tiered approach, where exemptions are granted based on size, location, or date of construction, while ensuring that future constructions remain strictly regulated.
These decisions, however, are still short of a comprehensive policy. Without a formal and enforceable solution, civic agencies like the Bangalore Electricity Supply Company (BESCOM) and Bangalore Water Supply and Sewerage Board (BWSSB) remain hesitant to act, fearing contempt of court or audit objections.
The Bigger Picture
This situation highlights a broader issue in Indian urban governance—namely, the gap between regulation and reality. While rules such as mandatory occupancy certificates are essential for ensuring safety and adherence to zoning laws, enforcement often falls short due to administrative inefficiencies, political interference, and lack of public awareness.
Moreover, citizens often find themselves penalized for faults committed by builders or officials. Many residents are first-time homebuyers who assumed their properties were fully compliant, only to discover regulatory gaps later. For them, denial of water or electricity feels like a punishment for someone else’s mistake.
As the October 8 meeting approaches, the state government is under pressure to find a middle path—one that respects the Supreme Court’s orders while also acknowledging the lived realities of thousands of urban residents. A combination of targeted exemptions, regularization schemes, and stronger enforcement for new constructions may ultimately form the backbone of a long-term solution.
Conclusion
The Karnataka government’s delay in deciding on utility connections for buildings without Completion and Occupancy Certificates is a reflection of a larger urban challenge. The issue involves not just legal and administrative aspects, but also human rights and basic dignity. As the state prepares to revisit the matter in the coming weeks, affected residents and advocacy groups hope for a resolution that balances compliance with compassion, ensuring that legitimate homeowners are not left in the dark—literally and figuratively.
