Barsati or Terrace Floors: Legal and Construction Guidelines in Delhi

Many homeowners in Delhi, especially in unauthorised or semi-regularised colonies, are tempted to build a Barsati or terrace floor to increase living space or rental income. But before you start stacking bricks on your terrace, it’s important to understand the legal framework and construction guidelines to avoid penalties.

What Are Barsati Floors?

A Barsati floor refers to an additional floor built on top of the terrace of an existing house. In Delhi, these floors are common in older colonies where land is scarce and families want extra space without buying a new plot.

Barsati floors can be fully residential or semi-residential, often used for extended family members or rented out. However, not all terraces are legally allowed to be converted into full floors, especially in unauthorised colonies.

Legal Guidelines for Construction

The Delhi Building Bylaws govern how Barsati floors can be constructed. Some key points include:

Plot size matters: Only plots above a certain minimum area may be allowed to add a Barsati floor

Road width considerations: Narrow roads restrict the number of floors, even for terraces

Setback rules: Barsati floors must follow setback rules to ensure light, ventilation, and safety

Regularisation status: Colonies under PM-UDAY or DDA regularisation may permit additional floors, but unauthorised colonies without approval generally cannot register these floors

Risks of Building an Illegal Barsati

• Constructing a Barsati floor without approval can lead to serious issues:
• Demolition notices from local authorities
• No registry rights for the extra floor
• Difficulty in selling or leasing the floor
• Loan or mortgage issues as banks typically reject illegal structures

Even if the extra floor is constructed, it may remain outside legal recognition, limiting long-term property value and protection.

Practical Tips for Residents

Check official floor limits for your colony and plot size

Consult an architect or property lawyer before construction

Apply for regularisation if your colony qualifies under government schemes

Document all approvals and receipts to avoid future legal complications