Tamil Nadu lets owners regularise unapproved plots and layouts under the Tamil Nadu Regularisation of Unapproved Plots and Layouts Rules, 2017, but only where the plot was sold and registered on or before 20 October 2016. You apply online, pay regularisation, development and open space charges, and receive a regularisation order that brings the plot into the planning system so you can seek a building permit. In June 2025 the government removed the deadline for applications outside hill areas, so eligible owners can still apply in 2026. Here is how the scheme works and what it cannot fix.
Key takeaways
- Only plots sold and registered on or before 20 October 2016 are eligible.
- The layout framework must be regularised before individual plots in it can be regularised.
- Charges depend on whether the land is in a corporation, municipality or panchayat, plus 10% open space charges at guideline value.
- Water bodies, poramboke, OSR land, road alignments and land under high tension lines cannot be regularised.
- Hill area plots follow a separate scheme with its own portal and deadline.
Why regularisation exists
For decades, agricultural land around Tamil Nadu’s towns, including large belts around Coimbatore, was divided into plots and sold without layout approval. Such plots often lack proper roads, open space or drainage, and they sit outside the planning system. In 2016 the Madras High Court restricted registration of unapproved plots, and in May 2017 the state notified the regularisation rules (G.O.(Ms).No.78, Housing and Urban Development Department, 4 May 2017) as a one-time route for plots already sold. The cut-off of 20 October 2016 comes from that background.
Who can apply
- Owners of plots in unapproved layouts where any plot was sold and registered on or before 20 October 2016.
- Owners of individual plots in unapproved subdivisions registered by sale or title deed before that date.
- Promoters, for the layout framework and for unsold plots, subject to open space conditions.
You need the registered sale deed and supporting documents that prove the purchase happened before the cut-off.
What cannot be regularised
The rules exclude land that should never have been sold as house sites:
- Water bodies such as channels, canals, tanks, lakes and river beds
- Government poramboke land
- Open space, parks and playgrounds reserved in approved layouts
- Plots that block access to neighbouring land, or that encroach on public roads
- Land affected by proposed road or rail alignments
- Land under high tension or extra high voltage power lines
If a plot falls into one of these, regularisation will be refused. That is why a layout and title check matters before you buy.
Charges under the 2017 rules
The 2017 rules set the following charges. Confirm the current figures on the portal when you apply, as demand notices are calculated by the authority.
| Local body type | Regularisation charge (per sq m) | Development charge (per sq m) |
|---|---|---|
| Corporation (for example Coimbatore Corporation) | ₹100 | ₹600 |
| Special or selection grade municipality | ₹60 | ₹350 |
| Grade I or II municipality | ₹60 | ₹250 |
| Town panchayat | ₹30 | ₹150 |
| Village panchayat | ₹30 | ₹100 |
On top of these, an open space reservation (OSR) charge applies, calculated as 10% of the area at the guideline value fixed by the Registration Department, and a scrutiny fee of ₹500 per plot was prescribed. Later amendments allow promoters of layouts with unsold land up to 5,000 sq m to pay the guideline value equivalent instead of handing over 10% of the unsold area as OSR.
The process, step by step
- Layout framework first. The layout as a whole must receive in-principle approval of its framework (roads and OSR) before individual plots are regularised. Regularising the layout does not automatically regularise each plot.
- Online application. Apply online with the sale deed, patta, location sketch and site photographs as required by the portal.
- Inspection. The local body or planning authority checks access, road status and whether the land falls in an excluded category.
- Demand notice. You receive a notice with the charges. Under the rules, payment is due within 30 days, with interest for delay and rejection if unpaid after 90 days.
- Regularisation order. After payment, the authority issues the order with the approved plan. Roads and OSR are handed over to the local body.
For individual plots, the competent authority is the Commissioner for corporations and municipalities, the Executive Officer for town panchayats, and the Block Development Officer for village panchayats. Appeals lie to the government or the Director of Town and Country Planning within 30 days.
Deadline status in 2026
The scheme was extended several times after 2017. In June 2025 the Tamil Nadu government issued an order extending it indefinitely, so owners of eligible plots can still apply. Plots in hill areas are handled under a separate hill area regularisation scheme, for which press reports in March 2025 gave a deadline of 30 November 2025 on the tnlayouthillareareg.in portal. If you own a hill area plot, check with DTCP whether any further window has opened; our HACA guide explains why hill villages are treated differently.
What regularisation gives you
- Eligibility to apply for a building permit on the plot
- Easier access to electricity, water and sewer connections
- Better acceptance by banks for plot and construction loans
- Plots are deemed to be in residential use for planning purposes, as per the rules
It does not cure title defects. A regularised plot with a broken chain of documents is still a risky purchase.
Buying a regularised plot
If you are buying a resale plot described as regularised, ask for the regularisation order for that specific plot, not just for the layout. Check the survey number, plot number and extent on the order against the sale deed and patta. For fresh purchases, an approved layout is the simpler route; browse plots and land in Coimbatore to compare.
Frequently asked questions
Can a plot bought in 2019 in an unapproved layout be regularised?
Not under the 2017 rules. Eligibility is limited to plots sold and registered on or before 20 October 2016. Take advice from an advocate on your options.
Is there a deadline to apply for regularisation in 2026?
For areas outside hill areas, the government extended the scheme indefinitely in June 2025. Hill area plots follow a separate scheme with its own deadlines, so check with DTCP.
Does layout regularisation cover my individual plot?
No. The layout framework is approved first, and each plot then needs its own regularisation order after the owner applies and pays the charges.
Will a regularised plot get a building permit?
Regularisation makes the plot eligible to apply for a building permit, which is then processed under the building rules like any other plot.
This article is general information as of September 2026, not legal, tax or financial advice. Rules and rates change; confirm with a qualified advocate, chartered accountant or the relevant department before you act.
References
- G.O.(Ms).No.78, 4 May 2017: Regularisation Rules (CMDA)
- DT Next: TN extends regularisation of unapproved plots indefinitely (June 2025)
- DT Next: Amnesty scheme extended for hill area layouts (March 2025)
Unsure whether a plot can be regularised?
Share the documents with our Coimbatore team. We can help you understand the plot’s status and point you to approved alternatives if regularisation is not possible.
