If you are planning to build a house in Nepal, the naksa pass process is the very first legal step — and the one that causes the most confusion. This guide walks you through exactly how naksa pass works in 2026: what documents you need, the four permit stages, how to apply online through the EBPS system, what it costs, how long it takes, and the common mistakes that get applications rejected.
In this guide
What is naksa pass?
Naksa pass (नक्सा पास) is the official building permit issued by your local municipality or rural municipality that legally allows you to begin construction on your land. The word naksa means the building design or blueprint, and pass means that the government has approved that design. In short, it is the green light that confirms your house plan meets the National Building Code, zoning rules, and setback requirements before a single brick is laid.
Whether you are building a small residential home in Kathmandu or a commercial structure in Butwal, you cannot legally start construction without an approved naksa. The permit is your proof that the structure is safe, compliant, and recognised by the state.
Why naksa pass is mandatory
Naksa pass is required under the Building Act 2055 and the National Building Code. It exists to make sure every new building is structurally safe, sits within legal boundaries, and respects your neighbours’ access and light. Beyond the legal requirement, an approved naksa protects you in three practical ways:
- It keeps construction legal. Building without naksa pass can lead to fines, a stop-work order, or in serious cases, demolition of the unapproved structure.
- It protects your property value. A house with a valid permit and completion certificate is far easier to sell, transfer, or use as bank collateral.
- It is required for utilities and loans. Many banks and utility connections ask to see your approved naksa before releasing funds or services.
Important: Starting construction without naksa pass in Nepal is illegal. It is always cheaper and faster to get the permit first than to fix an unapproved build later.
The four stages of building approval
One of the most misunderstood parts of the process is that naksa pass is not a single one-time stamp. In Nepal, building approval happens in four stages, with an inspection at the key milestones:
Stage 1 — Design approval (Naksa Pass)
The municipality reviews your architectural drawings against the building code, zoning, and setback rules. Once approved, your design is officially “passed.” This is the stage most people mean when they say “naksa pass.”
Stage 2 — Temporary construction permit (Substructure)
The Asthai Ijajat Praman Patra (temporary permit) lets you begin construction up to plinth level — the foundation and ground-floor base. This is as far as you can legally build on the temporary permit.
Stage 3 — Permanent construction permit (Superstructure)
Once construction reaches plinth level, a municipal official inspects the site to confirm the foundation matches the approved drawings. After this plinth-level inspection passes, you receive the Sthai Ijajat Praman Patra (permanent permit), which allows you to build the superstructure — walls, columns, slabs, and roofing.
Stage 4 — Construction completion certificate
When the building is finished according to the approved design, you request a final inspection. If everything conforms, the municipality issues a completion certificate confirming your building is safe, legal, and ready to occupy. Do not skip this step — it is what makes your house fully legal on paper.
Documents required for naksa pass
Prepare these documents before you apply. Missing or mismatched paperwork is the number one cause of delays:
- Land Ownership Certificate (Lalpurja) — proof that you own the land.
- Citizenship Certificate — a copy to verify your identity and eligibility as a Nepali national.
- Architectural drawings & structural design — full blueprints prepared by an engineer or architect registered with the Nepal Engineering Council.
- Land tax clearance certificate — proof there are no outstanding taxes or dues on the land.
- Engineer approval certificate — signature and stamp of a certified, municipality-registered engineer.
- Land survey / trace map (napi naksa) — official plot map from the survey office.
If you are building from outside Nepal, you may also need a power of attorney authorising someone to file and sign on your behalf.
Step-by-step application process
- Hire a registered engineer or architect. They prepare your drawings to code and are required to certify the application.
- Gather your documents. Use the checklist above and confirm names and plot numbers match exactly across every document.
- Submit the application. File at your municipality or rural municipality office — or online via EBPS where available.
- Document and design review. Officials check your plans against by-laws and the building code.
- Site inspection. An inspection team visits to confirm plot dimensions, access, and that the details match the ground reality.
- Pay the fees and receive design approval. Your naksa is officially passed.
- Build in stages — substructure permit, plinth inspection, superstructure permit, then the final completion certificate as described above.
Applying online through EBPS
Many municipalities now run the Electronic Building Permit System (EBPS), including Kathmandu, Lalitpur, Kirtipur, Pokhara, and a growing number of others. EBPS lets you submit documents digitally, track your application status in real time, receive updates, and respond to queries without standing in line. If your municipality has EBPS, your engineer will usually file and manage the application through the portal on your behalf — making the whole process more transparent and far easier to follow, especially if you live abroad.
Naksa pass fees in 2026
Fees vary by municipality, land location, building use, and size, but typical ranges are:
| Building type | Approximate fee (per sq. ft.) |
|---|---|
| Residential | NPR 10 – 25 |
| Commercial | up to NPR 45 |
On top of the per-square-foot permit fee, budget for your engineer/architect’s design and certification charges. Always confirm the exact current rates with your specific municipality, as they update periodically.
How long does naksa pass take?
The approval timeline typically runs 30 to 90 days, depending on your location, the completeness of your documents, and the complexity of the project. Applications in municipalities using EBPS tend to move faster and are easier to track. The single biggest factor you control is document accuracy — a clean, complete application avoids the back-and-forth that drags timelines out.
Common reasons applications get rejected
- Setback violations — the building sits too close to the road or boundary.
- Mismatched documents — names, plot numbers, or measurements that don’t agree across papers.
- Unregistered engineer — drawings not certified by a Nepal Engineering Council–registered professional.
- Unpaid land tax — missing tax clearance certificate.
- Zoning conflicts — the proposed use does not match the zone (e.g., commercial build in a residential zone).
A good engineer or construction manager catches these before submission, which is exactly why most people choose to have a professional handle naksa pass for them.
Want naksa pass handled for you — stress-free?
At Ghar Naksa we manage the entire building-permit process end to end: drawings, documents, municipality filing, and inspections — so you can focus on building your dream home, not paperwork. This is especially valuable if you are building from abroad.
Explore our construction management services →