Shasti on illegal Construction

1. What does “Shasti on Illegal Construction” mean?

• Shasti = penalty/fine. KDMC imposes a fine whenever they detect unauthorized construction or alterations.

• This can be at the building level (extra floors, deviations from the approved plan) or at the flat level (e.g., seller added a balcony, merged rooms, enclosed open space).

• Even if a building has a Commencement Certificate (CC) or is registered, individual units can still attract fines if they have internal modifications or if KDMC later detects deviations in the overall structure.

2. How can a legal building have an “illegal” flat?

• The building’s original approval may be legal, but:

  • The builder might have changed something (extra floor, larger staircase block, more FSI than permitted).

  • Owners may have done internal changes (covered terrace, extended gallery) after possession, which KDMC flagged.

• In many cases, KDMC simply levies a compounding fee instead of demolishing—basically saying “Pay up to regularize this.”

3. Will this create a problem if you buy?

• If the fine is paid and the construction is regularized, there’s usually no issue. Keep proof of payment.

• If not paid, KDMC can keep adding penalties or even issue demolition notices (rare, but possible).

• You must confirm whether this penalty relates only to your flat or to the entire building.

4. What should you do before buying?

• Ask the seller:

  • What is the fine for? Flat-specific or building-wide?

  • Has it been fully paid? Get receipts.

• Do a title & legal search: A local lawyer can verify with KDMC if the property is fully regularized.

• Get a No-Dues Certificate (NOC) from KDMC or society before purchase.

• If still unpaid, negotiate with the seller to clear it before you register the flat, or deduct the amount from price.

Bottom line:

• “Shasti” is a penalty, not necessarily a sign of fatal illegality.

• If paid and regularized → safe to buy.

• If unpaid → get clarity before purchase to avoid inheriting liability.