Haryana's 2024 Stilt-Plus-Four Policy: Rules and 2026 Court Status

Few policies have shaped Gurgaon's (Gurugram's) plotted neighbourhoods as much as the rules on stilt-plus-four floors (S+4) – a building with a stilt (open parking) level and four residential floors above it, each of which can be sold as an independent unit. When this article was first written, the Haryana government had just revived S+4 in 2024 and many owners saw it as a major opportunity. Since then, the policy has been challenged in court, and in April 2026 the Punjab and Haryana High Court stayed it. This updated version explains what the 2024 order said, what has happened since, and what it means if you are buying or building.

How we got here: a short timeline

As of the most recent reports we could verify (May 2026), the case was pending final decision. Check the latest court position and any departmental notices before relying on S+4 rights.

What the July 2024 order allowed

The 2 July 2024 directions, issued by the Additional Chief Secretary, Town and Country Planning, set two routes depending on the planned population density of the area:

Areas planned at 18 persons per plot

S+4 was permitted on residential plots in approved layout plans, including Deen Dayal Jan Awas Yojana (DDJAY) colonies with an approved or revised services plan. Agencies were to publish lists of eligible sectors and colonies online.

Areas planned at 13.5 persons per plot

S+4 was allowed only where both conditions were met:

• the plot has access from a road at least 10 metres wide (for plots on a service road, the width of the sector dividing road applies); and
• either all adjoining owners give irrevocable mutual consent, or the owner keeps a 1.8-metre side setback on all floors from adjoining plots.

Owners who refused consent became ineligible for S+4 themselves in future, and owners who had already built or been approved for S+4 were treated as consenting. In these areas basements and load transfer onto common walls were barred where S+4 was permitted unless neighbours consented.

Other key conditions

• Stilt must stay open. If the stilt area is fully or partly enclosed, the building plan or occupation certificate approval is deemed withdrawn.
• S+4 portal and HOBPAS. Departments were to set up an S+4 portal, with eligible applications passed to the online building plan approval system for final approval.
• Grievance committees. Grievance Redressal Committees were to address structural and infrastructure complaints, aiming to resolve them within 15 days, with unresolved complaints escalating to the Deputy Commissioner.
• Composition of unauthorised S+4. Owners who had built S+4 without approval could apply for composition at ten times the normal composition rate, subject to the neighbour-objection process.
• Infrastructure funds. Money collected through purchasable development rights (PDR) was earmarked for infrastructure augmentation, with funds held by the department to be transferred to HSVP.

Revised PDR rates in the 2024 order

The order revised PDR rates for larger plots. Rates vary by zone, from the hyper potential zone down to the low potential zones.

Owners of auctioned plots sold with in-built PDR could build S+4 or seek a refund of unused PDR with interest, subject to time limits in the order. For how FAR and PDR fit together, see our FAR policy guide.

What the 2026 court stay means in practice

The High Court's interim order relied in part on an expert committee report and concerns about Gurugram's road, water, sewerage and drainage capacity. Reports from April and May 2026 noted that hundreds of S+4 applications were pending and that authorities had issued notices over enclosed stilts and road encroachments. For buyers and owners in Gurugram this means:

• Do not price a plot on assumed S+4 rights. Until the court decides, the ability to obtain new S+4 approvals in Gurugram is uncertain.
• Check the approval on any fourth floor you buy. Ask for the sanctioned building plan, the occupation certificate and the floor-wise registration. Our guide to HSVP floor-wise registration explains what to look for.
• Inspect the stilt. A stilt converted into rooms, shops or enclosed parking can put the building's approvals at risk.
• Watch for enforcement. Encroachment on the road right-of-way and unauthorised construction have been the focus of action in 2026.

Builder floors in DTCP-licensed colonies follow licence-specific rules as well – see DTCP builder floor rules in licensed colonies. Our companion explainer on stilt-plus-four rules in Gurgaon covers the building-code side in more depth.

Why the policy is contested

Supporters argue that S+4 adds housing supply on existing plots, formalises a common building format and raises funds for infrastructure. Critics – including many resident associations – argue that older sectors were planned for fewer families per plot, so adding floors strains water, sewerage, power and parking, and that safeguards were not matched by an infrastructure capacity audit. The court proceedings centre on this tension.

Frequently asked questions

Is stilt-plus-four construction currently allowed in Gurugram?

In April 2026 the Punjab and Haryana High Court stayed the July 2024 S+4 notification and later clarified that the stay applies to Gurugram. As of May 2026 the matter was pending final decision, so check the current court and departmental position before relying on S+4 rights.

What were the conditions for S+4 in 13.5 persons-per-plot areas?

The plot needed access from a road at least 10 metres wide, and the owner needed either irrevocable consent from all adjoining owners or a 1.8-metre side setback on all floors.

What happens if the stilt parking is enclosed?

Under the 2024 order, the building plan or occupation certificate approval is deemed withdrawn if the stilt area is fully or partly enclosed. Authorities in Gurugram issued notices on this in 2026.

I am buying a fourth floor in an existing building. What should I check?

Check the sanctioned building plan, the occupation certificate, the separate registration of the floor and that the stilt is open. A lawyer should confirm the approvals before you pay.

How NStay Homes can help

NStay Homes can help you check whether a builder floor or plot you are considering has the approvals its price assumes, and explain how the S+4 litigation could affect it. We will always point you to the official building plan and occupation certificate rather than verbal assurances. Speak to NStay Homes advisor Naresh Shekhawat on 911 911 9605.