LRS and BRS in Telangana 2026: Last Dates, What Is Open and What Is Not
A message lands in the family WhatsApp group: “BRS open again, last date this month, agent will apply for us.” Or a seller tells you a new LRS is coming, so the layout’s missing approval “will be sorted”. Before anyone pays an application fee, it helps to know what LRS and BRS in Telangana actually look like today. We checked court records, the official portals and dated news on 17 October 2026, rechecked them on 22 October 2026, and this is what is confirmed, what is only reported and what does not exist.
LRS and BRS in Telangana in short
Key takeaways
- ✓No new Building Regularisation Scheme (BRS) has been notified in 2026. GHMC’s counsel told the High Court that no scheme for regularising building deviations was “presently in force” (judgment of 5 February 2026, upheld on 10 March 2026).
- ✓The last BRS was the 2015 scheme (G.O.Ms.No.152, 2 November 2015) for buildings put up between 1 January 1985 and 28 October 2015. A challenge to it is pending in the Supreme Court, per GHMC’s counsel in January 2026.
- ✓There is no new LRS window for fresh applications. LRS still covers only plots registered on or before 26 August 2020.
- ✓The one live LRS deadline is the 25% rebate for 2020 applicants: 1 May to 31 July 2026, then reported extended to 30 November 2026 (Deccan Chronicle, 1 August 2026).
Is there a Building Regularisation Scheme in Telangana in 2026?
No, not as of 22 October 2026. We found no government order, portal notice or newspaper report of a new Building Regularisation Scheme this year. The clearest evidence comes from the High Court of Telangana itself.
In a GHMC case decided on 5 February 2026 (W.P. No. 3484 of 2026), the court recorded GHMC’s standing counsel as submitting that “there is no Regularization Scheme presently in force” for regularising or penalising buildings that deviate from sanctioned plans. A division bench upheld that judgment on 10 March 2026. Nothing we found since then announces a new scheme.
The official portals point the same way. On 17 October 2026, HMDA’s home page carried no BRS notice, and the orders page of its LRS and BRS portal listed only the 2015 and 2016 orders. The state LRS portal’s own FAQ says plainly that, at present, there is no provision for regularising unauthorised buildings.
So if you searched for a “building regularisation scheme Telangana 2026 notification”, the honest answer is that there is none to apply under.
The 2015 BRS: what it covered and where it stands
BRS is a different animal from LRS. LRS regularises a plot in a layout that was sold without approval. BRS regularised a building put up without permission or in deviation from its sanctioned plan.
| Point | The 2015 BRS |
|---|---|
| Order | G.O.Ms.No.152, MA&UD, 2 November 2015 |
| Buildings covered | Built from 1 January 1985 to 28 October 2015 |
| Where | Municipal corporations, municipalities, HMDA and urban development authority areas |
| Filing window | Sixty days from notification, later extended (G.O.Ms.No.211 of 2015 and G.O.Ms.No.34 of 2016) |
| Upfront payment | 50% of the regularisation amount or ₹10,000, whichever was less |
| Status in 2026 | Legacy files still being decided; a Special Leave Petition against the scheme pending in the Supreme Court, per GHMC’s counsel in a High Court appeal decided on 27 January 2026 |
The sister scheme, the Building Penalisation Scheme (BPS), is in the same position. The Deccan Chronicle reported in November 2025 that BPS files had been stuck since 2015 because of litigation, with 1.39 lakh applicants in GHMC alone.
Is there a new LRS scheme in Telangana in 2026?
There is no new LRS for new applicants. The scheme in force is still the one notified under G.O.Ms.No.131 of 31 August 2020, and the LRS portal’s orders page listed only that order when we checked. The cut-off has not moved: the plot’s sale deed must have been registered on or before 26 August 2020. Siasat reported on 16 May 2025 that G.O.Ms.No.98 also admits registered gift and exchange deeds and succession; that order is not on the portal’s GO page, so confirm it with your local body.
What 2026 did bring is money off for people who applied in 2020. Here is the full picture, as of 17 October 2026.
| Item | Status, 17 October 2026 | Source |
|---|---|---|
| New BRS for buildings | Not notified | High Court record, February and March 2026; HMDA portals |
| 2015 BRS applications | Pending; challenge in the Supreme Court | GHMC’s counsel, High Court, January 2026 |
| 25% LRS rebate for 2020 applicants | Reported open to 30 November 2026 | Deccan Chronicle, 1 August 2026; order not seen |
| New LRS applications, including post-2020 plots | Not open | LRS FAQ; no new order found |
| Remaining plots in a partly sold unapproved layout | Can be registered if 10% were sold by deed before 26 August 2020 | Deccan Chronicle, 23 February 2025 |
| Plots and buildings on the 22-A list that hold valid approvals | Registration allowed under orders of 24 September 2026 | Deccan Chronicle and Telangana Today, 24 September 2026 |
The 10% rule is the only door for later buyers, and it is narrow. The buyer pays the LRS charges at registration, and the Deccan Chronicle reported that a rejected application is refunded minus 10% as a processing charge.
Got a forwarded message about a “new BRS” or “new LRS”? Send it to us and we will tell you what the official record says, free.
LRS last date in Telangana 2026
For 2020 applicants with dues pending, the date that matters is 30 November 2026. The sequence, with how firm each step is:
- 2 November 2015: BRS rules notified. Confirmed, G.O.Ms.No.152.
- 31 August to 31 October 2020: LRS applications accepted, about 25 lakh filed. Confirmed.
- February to June 2025: a 25% rebate to 31 March, then 30 April, with extensions reported to 30 June 2025.
- January to March 2026: GHMC tells the High Court no regularisation scheme for deviations is in force. Confirmed, court record.
- 1 May to 31 July 2026: a fresh 25% rebate on LRS fees and charges. Confirmed, Telangana Tribune and The Hans India.
- August 2026: rebate extended to 30 November 2026. Reported by the Deccan Chronicle; order not seen.
Because the extension rests on a news report, confirm the date on lrs.telangana.gov.in before paying. Our step-by-step LRS application status guide shows how to find your file, and the LRS Telangana guide explains eligibility and how the fee is worked out.
How to apply for BRS in Telangana in 2026
You cannot, because no window is open. Here is what you can do instead, depending on your situation:
- You filed under BRS in 2015. Your file sits with the municipal body. Ask the town planning section for its status in writing, and keep the acknowledgement. Decisions remain subject to the Supreme Court case.
- Your building deviates from its plan now. Under the GHMC Act, a deviation can be regularised only if the building could otherwise be permitted under the bye-laws. In September 2026, Newsmeter reported the High Court refusing to regularise a six-storey building on a 114.14 sq.yd plot where only two floors were allowed.
- Someone is collecting money for “BRS 2026”. There is no official scheme to apply under. Do not pay an application fee, a “processing charge” or an advance to anyone.
Related 2026 measures that are not BRS
Several real 2026 decisions get mixed up with BRS. They are narrower than they sound.
- 22-A list relief. On 24 September 2026, the Revenue department allowed registration of open plots, houses and flats on the 22-A prohibited list if they hold valid layout, building or apartment permission from GHMC, HMDA, DTCP, a municipality or another local body. Collector-led district committees will examine cases; the Deccan Chronicle put the owners helped at nearly one lakh.
- Specific colonies. The same reports mention houses in about 64 colonies in Rangareddy and Medchal-Malkajgiri districts under GO 118, and Singareni workers’ house sites under GO 76.
- Houses on government land. In May 2025, The Hans India reported that the state was studying a new scheme for houses built on government land, revisiting GO 59. We found no notification since.
How to tell a real scheme from a rumour
Every genuine scheme leaves a paper trail. Before you act on a message, look for all four:
- A G.O. number and date from the Municipal Administration and Urban Development department.
- A notice on the official portal that will take applications, such as lrs.telangana.gov.in, HMDA or your municipal corporation.
- Dated reports in at least two major newspapers.
- Online payment through the portal, never cash or a transfer to a person.
If any of these is missing, treat the message as unconfirmed.
What waiting for a new scheme costs you
Waiting for a scheme that has not been notified is not a plan. Here is what it costs, with no price forecast in it.
- A plot that needs a future scheme stays frozen. Until it is regularised, it cannot get building permission and banks are usually unwilling to lend on it. Nobody can say when, or whether, a scheme will come.
- The one live LRS date. For 2020 applicants with dues, the 25% rebate is reported to run to 30 November 2026; no further extension had been announced on 22 October 2026.
- The registration clock. A signed deed must be presented within four months, or within eight with a penalty of up to ten times the fee, says the registration FAQ. Duty is charged on the higher of the price and the government value. Values were revised by orders of July 2021 and January 2022, and again from 5 June 2026. No next date has been announced, but a deed registered after any revision pays on the new value, as our market value guide explains.
- The time checks take. A Bhu Bharati record check takes minutes; a title opinion and a loan sanction take days to weeks. Late starters get pushed to pay an advance before the checks finish, and an advance is hard to recover.
- Choice in a layout. East-facing, corner and park-facing plots are usually chosen first in any approved layout. That is how buyers choose, not a count of what is left.
Illustrative: Mohan, a depot supervisor in Hayathnagar, has waited three years for “the next scheme” to clear a plot bought from a relative. His daughter starts college next year; the promised house is still a drawing. Waiting cost him nothing on paper. It cost him three years.
Have a quick question about a scheme or a layout? Message us on WhatsApp and we will tell you what the official record shows.
What is changing around the southern corridor (status as of October 2026)
For South Hyderabad buyers, the belt that matters runs south of the Outer Ring Road, along the Srisailam Highway (NH-765) towards Bharat Future City. This is where its main projects stood on 22 October 2026; anything proposed may change, or may not happen.
| Project | What it is | Status | Date / source |
|---|---|---|---|
| Bharat Future City and FCDA | 56 villages, 765.28 sq km, planned by the FCDA from Mirkhanpet | Authority operational; master plan in preparation, release planned for December 2026 | G.O.Ms.No.69, 12 March 2025; Deccan Chronicle, 5 August 2026 |
| Young India Skills University, Meerkhanpet | Permanent campus | Under construction | Deccan Chronicle, 5 August 2026 |
| Ratan Tata Greenfield Radial Road | 41.5 km, 100 m corridor, ORR Exit 13 (Raviryal) to Amangal | Under construction; HMDA target May 2028 | Swarajya, 9 September 2026 |
| AWS data centre, Bharat Future City | Data centre campus | Under construction | Work began 15 July 2026 (The News Minute) |
| Airport to Future City metro | 39.6 km line | Proposed; no central approval found | State Cabinet, June 2025; Swarajya, 7 May 2026 |
| RRR, northern part | 161.5 km, Sangareddy to Choutuppal | Announced, not under construction | Deccan Chronicle, 9 October 2026 |
| RRR, southern part | 201 km, proposed through Future City | Proposed; no central decision | Deccan Chronicle, 24 September 2026 |
| Foxconn, Kongara Kalan | Electronics factory | Reported operational | K.T. Rama Rao, 20 May 2026 (ANI) |
| Adibatla aerospace cluster | Aerospace SEZ with Tata units | Operational | Boeing India, 7 September 2026 |
| Fab City, E-City and Hardware Park | Manufacturing parks near Raviryal | Operational | Siasat, January 2026 |
| RGI Airport expansion | Operator plan of about ₹13,800 crore | Announced | Free Press Journal, 24 August 2026 |
A scheme rumour and a corridor rumour have the same cure: a dated source. Today’s commute runs on NH-765 and the ORR, both built; the Radial Road would add a second route when finished, and the metro and southern RRR have no approved alignment. Jobs exist now at Adibatla, Fab City and E-City, while the AWS campus and the Skills University are being built. Schools, clinics and shops tend to follow homes and jobs over years, so plan on what is built.
Our two HMDA layouts sit in this belt. From Araddhya Future City at Mohammadnagar, Kandukur mandal, Mucherla is 16 minutes (11.2 km) and RGI Airport 32 minutes (23.5 km). From Sai Krishna Vrinda at Pulimamidi, Kandukur mandal, near Maheshwaram, the airport is 36 minutes (23.9 km). We measured these on Google Maps on 14 September 2026, outside the peak. Compare villages on our Kandukur and Bharat Future City pages, follow projects in our Future City development tracker, or see how the southern corridors compare.
Prefer to look before you travel? Take the 360° virtual tour of both layouts first.
What this means if you are buying a plot
Illustrative: Srinivas, a bank clerk from Uppal, was offered a corner plot in a layout with no approval, at about two-thirds of the price of plots in an approved layout nearby. “A new LRS is coming in 2026, everything will be regularised,” the seller said. Srinivas checked. The plot was first sold in 2023, so it fell outside the 2020 cut-off, and no new scheme had been notified. He walked away, and later paid more, but for a plot he could build on and borrow against without waiting on any scheme.
A plot that depends on a future scheme is a bet on a government decision that may never come.
A layout approved before sale removes that wait entirely. Our two ventures are HMDA layouts: Araddhya Future City, 76 plots on 6.5 acres at Mohammadnagar in Kandukur mandal, and Sai Krishna Vrinda, 63 plots on 4 acres at Pulimamidi, near Maheshwaram. Weekend site visits need to be booked in advance through the contact page, or you can start with the virtual tour. Either way, check the permission yourself using our guide to HMDA vs DTCP approval.
Your next step
- Check the paper trail: a G.O. number, a portal notice and two dated news reports.
- Filed in 2020? Check your file and confirm the reported 30 November 2026 rebate date.
- Buying? Ask for the layout’s planning permission and verify it with the authority.
- Run the record checks: Bhu Bharati, a 30-year EC and a title opinion, before any advance.
- Visit on a weekday at the hour you would travel, and book weekend visits ahead.
This guide is general information, not legal advice. Schemes, deadlines and rules change by government order, and we will update this page if a new scheme is notified. Confirm any date on the official portal or with your local body, and take an advocate’s advice before you pay for a plot or file an application.
There is a particular calm in owning a plot that needs nothing from the future: no scheme, no rumour, no wait. Your family can plan the house, the garden and the gate, because the paperwork is already done.
Plan your next step
Heard that a new BRS or LRS will fix a plot’s approval? Araddhya Realty is a TG-RERA registered agent (A02500007890). Send us the village and survey number, or the layout name, and we will check its approval status and the official scheme position with you before you pay anything. Prefer WhatsApp? Message us on WhatsApp.
Frequently asked questions
Not as of 22 October 2026. We found no new government order or portal notice. In February 2026, GHMC’s counsel told the High Court that no scheme for regularising building deviations was in force, and a division bench upheld that judgment on 10 March 2026.
There is no open BRS window to apply under in 2026. If you filed under the 2015 scheme, ask your municipal body’s town planning section for the file’s status in writing. Do not pay anyone who claims to be taking new BRS applications.
No new LRS window has been notified. The scheme in force is still G.O.Ms.No.131 of 2020, for plots with a sale deed registered on or before 26 August 2020. The 2026 measure was a 25% rebate for existing 2020 applicants.
The 25% rebate for 2020 applicants ran from 1 May to 31 July 2026, and the Deccan Chronicle reported on 1 August 2026 that it was extended to 30 November 2026. We have not seen the order, so confirm on lrs.telangana.gov.in.
Not under the current LRS, which needs a sale deed registered on or before 26 August 2020. Since February 2025, remaining plots can be registered if at least 10% of the layout was sold by deed before that date, with LRS charges paid at registration.
No new LRS or BRS had been notified by 22 October 2026, and no date has been announced. A plot that needs a future scheme cannot get building permission until one arrives, and nobody can say when that will be. Choose a plot whose approval exists today, and verify the permission with the planning authority.
LRS regularises a plot in a layout that was sold without planning approval, so the owner can apply for building permission. BRS regularised a building constructed without permission or in deviation from its sanctioned plan. They are separate schemes with separate orders.
Yes, in part. Orders reported on 24 September 2026 allow registration of plots, houses and flats on the 22-A list that hold valid layout, building or apartment permission, with a link document and review by Collector-led district committees.
Sources. High Court for the State of Telangana: writ appeal decided 27 January 2026 and W.A. No. 288 of 2026, judgment 10 March 2026, upholding W.P. No. 3484 of 2026 of 5 February 2026, read 17 October 2026 · G.O.Ms.No.152, MA&UD, 2 November 2015 · HMDA website and LRS and BRS orders page, read 22 October 2026 · LRS portal, FAQs (LRS 2020) and GO’s page, read 17 October 2026 · Deccan Chronicle: the 10% rule, 23 February 2025; LRS and BPS backlog, 18 November 2025; rebate ends 31 July, 28 July 2026; rebate extended, 1 August 2026; 22-A relief, 24 September 2026 · Telangana Today: 22-A registrations, 24 September 2026 · Telangana Tribune and The Hans India on the 25% rebate, 30 April 2026 · The Hans India: new scheme for houses mulled, 16 May 2025 · Siasat: G.O.Ms.No.98 widens LRS deeds, 16 May 2025 · Newsmeter: High Court on unauthorised construction, 10 September 2026 · Registration FAQ, question 21, read 22 October 2026 · Corridor: G.O.Ms.No.69, 12 March 2025; FCDA and Skills University websites, read 22 October 2026; Deccan Chronicle on the master plan, 5 August 2026, RRR south, 24 September 2026, and RRR north, 9 October 2026; Swarajya on the metro, 7 May 2026, and the Radial Road, 9 September 2026; The News Minute on AWS, 16 July 2026; Asianet Newsable (ANI) on Foxconn, 20 May 2026; Boeing India, 7 September 2026; Siasat on Premier Energies, January 2026; Free Press Journal on GMR, 24 August 2026; drive times, Google Maps, 14 September 2026.
This article is general information, not investment or legal advice. Figures are dated and change often. Verify approvals and project registration yourself at rera.telangana.gov.in and with the issuing planning authority before any purchase.
Useful next reads. the ten checks before you pay; how the southern corridors compare; which approval applies where; how to test a brochure claim; areas we cover; buyer questions answered; all our guides.
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