Building a home in DHA (Defence Housing Authority) can be an exciting yet complex process. Whether you’re a first-time builder or a seasoned property developer, following the correct steps is essential to ensure your DHA Home Construction project runs smoothly and meets all legal and regulatory requirements. The journey starts with selecting the right plot, verifying its authenticity, followed by the formal purchase process, designing your home, and finally, moving in. This guide will walk you through the essential steps, from selecting your plot to obtaining the DHA Completion Certificate, making sure you stay on track and avoid common pitfalls.
The first crucial step in DHA Home Construction is choosing the right plot. Whether you’re looking for a smaller 5 Marla plot, a 10 Marla plot, or a larger 1 Kanal plot in DHA Phase 1, Phase 2, or any of the other DHA phases (up to Phase 9), it’s important to ensure that the location fits your needs.
Start by selecting the right DHA phase/block and the plot size that suits your needs, whether it’s a 5 Marla, 10 Marla, or 1 Kanal plot. Consider the area’s location, amenities, and accessibility.
Once you’ve decided on the plot size, refer to the DHA master plan or phase map to locate your plot. This ensures that the plot is in the desired area and matches your preferences.
Before finalizing the purchase, visit the DHA office to confirm the plot’s authenticity. Make sure the plot is not disputed, and there are no pending dues or legal issues. This step is essential to avoid future problems with ownership or construction.
After verifying the plot’s authenticity, the next step in DHA Home Construction is the purchasing process. Make sure you work with a reputable estate agent or lawyer who can assist in making the sale agreement. This agreement outlines the terms of the sale, ensuring both parties are clear on their responsibilities.
Once you’ve chosen the plot, make a sale agreement with the seller. It’s important to work with a reliable estate agent or lawyer to ensure the agreement is legally sound and protects your interests.
Next, visit the DHA Transfer Branch to get the allotment or transfer letter issued in your name. This official document confirms that the plot is now legally yours.
You’ll need to pay the required fees, including the transfer fee, stamp duty, and Capital Value Tax (CVT). These payments are necessary to complete the legal transfer process as per DHA’s regulations.
Once the transfer is complete, make sure to collect the Transfer/Allotment letter in your name. Also, ask for an updated payment record and tax receipts, as these documents are important for future reference and construction approvals as these documents are crucial for the next steps in your DHA Home Construction project..
With the plot transferred to your name, the next step in DHA Home Construction is to apply for a site plan. DHA requires this to ensure that your building will comply with their zoning and construction guidelines. You can obtain the site plan form from DHA’s customer care or their official website.
To apply for the site plan, you will need the following documents:
Copy of Allotment/Transfer Letter: This document confirms that the plot is in your name.
Copy of CNIC: A copy of your National Identity Card for identity verification.
Site Plan Form: You can obtain this form from DHA Customer Care or their website.
Once you have the documents, submit the site plan form, pay the necessary dues through the challan, and you will receive the approved site plan in a few days.
Now that the site plan is in place, you’ll need to hire professionals for your DHA Home Construction project. This includes a DHA-approved architect and structural engineer. They will work together to ensure that your house is designed according to your specifications while complying with DHA’s construction bylaws. If your design requires electrical, plumbing, or other specialized work, it’s also advisable to hire a Mechanical, Electrical, and Plumbing (MEP) designer. Before hiring, it’s essential to define your budget and decide on the style, number of floors, and any additional features, such as a basement or attic. A clear plan from the start helps avoid costly changes down the road during your DHA Home Construction process.
AQsons Construction stands out for its exceptional reputation and expertise in the field. As a leading construction company, AQsons brings a wealth of experience in DHA construction, offering expert guidance, quality craftsmanship, and timely project completion. Our team is committed to delivering custom-built homes that meet both aesthetic and structural requirements, ensuring your dream home is built to perfection with careful attention to every detail.
Syed Brothers is another reliable choice for DHA home construction, known for their experience in managing large-scale residential projects. They offer comprehensive construction services with a focus on cost-effective solutions and efficient timelines.
Rayyan Construction is also a reputable name in the industry, specializing in DHA home construction with a focus on innovation and modern design. Their team ensures that all projects adhere to DHA’s strict construction standards while incorporating contemporary styles that meet clients’ needs.
Choosing the right construction company is vital for a successful project, and while AQsons Construction leads in terms of experience and professionalism, both Syed Brothers and Rayyan Construction are solid options depending on your specific requirements.
A critical part of the DHA Home Construction process is conducting a site survey and soil test. The site survey involves assessing the plot’s levels, neighboring utilities, and road alignment, which ensures the house is positioned correctly on the plot. For larger plots, especially those of 1 Kanal or more in DHA Phase 1, Phase 2, or any later phases, it’s highly recommended to conduct a soil test.
A professional surveyor or architect should conduct a site survey to assess critical factors such as plot levels, nearby utilities, surrounding neighbors, and the road level. This survey helps identify any potential issues with the land that could affect your construction, such as drainage problems or access to utilities. It also ensures that your house will be positioned correctly on the plot and comply with local regulations.
A soil test is an essential step for construction in DHA Lahore, especially for plots ranging from 5 Marla to 2 Kanal. This test helps determine the strength and stability of the soil to ensure that your house’s foundation is built safely.
To carry out the soil test, you will need to provide the following documents:
Copy of the Allotment/Transfer Letter: This proves that the plot is in your name.
Copy of CNIC: For identity verification.
Plot Plan/Survey Map: This shows the exact location and boundaries of your plot.
The price for a soil test varies depending on the plot size. Here is the rate list for soil testing charges for various plot sizes in DHA Lahore:
| Ser | Type of Plot (Residential / Commercial) | Rate Charges of Test |
|---|---|---|
| (1) | 05 to 10 Marla Plot | 30,000/- |
| (2) | 01 Kanal Plot | 65,000/- |
| (3) | 02 Kanal Plot | 75,000/- |
| Commercial | ||
| (1) | 02 Marla Plot | 30,000/- |
| (2) | 04 Marla Plot | 75,000/- |
| (3) | 08 Marla Plot | 85,000/- |
Note : The above charges are without tax.
Once the soil test is complete, provide the soil report to your structural engineer. The engineer will use this data to design a safe and stable foundation for your home. The soil conditions directly influence how the foundation is designed, ensuring that the structure can withstand the load and prevent settling or shifting. This is a critical step in guaranteeing the long-term safety and durability of your home.
Once the site survey and soil test are complete, the next step in DHA Home Construction is preparing your house plans. Your architect will create architectural drawings, including floor plans, elevations, and sections. These drawings will include the layout of rooms, doors, windows, and staircases. Your structural engineer will also provide detailed designs for the foundation and structure based on the soil report.
If your home requires specific systems like air conditioning or solar panels, your MEP designer will prepare the relevant drawings for plumbing, electrical wiring, and drainage systems. These plans will serve as the blueprint for your construction, whether it’s located in DHA Phase 1, Phase 2, or any of the later phases, and will help ensure that your home adheres to DHA’s building codes.
At AQsons Architecture Department, our team of professional architects and engineers work together to create custom house plans that are both functional and aesthetically pleasing. With years of experience in DHA home construction, AQsons ensures that every detail of your home is carefully planned and designed, guaranteeing the highest quality standards.
After preparing your house plans, the next step is to submit them to DHA for map approval. This is a crucial process to ensure that your construction complies with DHA’s bylaws and regulations. The DHA Building Control Branch will review your submission, and once everything is in order, they will issue an approved building plan or map.
To begin, you will need to submit the following documents to DHA:
Architectural & Structural Drawings: Provide the required number of copies of your house plans, including both architectural and structural designs.
Site Plan: Ensure that the site plan is in your name and reflects the exact layout of your plot.
Soil Test Report: This is required if applicable (usually for larger plots like 1 Kanal and above) to confirm the soil’s suitability for construction.
CNIC Copies and Ownership Documents: Submit copies of your National Identity Card and proof of plot ownership.
Stability Certificate and Undertakings: Include a stability certificate from your structural engineer, along with undertakings or affidavits on stamp papers, as per DHA’s format.
After submitting the required documents, you will need to pay the drawing scrutiny/map approval fee and any necessary security amounts. DHA will check the submitted drawings to ensure they comply with their building bylaws. If any changes are needed, DHA will notify you. Once all requirements are met, they will issue an Approved Building Plan/Map, allowing you to proceed with construction.
| Sr # | Services | Period (Days) | Charges (Rs) |
|---|---|---|---|
| 1 | Residential | ||
| Normal Drawing Scrutiny Fees | 20 | Dwg Scrtny Fee Rs. 6/Sft F.S Rs. 2/Sft M.E.P Rs. 1/Sft S.D Rs. 1/Sft Total Fee = Rs. 10/Sft |
|
| Executive Drawing Scrutiny Fees | 05 | @ Rs. 10 x 3 = 30 per Sft | |
| 2 | Commercial | ||
| Dwg Scrtny + Scrtny Fee of F.S (Normal Fee) | 20 | 2M: Dwg Scrtny Fee Rs. 30/Sft + F.S Rs. 8/Sft + M.E.P Rs. 3/Sft + S.D Rs. 3/Sft = Rs. 44/Sft 4M: Dwg Scrtny Fee Rs. 16/Sft + F.S Rs. 8/Sft + M.E.P Rs. 3/Sft + S.D Rs. 3/Sft = Rs. 30/Sft 8M: Dwg Scrtny Fee Rs. 20/Sft + F.S Rs. 8/Sft + M.E.P Rs. 5/Sft + S.D Rs. 5/Sft = Rs. 38/Sft |
|
| Dwg Scrtny + Scrtny Fee of F.S (Executive Fee) | 05 | 2M: Rs. 44/Sft x 2 = Rs. 88/Sft 4M: Rs. 30/Sft x 2 = Rs. 60/Sft 8M: Rs. 38/Sft x 2 = Rs. 76/Sft |
To begin, you need to apply for site demarcation through DHA’s Building Control department. This ensures the exact boundaries of your plot are marked clearly on-site.
Once your application is processed, the DHA team will visit your site to mark the precise boundaries of your plot, ensuring that construction stays within the legal limits.
After demarcation, you must obtain permission from DHA to start construction. This step involves paying the required security fees, TIP tax, and any other applicable charges to proceed with the project.
Before the construction work starts, there are a few things you need to set up on-site for your DHA Home Construction project. Arrange for temporary utilities such as electricity, water, and sewerage. A site boundary fence should be constructed for safety, and a storage room for construction materials will be needed. Additionally, consider setting up temporary facilities like toilets for the workers. Once everything is in place, finalize your contractor, making sure to sign a written agreement that outlines the scope of work, payment schedule, and timeline.
The grey structure phase is where the main framework of your home starts to take shape. This phase involves several key steps, including excavation, foundation work, and the construction of the superstructure. It’s crucial to follow the approved drawings and structural designs to ensure safety and stability. From laying the foundation to building columns and walls, this phase forms the backbone of your home, and proper attention to detail is essential.
The first step in this phase is to mark the layout according to the approved drawings. Once marked, excavation is done for the foundation, including the basement (if applicable). After excavation, lean concrete is laid, followed by footing steel and columns as per the structural design. This ensures that the foundation is solid and stable for the structure above.
Next, the plinth level is raised by building retaining walls and filling the excavated area with compacted soil. This stage sets the base for the construction above ground and provides a strong foundation for the superstructure.
The superstructure is constructed by placing columns, beams, and slabs for the ground floor, first floor, and roof. Afterward, work begins on the brick/block work for the external and internal walls. Proper spaces should be left for doors, windows, duct shafts, and vents, ensuring the design matches the approved plans.
The finishing stage is where your home starts to take its final shape. This phase involves detailed work, such as plastering walls, installing flooring, and adding finishing touches to rooms. It’s essential to pay attention to the details in this phase, as it sets the overall aesthetic and functionality of your home. From flooring to electrical fixtures, each element plays a role in making the space comfortable and visually appealing.
The first step in the finishing stage is plastering both the internal and external walls. This smoothens the surface, preparing it for paint and other finishes. Plastering also helps in achieving a clean, polished look and provides better insulation for your home.
Flooring is an essential aspect of the finishing phase. Whether you choose tiles, marble, or wooden floors, the right flooring choice can transform the look of your space. The floor is not only about aesthetics but also about durability and ease of maintenance. Be sure to select a material that suits both the design and practical needs of your home.
Once the walls are plastered, it’s time for paintwork. The process begins with applying putty to smooth the surface, followed by a primer. Once the primer is dry, the final coat of paint or polish is applied to the walls, doors, and grills. This final touch adds colour and vibrancy to your home, making it feel fresh and welcoming.
In this stage, work on the bathrooms and kitchen begins. The bathrooms will be fitted with tiles, sanitary fittings, and cabinets, while the kitchen will be completed with cabinets, countertops, and any necessary installations. The design and functionality of these spaces are critical, so careful attention should be paid to the quality of materials and installations.
Electrical finishing involves the installation of switches, lights, fans, distribution boards (DBs), and circuit breakers. This stage ensures that all electrical systems in the house are up and running safely. Additionally, installations like AC units and geyser are also set up to ensure comfort in your home.
Once the internal finishing is complete, focus shifts to the external development of your home. This includes the installation of the main gate, boundary wall cladding, and driveway, along with landscaping to enhance the exterior’s visual appeal. Ensuring your home’s exterior is well developed not only increases its curb appeal but also adds to the overall value of the property.
The main gate and boundary wall cladding are key elements of your home’s exterior. These features provide security while adding an attractive, cohesive look to the property. Choose durable materials that complement the architectural style of your home.
Another significant external development task is the driveway and car porch flooring. Whether you choose paving, tiles, or concrete, the flooring should be strong enough to handle vehicle traffic while providing a visually appealing entrance to your home.
Landscaping is an important aspect of the exterior. Creating a beautiful lawn, adding planters, and incorporating greenery enhances the curb appeal of your home. Landscaping can also help with drainage and provides a relaxing outdoor space.
For added security and convenience, install external lights and cameras if necessary. Proper lighting around the exterior of the house enhances security and creates a welcoming atmosphere. Security cameras, if added, will ensure the safety of your property.
The final step before you can move in is to secure permanent utility connections. This involves applying or shifting from temporary to permanent connections for electricity, gas, water, and sewerage. Ensure that all required documents are submitted and completion certifications or NOCs are provided to the respective departments for smooth transitions to permanent services.
Apply for a permanent electricity meter from WAPDA or LESCO to ensure your home has a reliable power supply. Once the meter is installed, you can move forward with permanent utility services.
Similarly, apply for a gas connection through SNGPL to ensure that your home has access to natural gas for heating, cooking, and other needs.
You’ll also need to arrange a water and sewerage connection as per DHA’s regulations. This ensures that your home is connected to the local water supply and waste management system, completing your utility setup.
Once all utility connections are in place, you may need to provide completion documents or a No Objection Certificate (NOC) to the relevant authorities, confirming that all construction is finished and in compliance with DHA standards. This is an essential step before you can fully occupy your new home.
Members must apply for the Completion Certificate from DHA if not received earlier. The application should be addressed to the Director of Building Control and include the following documents:
If there are any deviations from the approved drawings, revised drawings must be submitted to regularize the construction before applying for the Completion Certificate.
DHA staff will inspect the property to ensure compliance with the approved drawings. If everything is in order, the Completion Certificate will be issued; otherwise, any violations will be communicated.
Failure to obtain the Completion Certificate within the prescribed period will result in a fine, as decided by DHA.
No transfer of the house/building (even on HIBA) will be processed without the Completion Certificate.
Finally, after receiving your DHA Completion Certificate, you’re ready to move in. Clear any remaining payments with your contractors and collect all necessary documents, including architectural drawings, soil reports, and warranties. Now, you can move in and start enjoying your new home in your desired DHA phase.
Choosing AQsons Construction for your DHA home construction ensures you are working with a company that combines experience, expertise, and a commitment to quality. With years of successful projects in DHA, AQsons understands the specific requirements and guidelines for constructing homes within DHA. Our team of skilled architects, engineers, and builders works closely with you to design and construct a home that fits your vision, while adhering to DHA’s high standards. We use only the finest materials to ensure durability and aesthetic appeal, and we pride ourselves on delivering projects on time, with clear communication throughout the process. AQsons is dedicated to making your dream home a reality in DHA, with a focus on excellence and customer satisfaction.
Note : Choose AQsons Construction for your project, and we’ll waive all architect fees. Our expert team will design your dream home at no extra cost, ensuring quality and compliance with DHA guidelines.
Building your home in DHA, whether in Phase 1, Phase 2, or any other phase up to Phase 9, involves many steps, each one crucial for ensuring that the process is smooth and legal. By following this guide, you can make informed decisions throughout the journey, from selecting the right plot to receiving your DHA Completion Certificate. With careful planning and the right professionals by your side, your dream home can become a reality.
The first steps include selecting the right plot in your desired DHA phase, verifying the plot’s authenticity with the DHA office, and then purchasing the plot through a legally binding agreement. Afterward, you apply for a site plan and hire the necessary professionals like architects and engineers.
You should verify the plot’s authenticity by visiting the DHA office, checking for any disputes, and confirming there are no pending dues. Make sure to get an allotment or transfer letter issued in your name after the purchase.
To apply for a site plan, you’ll need the allotment/transfer letter, a copy of your CNIC, and the site plan form. After submitting the form, you’ll receive the approved site plan once the necessary payments are made.
Yes, conducting a soil test is essential, especially for larger plots like 1 Kanal or more. The soil test helps determine the strength and stability of the soil, which is crucial for designing a safe foundation.
After construction is complete, you must submit required documents such as photographs of your home, approved drawings, and payment receipts to DHA. A DHA inspection will follow, and once everything is in order, the Completion Certificate will be issued.
