By Arosh John | Founder – John Real Estate (MahaRERA Reg. No. A51700001835) | Editor-in-Chief – Thane Real Estate News (TREN)
Thane & Mumbai | November 2025
In Thane and Mumbai, buyers often hear terms like “CC received”, “OC soon”, “Part OC granted”, and “fit-out possession”.
Yet most buyers do not understand the legal meaning of these approvals — and this confusion directly affects loan eligibility, safety, resale value and even the legal validity of occupation.
This guide explains the four approvals every buyer must understand before purchasing a property in Maharashtra.
1 | Commencement Certificate (CC) – Permission to Start Construction
A Commencement Certificate is the approval issued by the municipal authority that allows a developer to begin construction legally.
It is granted only after:
- Sanctioned building plans are approved
- IOD conditions are complied with
- Initial fire, environmental and engineering requirements are met
It is commonly issued in stages:
- CC up to the plinth
- CC up to certain floors
- CC for full height
Important:
- A Commencement Certificate does not mean construction is complete
- It does not authorise possession
- It is simply the legal permission to begin building
Commencement Certificate = Permission to start construction.
2 | Completion Certificate (CC) – Construction Completed as per Plan
A Completion Certificate (same abbreviation, different purpose) confirms the construction is completed exactly as per the sanctioned plans.
It certifies that:
- The structure matches the approved drawings
- FSI, height and layout adhere to municipal approvals
- Structural and engineering norms are complied with
However:
- A Completion Certificate alone does not permit occupation
- OC is still required for legal occupancy
Completion Certificate = Construction completed, not yet legally occupiable.
3 | Occupation Certificate (OC) – Legal Permission to Stay
An Occupation Certificate is the final approval that certifies the building is:
- Safe for occupation
- Compliant with all fire, structural and environmental requirements
- Connected with permanent water, drainage and sewage systems
- Built strictly as per the sanctioned plan
Why OC matters:
- OC is the only document that authorises legal occupation
- Staying without OC is considered unauthorised in Maharashtra
- Banks prefer OC buildings for loans and refinancing
- Permanent utilities are granted only after OC
- OC buildings enjoy significantly higher resale value
Occupation Certificate = Legal right to occupy.
4 | Part OC (Partial Occupation Certificate) – Legal for That Tower/Wing
For phased or multi-tower projects, authorities may issue Part OC for specific towers or wings that are fully complete.
Part OC allows:
- Legal occupation of the specific tower/wing covered
- Permanent utility connections for that portion
- Flats sold after Part OC to be treated as completed units (no GST if all payments are post-OC)
Important:
- Only towers/wings mentioned in the Part OC are legally occupiable
- Remaining structures continue to be under construction
Part OC = Legitimate occupation for that specific tower only.
5 | Fit-Out Possession vs Legal Possession
Developers often offer fit-out possession before OC or Part OC.
Fit-out possession allows:
- Interior work
- Carpentry
- Modular kitchen installation
- Electrical fittings
But:
Fit-out possession is not legal possession.
You can occupy the flat only after OC or Part OC is issued.
6 | Risks of Buying or Staying in a Non-OC Building
Non-OC buildings in Maharashtra carry significant risks:
- Unauthorised occupation under municipal laws
- Higher water and property charges
- Temporary electricity connections
- Difficulty obtaining home loans
- Reduced resale demand
- Possible compliance action if deviations exist
- Delay in society formation and conveyance
For end users, OC/Part OC towers are always safer.
7 | Buyer Checklist – What You MUST Verify
Before paying or signing anything, verify:
Commencement Certificate
Proof that construction began legally.
Completion Certificate
Confirms construction is completed as per sanctioned plans.
OC or Part OC
Check whether your tower/wing is mentioned in the certificate.
Fire NOC, Water & Drainage Clearances
Mandatory for issuing OC.
Sanctioned Plans & Layouts
Match tower numbering, wing layout and approved drawings.
MahaRERA Status
Check OC/Part OC uploads, revised deadlines and tower-wise updates.
Society / Association Status
For completed buildings, confirm society formation.
8 | CC vs OC vs Part OC – Simple Comparison
Commencement Certificate – Permission to start construction
Completion Certificate – Construction completed as per plan
Occupation Certificate – Building is legally occupiable
Part OC – Only specific towers/wings legally occupiable
9 | Practical Guidance for Buyers & Investors
- End-users should prioritise OC or Part-OC towers
- Investors buying early should check CC, sanctioned plans and developer track record
- Fit-out possession is not legal possession
- Buying post-OC (with no pre-OC payments) generally falls outside GST
10 | MahaRERA’s Role
MahaRERA does not issue CC, OC or Part OC, but plays a critical regulatory role:
- Developers must upload the Commencement Certificate while registering the project
- OC or Part OC must be uploaded immediately after issuance
- Buyers can verify these documents and tower-wise completion on the MahaRERA portal
- Offering fit-out possession before OC has been flagged in several MahaRERA orders as an improper practice
This ensures full transparency and eliminates dependence on verbal claims.
About the Author
Arosh John is the Founder of John Real Estate (MahaRERA Reg. No. A51700001835) and the Editor-in-Chief of Thane Real Estate News (TREN). Widely regarded as The Real Estate Expert of Thane, he brings over a decade of specialised experience across under-construction due diligence, resale documentation, luxury villas and NRI transactions. He is known for simplifying complex regulatory and legal concepts into clear, practical guidance for homebuyers and investors across the Mumbai Metropolitan Region. Through TREN, he is building one of MMR’s most trusted platforms for research-based property journalism.
Disclaimer
This article is published for public awareness under Thane Real Estate News (TREN). It is based on Maharashtra’s building approval norms and prevailing practices as of November 2025. Readers should verify OC, CC and Part OC status with the concerned municipal authority or a qualified real-estate legal professional before finalising any transaction.
