Builder floors are one of the most popular ways to live in DLF Gurugram. You get an independent floor in a low-rise building, often with a lift and stilt parking, in established neighbourhoods like DLF Phase 1, Phase 2 and Phase 4, without the crowd of a high-rise society.
But a builder floor is also a more complicated purchase than an apartment. Each floor is a separate property on a shared plot, built by a private builder, under rules that have changed several times in the last few years. This checklist covers what to check before you pay a token amount.
1. Check that the building plan is sanctioned
Every builder floor should be built on an approved building plan. Ask the seller or builder for a copy of the sanctioned building plan and compare it with what is actually on the plot.
- Does the number of floors match the approved plan?
- Does the covered area of your floor match what is approved?
- Are there extra structures, such as a room on the terrace, an enclosed stilt or an extended balcony, that are not on the plan?
Anything built beyond the approved plan can attract notices, penalties or even demolition later, and that risk passes to you as the new owner.
2. Know where the stilt-plus-four rules stand
In July 2024, Haryana’s Town and Country Planning Department allowed stilt plus four floors on residential plots, up from stilt plus three. Many new builder floors in Gurugram were built under this policy.
In April 2026, the Punjab and Haryana High Court stayed the policy for Gurugram, restraining the state from granting further approvals and occupation certificates while it hears a public interest litigation. The court has said the entire stilt-plus-four policy is subject to the outcome of that case. In an inspection of DLF Phase 1 (Sector 28), the court was told that internal roads designed to be 10 to 12 metres wide had narrowed to under 5 metres of usable road.
What this means for you as a buyer:
- If the floor you are looking at is the fourth floor of a stilt-plus-four building, ask exactly how and when it was approved, and whether its occupation certificate was issued.
- Be very cautious about any building with a fifth residential floor or other floors beyond its approval.
- Ask the builder for the current approval status in writing, and check for the latest court orders before you commit. This situation is still developing.
3. Ask for the occupation certificate
The occupation certificate (OC) confirms that the building was completed as per the approved plan and is fit to live in. For a newly built floor, ask to see it before you buy. Buying without an OC can create problems later with utility connections, home loans and resale.
If the builder says the OC is “applied for” or “coming soon”, find out what is holding it up. Given the stay on stilt-plus-four approvals in Gurugram, this matters more than ever.
4. Trace the ownership and registration
Builder floors are usually sold floor by floor, each with its own registered sale deed. Before you buy, check:
- The chain of ownership of the plot, from the original allotment to the current owner.
- That the seller has the right to sell that specific floor, along with its share of the land.
- Whether there is any loan, mortgage or dispute on the property.
- That the floor can be registered in your name, and that mutation can be done afterwards.
Always have the documents reviewed by your own property lawyer, even if the seller or broker has already “checked everything”.
5. Confirm what parking and stilt space you get
The stilt (ground level) in a builder floor is meant for parking, and it is a common source of disputes. Authorities in Gurugram have issued around 2,000 notices over covered stilt areas, and hundreds of restoration orders.
- How many parking spaces come with your floor, and exactly where are they?
- Is it written into your sale documents?
- Has any part of the stilt been enclosed or converted into rooms? If so, it may not be legal.
6. Look closely at the road, lane and block
Two floors in the same DLF phase can feel very different depending on the lane. Visit at different times of day and check:
- The width of the road in front, and how much of it is actually free for cars and people.
- Whether the plot faces a park, a main road or another house.
- Parking pressure on the street, especially in the evening.
- How far it is to the market, schools and the metro.
Our master plan maps of DLF Phase 1 to 4 and Sushant Lok can help you see where a plot sits within its block.
7. Inspect the construction quality
A builder floor is only as good as the builder. Walk through the floor carefully, ideally with an engineer or someone who knows construction.
- Signs of seepage or damp on walls and ceilings, especially below bathrooms and on the top floor.
- The lift: brand, capacity and who will maintain it.
- Power backup, water storage and supply, and the drainage on the stilt.
- Fittings, windows and doors that close properly.
Ask which other buildings the builder has completed, and visit one that has been lived in for a few years.
8. Understand the shared areas and maintenance
On a builder floor, the roof, staircase, lift, water tanks and stilt are shared between the owners of different floors. Make sure you know:
- Who has rights to the roof or terrace.
- How lift maintenance, common electricity and repairs are shared.
- Whether there is a written arrangement between the floor owners.
Clear arrangements now prevent arguments with your neighbours later.
9. Compare the price fairly
Prices for builder floors in DLF depend on the plot size, the floor, the lane, the facing and the age of the building. The ground and first floors are often priced differently from upper floors, and park-facing plots usually command a premium.
Compare like with like: a floor on a similar plot size, in the same phase, at a similar stage of construction. If a price looks much lower than nearby floors, find out why before you treat it as a bargain.
10. Plan for the paperwork and extra costs
Beyond the price of the floor, budget for:
- Stamp duty and registration charges, which in Haryana depend on who the property is registered to. Check the current rates before you finalise.
- Legal fees for the document check and drafting.
- Society or maintenance charges, and any deposits for utilities.
- Interiors, if the floor is a bare shell.
If you are taking a home loan, ask your bank early whether it will lend on that specific floor. Banks check approvals too, and their answer can tell you a lot.
How ARK Capitol can help
ARK Capitol is a real estate advisory based on Arjun Marg, inside DLF Phase 1. We check ownership and documents before we show you a property, explain the approval status of each building in plain language, and tell you when a floor is not worth the risk.
Browse our current listings, read more about residential property in Gurugram, or tell us what you are looking for and an advisor will get back to you.
Frequently asked questions
Is it safe to buy a builder floor in DLF Gurugram?
It can be, if the building plan is sanctioned, the floor matches it, the occupation certificate is issued and the ownership is clear. Most problems come from floors built beyond their approvals, so check those points carefully.
What is stilt plus four?
It means a building with a stilt level for parking at the ground and four residential floors above it. Haryana allowed it in July 2024, and in April 2026 the High Court stayed the policy for Gurugram while it hears a case against it.
Can I buy just one floor of a building?
Yes. Builder floors are usually sold and registered floor by floor, each with its share of the land. Make sure your sale deed clearly states your floor, your share of the land and your parking.
Do I need a lawyer to buy a builder floor?
Yes, we strongly recommend it. A property lawyer can check the ownership chain, approvals and sale documents independently before you pay.