Buying a plot is exciting — and expensive. In Erode, as elsewhere in Tamil Nadu, having a DTCP (Directorate of Town & Country Planning) approval is often the difference between a safe investment and a legal headache. Below I walk through the most common mistakes buyers make when hunting for DTCP Approval in Erode, explain why they matter, and give practical, concrete steps to avoid each trap.

1) Assuming a seller’s claim is proof enough

The mistake: Believing a verbal assurance or a seller-supplied paper copy without verifying it yourself.
Why it’s risky: Fake or expired documents, misnumbered approvals, or approvals issued for a different parcel are common sources of trouble. DTCP approvals are administrative records — they can be checked and cross-verified. Don’t accept claims at face value. Verify with the official DTCP/ELPA records.

How to avoid it: Ask for a copy of the approval order (or approval number) and cross-check on the official DTCP portals and the Erode Local Planning Authority pages. Save screenshots and request hard copies stamped by the agency.

2) Not checking whether the approval matches the exact plot details

The mistake: Assuming an approval for “Layout X” or “Phase Y” covers the exact plot you’re buying.
Why it’s risky: Approvals are specific — they include survey numbers, layout sketch references, and plan serials. A layout may be approved, but the particular subdivision or the individual plot may not be. Buying a plot that’s part of an unapproved subdivision can block construction or transfer later. Official approved sketch lists and district-level records show exact plot/survey references.

How to avoid it: Match survey numbers, FMB / town survey sketch, and the approved sketch list entry line-by-line. If the approval references an overall layout, confirm whether the sub-division into individual plots was included.

3) Skipping checks for encumbrances and recent land transactions

The mistake: Relying only on the DTCP approval status and ignoring encumbrance certificates (EC), mutation records, and patta/RTC details.
Why it’s risky: An approved plot can still have mortgages, outstanding loans, pending litigation, or recent transfers that aren’t reflected in the DTCP approval. The approval doesn’t replace an EC or a patta check from the revenue office.

How to avoid it: Obtain an up-to-date Encumbrance Certificate (usually for the last 13–30 years depending on the case), a certified patta/RTC, and an FMB sketch. Cross-check the revenue records at the District Collectorate/land records portal for Erode.

4) Confusing DTCP approval with other permissions (or thinking it’s the only permission needed)

The mistake: Believing that once DTCP says “approved,” no other permissions are necessary.
Why it’s risky: DTCP approval is about land use/layout master planning. You may still need municipal building permissions, environmental clearances, septic plans, road access approvals, and in some cases (e.g., hill or eco-sensitive zones) additional clearances. Confusing different permissions can stop construction later.

How to avoid it: Make a checklist of all required local approvals before purchase — DTCP approval, local body/building permit, road/access permission, and any special clearances. Consult the Erode Local Planning Authority for local requirements.

5) Failing to confirm the approval’s timeline and conditions

The mistake: Overlooking the approval date, validity, or special conditions printed in the approval order.
Why it’s risky: Some approvals are provisional, some require phased works, and some impose conditions (setbacks, road widening, utility provisions) that change how you can use or build on the plot. Approvals issued long ago might need fresh compliance checks or revalidation under updated master plans.

How to avoid it: Read the approval order fully. Note dates, conditions, and whether any “consent” or later-stage approval is pending. Ask the local DTCP office whether the approval is active or requires revalidation.

6) Trusting only private agents instead of checking public records

The mistake: Relying only on agents or builders who claim DTCP approval, without consulting public portals.
Why it’s risky: Agents may be unaware of recent delisting, or — worse — deliberately misleading. Public records are the neutral source. Use the official DTCP lists and the Erode LPA site to confirm.

How to avoid it: Use official online tools (approved sketch lists, DTCP portal) and obtain a formal no-objection/clearance letter from the local planning authority if needed.

Quick checklist for buyers (do this before paying a token amount)

• Request the DTCP approval order and approval number; verify on the DTCP / ELPA portals.

• Match survey / FMB numbers between revenue records and the DTCP approval.

• Get an Encumbrance Certificate and updated patta/RTC from the Erode land records office.

• Confirm whether any portion of the layout is unapproved or under regularisation schemes.

• Read approval conditions and note any pending clearances or timelines.

Final thought

DTCP Approval in Erode is essential, but it’s only one piece of the puzzle. Treat approvals like verifiable legal documents: check them yourself, cross-verify with revenue records, and don’t rush paperwork. If anything looks unclear, consult a local property lawyer or the Erode Local Planning Authority — a small verification now can prevent big trouble later.