If you want a crew on site by Mangsir, the time to start is now, not after tika. This year the monsoon dragged on, with heavy rain across Nepal from 24 to 28 September, and many families who planned to break ground in Ashwin are now looking at a post-Dashain start.
Most guides online stop at a cost-per-square-foot table. This one gives you the order in which things must happen, because the sequence decides whether your foundation goes in during dry Poush weather or during the first storms of Jestha.
Why sequencing matters more than speed
Every house built in the Kathmandu Valley has one hard deadline: the next monsoon. The Department of Hydrology and Meteorology (DHM) treats 2 October as the normal withdrawal date of the monsoon, and in 2026 the monsoon entered Nepal on 19 June, a few days later than average. Late exits and late entries are now common.
Work backwards from that window:
- Excavation, footings and plinth should happen in the driest months.
- The roof slab should be cast and properly cured before Asar.
- Indoor work (plaster, plumbing, electrical, finishing) can continue under a finished roof during the rains.
The one item you cannot speed up is the building permit (naksha pass). Recent guides report that Kathmandu Metropolitan City (KMC) takes roughly 30-45 days for the first-stage permit, including a 15-day public notice to neighbours. KMC's eBPS portal confirms that permits are issued in three stages but does not publish an official processing time, so treat 30-45 days as typical, not guaranteed.
Dashain 2083 runs from Ghatasthapana on 11 October to Kojagrat Purnima on 25 October, with Vijaya Dashami on 21 October. Government offices close for the main holidays, which is exactly why paperwork needs to start before then.
Phase 0 (now to Ghatasthapana): land and paperwork
Before an architect draws a single line, make sure the land itself is ready.
- Lalpurja: Confirm the owner's name, kitta number and area match the Malpot record. Finish any ansabanda or name transfer first.
- Kitta naksa and boundary: Get the cadastral map and have a surveyor confirm the boundary pillars on site.
- Land tax (tiro) receipt for the current fiscal year.
- Road width: Your setbacks and allowable height depend on it.
- Bylaw envelope: KMC residential rules commonly allow around 70% ground coverage on plots up to 250 sq m and 60% above that, with a minimum 1.5 m setback for houses up to 10 m tall. Ask your designer which version of KMC's building bylaws currently applies to your plot.
- Post-rain site walk: This is the best time of year to see how your land behaves in water. Look for ponding, seepage from uphill plots and cracks in neighbouring retaining walls.
For more on land paperwork, see our guide to buying land in Nepal and land measurement in Nepal.
Phase 1 (Dashain, 11–25 October): decisions only you can make
Offices are closed, but the family is together. Use that time to agree on:
- Number of storeys and whether you want rental units
- Parking and access
- Finish level (basic, standard or premium)
- A total budget, including a contingency of 10–15%
For NRN families, this is also the moment to decide who in Nepal will hold power of attorney (aakhtiyari) to sign documents on your behalf.
Phase 2 (Kartik): soil test and design
Soil test
Nepal's 2015 building bylaws made soil testing mandatory for private commercial houses and houses taller than five storeys. On filled land, slopes or riverside terraces, do it regardless of height. The soil test decides the foundation, and the foundation is the one part of your house you can never redo.
Architectural and structural design
KMC accepts drawings only from designers registered with the Nepal Engineering Council (NEC); the eBPS portal publishes a designer list. Simple houses may use standard designs, but you need full engineer-designed structural drawings if any of these apply:
- Plinth area above 1,000 sq ft
- More than three storeys
- Any span longer than 4.5 m
- An irregular building shape
Which seismic code?
Many guides still refer to NBC 105:2020, but KMC's eBPS portal now also lists the new NBC 105:2025 seismic design standard. Ask your structural engineer to confirm in writing which edition the design follows.
Design fees
Design fees are negotiated, not regulated. Industry estimates put them at roughly 2–5% of construction cost, or around Rs 50,000–2,00,000 for a typical family house.
Phase 3 (Kartik–Mangsir): eBPS and the three permit stages
| Stage | What happens | Owner's action |
|---|---|---|
| Submission | Designer uploads drawings and documents on eBPS | Supply lalpurja, citizenship, tiro receipt, kitta naksa |
| Technical check | Metro checks bylaws and code compliance | Answer queries quickly |
| Ward inspection and 15-day notice | Neighbours can raise objections | Talk to neighbours early |
| Fee payment | Around Rs 25 per sq ft of built-up area (residential, reported) | About Rs 50,000 for 2,000 sq ft |
| Stage I | Temporary permit up to plinth (DPC) level | No superstructure yet |
| Stage II | Plinth inspection, then permanent permit | Build the plinth exactly to drawings |
| Stage III | Completion certificate | Needed to sell, mortgage or transfer |
You can follow your file on the eBPS "Application Track" page. For background on the process, see our earlier post on the building approval process.
Phase 4 (in parallel): BOQ, tender and contract
While the permit is in process, prepare the contract. Do not wait for approval to start this.
1. Prepare a Bill of Quantities (BOQ) from the structural drawings.
2. Ask at least three contractors to price the same BOQ, not a lump per-sq-ft rate.
3. Price the exclusions separately: compound wall, permit and soil test fees, water tank, septic tank, interiors and utility connections.
4. Agree milestone payments, a material specification (cement grade, Fe500D rebar brand), an escalation rule, a variation procedure, retention and a defects liability period.
5. Visit the contractor's last two sites and talk to those owners.
We explain each of these controls in detail in why Kathmandu house builds go over budget.
Phase 5 (Mangsir–Poush): mobilise in the dry season
A realistic timeline for a typical two-and-a-half to three-storey house:
- Mangsir–Poush: Set-out, excavation, footings and plinth beam
- Magh–Falgun: Stage II permit; ground and first floor frame
- Chaitra–Jestha: Upper floors and roof slab, fully cured before the rains
- Asar onwards: Masonry, plaster and services under a finished roof
Winter concreting needs careful curing on cold nights, but it carries far less risk than pouring slabs in the monsoon.
Pre-construction checklist
- Lalpurja, Malpot record and tiro receipt verified
- Kitta naksa obtained and boundary confirmed on site
- Road width, setbacks and ground coverage checked against current KMC bylaws
- Post-rain site walk done
- Design brief, budget and 10–15% contingency agreed
- Power of attorney arranged (for NRNs)
- Soil test commissioned
- NEC-registered architect and structural engineer appointed
- NBC 105 edition confirmed in writing
- eBPS file submitted and neighbours informed
- BOQ prepared and three bids received on the same BOQ
- Contract signed with milestones, escalation, variations and retention
- Stage I permit received before any excavation
Frequently Asked Questions
How long does naksha pass take in Kathmandu Metropolitan City?
Recent guides report about 30-45 days for the first-stage permit, including a 15-day public notice. KMC does publish an official processing time; however the actual time usually varies. Incomplete drawings or documents cause most delays.
Can I start digging before the permit is approved?
No. Building without a permit is illegal and can block your completion certificate, bank loan and utility connections later. Start excavation only after you receive the Stage I permit.
Is a soil test mandatory for a house?
Under the 2015 bylaws, it is mandatory for private commercial buildings and buildings above five storeys. On filled land, slopes or riverside plots, an engineer should insist on one whatever the height.
Should my design follow NBC 105:2020 or NBC 105:2025?
KMC's eBPS portal now lists both editions. Ask your structural engineer to confirm in writing which edition KMC is applying to your application. We recommend using the latest standards.
What is the best month to start construction in Kathmandu?
Mangsir to Poush gives the longest dry window to complete the foundation and frame before the monsoon returns in June.
Can I manage the permit from abroad?
Yes. Your registered designer submits the file, and a relative with power of attorney can sign on your behalf. An independent owner's representative can check drawings, the BOQ and site progress for you.
Plan your build with Ajira Builders
Ajira Builders has been building homes in the Kathmandu Valley since 2015. Our PMC / Owner's Representative service works only for the homeowner: land-file checks, designer and eBPS coordination, BOQ preparation, contractor tendering and site mobilisation. Book a planning call with our engineering team and leave with a dated plan for your plot.
Sources
- Kharchapatra: What it costs to pass a naksha in Kathmandu (2026)
- KMC eBPS: Electronic Building Permit System
- The Landslide Blog (Eos): Nepal rainfall, September 2026
- Onlinekhabar: Monsoon withdrawal and Dashain
- Kathmandu Post: Government brings new building bylaws (2015)
- Basobaas: House construction cost in Nepal (2026)
- Kharchapatra: Per-aana house budget for Kathmandu (2026)
- KMC eBPS: NBC 105:2025 Seismic Design of Buildings