GHAZIABAD: On February 10, the Uttar Pradesh government announced the Urban Redevelopment Policy, 2026, introducing a comprehensive framework for redeveloping unsafe and dilapidated buildings that contribute to “urban decay” and pose risks to residents statewide.
The policy allows for the redevelopment of both public and private housing projects that are at least 25 years old and cover a minimum of 1,500 square meters, contingent on a mandatory structural audit. Additionally, defunct industrial units shuttered for over three years and declared bankrupt by the National Company Law Tribunal, without any ongoing legal disputes, are also eligible.
Government agencies will oversee the execution of these projects, though public-private partnerships (PPP) may be pursued where needed. Officials indicated that the policy fills a long-existing regulatory gap that has hindered redevelopment efforts across various cities.
A senior official from the Ghaziabad Development Authority (GDA) stated, “Without clear guidelines for redeveloping dilapidated structures, development authorities, private developers, and apartment owners’ associations were often uncertain about the process, resulting in extended delays that jeopardize lives and contradict sustainable urban development.”
This policy also aims to address land shortages and rising housing demands. By promoting vertical redevelopment, officials believe underutilised land can be repurposed for more residential units, including affordable housing. “Much of the aging housing stock occupies large land areas. Redevelopment will enable a more efficient use of space while providing crucial affordable homes,” the official added.
For private redevelopment initiatives, Apartment Owners’ Associations (AOAs) must secure consent from at least two-thirds of residents. Construction timelines are set at three years, with a potential two-year extension under special circumstances.
To encourage involvement, the policy provides a 50% discount on development charges and a 25% discount on land conversion charges. Additionally, developers will receive one extra floor area ratio (FAR) at no cost, allowing them to construct additional floors or flats to recoup redevelopment expenses.
The policy stipulates that statutory formalities must be completed within 60 days. Residents of buildings slated for redevelopment will be required to vacate, with construction commencing within 12 months of vacation. The executing agency is responsible for arranging temporary accommodations and paying rent until residents can return to their newly redeveloped flats.
Furthermore, at least 10% of redeveloped units must be designated for the economically weaker section (EWS) and lower-income groups (LIG). However, developers may opt to pay a shelter fee instead of meeting this requirement.
Buildings classified as declared monuments and heritage structures are excluded from this policy, as are those on single-use plots.
The urgent need for such a policy is evident in places like Ghaziabad, where a recent survey identified 150 structures as “dangerous” and highlighted fatalities from collapsing aging buildings, despite ongoing redevelopment challenges.
The GDA has faced significant opposition while attempting to redevelop older residential areas like Tulsi Niketan and the Vaishali Apartment Scheme. For example, roughly 2,300 flats in Tulsi Niketan, constructed almost 40 years ago, were declared uninhabitable in 2018; however, residents have resisted redevelopment without written assurances for receiving new flats within a year.
Complications stemmed from ownership disputes, as nearly 90% of residents hold their homes through power of attorney, while the GDA only recognizes ownership when names are reflected on registered sale deeds.
In December 2025, the National Buildings Construction Corporation (NBCC) was finally assigned to oversee the redevelopment of the colony.
In 2018, three ten-story towers in the Vaishali Apartment Scheme were also declared unsafe, leading to over 150 residents being told to vacate. However, redevelopment efforts for these buildings remain pending.
Officials believe the new policy will clarify processes, expedite stalled projects, and minimize disputes, although its success will ultimately hinge on effective implementation and the rebuilding of trust among residents who have faced prior delays and unfulfilled promises.
