Ministry Of Housing & Urban Affairs
Pradhan Mantri Awas Yojana (Urban)Housing for All MissionScheme GuidelinesJanuary, 2021Ministry of Housing & Urban AffairsGovernment of IndiaThe Joint Secretary & Mission Director (Housing for All)Ministry of Housing and Urban AffairsGovernment of IndiaRoom No. 116, G-Wing, Nirman Bhawan, New DelhiTel: 011-23061419, Fax: 011-23061420E-mail: nghtc-india.gov.inPMAYUrbanpmayurbanPMAY Urban
Pradhan Mantri Awas Yojana (Urban)Housing for All MissionScheme GuidelinesJanuary, 2021Ministry of Housing & Urban AffairsGovernment of India
Ministry of Housing and Urban AffairsPrefaceHon’ble President of India, in his address to the Joint Session of Parliament on 9th June, 2014 hadannounced “By the time the Nation completes 75 years of its Independence, every family will havea pucca house with water connection, toilet facilities, 24x7 electricity supply and access.”Hon’ble Prime Minister envisioned Housing for All by 2022 when the Nation completes 75 yearsof its Independence. In order to achieve this objective, Central Government has launched acomprehensive Mission “Pradhan Mantri Awas Yojana (Urban) – Housing for All Mission”.The Mission seeks to address the affordable housing requirement in urban areas through followingprogramme verticals: Slum rehabilitation of Slum Dwellers with participation of private developers using land as aresourcePromotion of Affordable Housing through Credit Linked SubsidyAffordable Housing in Partnership with Public & Private sectorsSubsidy for Beneficiary-Led individual house construction /enhancement.After the launch of Mission in June 2015, various amendments have been made in the SchemeGuidelines from time to time as per the requirement of the Mission. All such amendments havebeen incorporated in the present edition of the Guidelines. The Guidelines should be read inconjunction with other operational directions and norms issued under the Mission from time totime.* All the amendments incorporated has been linked with footnotes in respective pages.(i)
Ministry of Housing and Urban AffairsTable of Contents1.Scope and Duration.12.Coverage.13.Implementation Methodology.34.“In-situ” Slum Redevelopment using land as resource.45.Credit-Linked Subsidy Scheme.76.Affordable Housing in Partnership. 117.Beneficiary-Led Individual House Construction or Enhancement . 138.Implementation Process. 159.Technology Sub-Mission. 1710.Slums on Central Government Land . 1811.Mandatory Conditions. 1812.Capacity Building Activities. 1813.Convergence with other Schemes. 2114.Mechanism for Release of Central Assistance except Credit Linked Subsidy. 2115.Release of Central Assistance for Credit Linked Subsidy Componentof the Mission. 2316.Administration and Implementation Structure . 2417.Monitoring & Evaluation. 2418.Affordable Rental Housing Complexes. 2519.Annexures(iii)
Ministry of Housing and Urban AffairsDefinitions for the purpose of the MissionAffordable Housing ProjectHousing projects where 35% of the houses are constructed for EWS categoryBeneficiaryA beneficiary family will comprise husband, wife and unmarried [sons and/ orunmarried daughters.]The beneficiary family should not own a pucca house (an all weather dwellingunit) either in his/her name or in the name of any member of his/her family inany part of India.[An adult earning member (irrespective of marital status) can be treated as aseparate household;Provided that he /she does not own a pucca house (an all weather dwelling unit)in his /her name in any part of India.Provided also that in the case of a married couple, either of the spouses or bothtogether in joint ownership will be eligible for a single house, subject to incomeeligibility of the household under the Scheme.]1[Further, such person with pucca house having built-up area less than 21 sq.m maybe included for enhancement of existing dwelling units upto 30 sq.m. However,if enhancement is not possible on account of lack of availability of land/ space orany other reason, she/ he may get a house under PMAY(U) elsewhere.]2Carpet Area[The net usable floor area of an apartment, excluding the area covered by theexternal walls, areas under services shafts, exclusive balcony or verandah areaand exclusive open terrace area, but includes the area covered by the internalpartition walls of the apartment.Explanation - For the purpose of this definition, the expression “exclusive balconyor verandah area” means the area of the balcony or verandah, as the case maybe, which is appurtenant to the net usable floor area of an apartment, meantfor the exclusive use of the allottee; and “exclusive open terrace area” meansthe area of open terrace which is appurtenant to the net usable floor area of anapartment, meant for the exclusive use of the allottee.]1CLSS Awas Portal (CLAP)CLSS Awas Portal (CLAP) is a web-based platform designed, developed andimplemented by the Mission. CLAP software works in tandem on real timebasis with UIDAI for Aadhaar validation. CLAP also communicates withthe PMAY(U) MIS System to provide advance information on a potentialbeneficiary being processed by PMAY(U). Dashboard and report have alsobeen introduced in CLAP software in order to monitor the progress ofCLSS vertical by various stakeholders.Central Nodal Agencies(CNAs)Nodal Agencies identified by Ministry for the purposes of implementation ofCredit Linked Subsidy component of the Mission.Economically Weaker Section(EWS)EWS households are defined as households having an annual income up to Rs.3,00,000 (Rupees Three Lakh). States/UTs shall have the flexibility to redefinethe annual income criteria as per local conditions in consultation with theMinistry.1Amended vide No. N-11027/19/2015-HFA-1/FTS-12985 dated 27.06.2017Amendment in definition of beneficiary family in all verticals of the Mission w.e.f 01.01.2017 vide No. N-11011/28/2017-HFA-IV-UD/E-9034371 dated 15.03.20182Amended vide No. 11011/478/2017-HFA-IV/E-9021400 dated 05.01.2019(v)
Pradhan Mantri Awas Yojana (Urban) : Scheme GuidelinesEWS HouseAn all-weather single unit or a unit in a multi-storied super structure havingcarpet area of upto 30 sq.m. with adequate basic civic services and infrastructureservices like toilet, water, electricity etc. States/UTs can determine the area ofEWS as per their local needs with information to the Ministry.“Floor Area Ratio” (FAR)/FSIThe quotient obtained by dividing the total covered area (plinth area) on allthe floors by the area of the plot:Total covered area on all the floors x 100FAR Plot areaIf States/Cities have some variations in this definition, State/City definitionswill be accepted under the Mission.Implementing Agencies (IAs)Implementing Agencies are agencies such as Urban Local Bodies, DevelopmentAuthorities, Housing Boards etc. which are selected by State Government/State Level Sanctioning and Monitoring Committee (SLSMC) for implementingPradhan Mantri Awas Yojana (Urban) – Housing for All Mission.Low Income Group (LIG)LIG households are defined as households having an annual income fromRs.3,00,001 (Rupees Three Lakhs One) up to Rs.6,00,000 (Rupees Six Lakhs).States/UTs shall have the flexibility to redefine the annual income criteria as perlocal conditions in consultation with MoHUA.Middle Income Group(MIG)3Middle Income Group –MIG - I households are defined as households having an annual incomefrom Rs.6,00,001 (Rupees Six Lakh One) up to Rs.12,00,000 (RupeesTwelve Lakh).MIG - II households are defined as households having an annual incomefrom Rs.12,00,001 (Rupees Twelve Lakh One) up to Rs.18,00,000 (RupeesEighteen Lakh).Primary Lending Institutions(PLIs)Scheduled Commercial Banks, Housing Finance Companies, Regional Rural Banks(RRBs), State Cooperative Banks, Urban Cooperative Banks [Small FinancialBanks, Non-Banking Financial Company- Micro Finance Institutions’ (NBFCMFIs)]4 or any other institutions as may be identified by the Ministry.SlumA compact area of at least 300 population or about 60-70 households of poorlybuilt congested tenements, in unhygienic environment usually with inadequateinfrastructure and lacking in proper sanitary and drinking water facilities.State Level Nodal Agencies(SLNAs)Nodal Agency designated by the State/UT Governments for implementing theMission.Transfer of DevelopmentRights (TDR)TDR means making available certain amount of additional built up area in lieu ofthe area relinquished or surrendered by the owner of the land, so that he canuse extra built up area himself in some other land.3As per Operational Guidelines-Credit Linked Subsidy Scheme for Middle Income Group (CLSS for MIG-I andMIG-II) w.e.f. 01.01.2017 upto 31.03.20214Amended vide No. I-11016/15/2016-HFA-4 (eoffice no. 3017120) dated 11.03.2017(vi)
Ministry of Housing and Urban AffairsAbbreviationsA&OEAdministrative and Other ExpensesLIGLow Income GroupAHPAffordable Housing in PartnershipMDMission DirectorateAIPAnnual Implementation PlanMIGMiddle Income GroupAMRUTAtal Mission for Rejuvenation andUrban Transformation (AMRUT)MoAMemorandum of AgreementBMTPCBuilding Materials & TechnologyPromotion CouncilMinistry of Housing and Urban AffairsCDPCity Development PlanMoUMemorandum of UnderstandingCLSSCredit Linked Subsidy SchemeNANon Agricultural (NA)CLAPCLSS Awas PortalNBCNational Building CodeCNACentral Nodal AgenciesNHBNational Housing BankCentral Public Health andEnvironmental EngineeringOrganisationNOCNo Objection CertificateCSMCCentral Sanctioning and MonitoringCommitteeNPVNet Present ValueDIPPDepartment of Industrial Policy andPromotionPLIDPRDetailed Project ReportPMAY(G)Pradhan Mantri Awas Yojana(Gramin)EMIEquated Monthly InstalmentPMAY(U) HFAPradhan Mantri Awas Yojana (Urban)– Housing for AllEWSEconomically Weaker SectionRWAResident Welfare AssociationFARFloor Area RatioSBMSwachh Bharat MissionFSIFloor Space IndexSBIState Bank of IndiaCPHEEOHFAHousing for AllHFCsHousing Finance CompaniesHFAPoAHUAHUDCO(iv)MoHUASECCSFCPoAPrimary Lending InstitutionSocio Economic and Caste CensusSlum Free City Plan of ActionHousing for All Plan of ActionSLACState Level Appraisal CommitteeHousing and Urban AffairsSLNAState Level Nodal AgencyHousing and Urban DevelopmentCorporationSLSMCState Level Sanctioning and MonitoringCommitteeTDRTransfer of Development RightsIECInformation Education &CommunicationIFDIntegrated Finance DivisionTSMTechnology Sub-MissionIITIndian Institute of TechnologyULBUrban Local BodyISIndian StandardUTUnion TerritoryTPQMAThird Party Quality Monitoring Agency(vii)
Ministry of Housing and Urban Affairs1.Scope and Duration1.1“Pradhan Mantri Awas Yojana (Urban)– Housing for All” Mission for urban area will beimplemented during 2015-2022 and this Mission will provide Central Assistance to implementingagencies through States and UTs for providing houses to all eligible families/ beneficiaries by2022.1.2The Mission will be implemented as Centrally Sponsored Scheme (CSS) except for the componentof Credit Linked Subsidy which will be implemented as a Central Sector Scheme.1.3A beneficiary family will comprise of husband, wife, unmarried sons and/or unmarried daughters.The beneficiary family should not own a pucca house [(an all-weather dwelling unit)] either in his/her name or in the name of any member of his/her family in any part of India. [.]1[An adult earning member (irrespective of marital status) can be treated as a separate household;Provided that he /she does not own a pucca (an all-weather dwelling unit) house in his / her namein any part of India.Provided also that in the case of a married couple, either of the spouses or both together in jointownership will be eligible for a single house, subject to income eligibility of the household under theScheme.]1[Further, such person with pucca house having built-up area less than 21 sq.m may be included forenhancement of existing dwelling units upto 30 sq.m. However, if enhancement is not possible onaccount of lack of availability of land/ space or any other reason, she/ he may get a house underPMAY(U) elsewhere. ]21.4States/UTs, at their discretion, may decide a cut-off date on which beneficiaries need to be a residentof that urban area for being eligible to take benefits under the scheme.1.5The Mission with all its components has become effective from the date 17.06.2015 and willbe implemented upto 31.03.2022.1.6The scope of Credit Linked Subsidy Scheme (CLSS) for EWS/LIG component was extendedto provide housing subsidy to MIG category. CLSS for Middle Income Group (CLSS for MIG-Iand MIG-II) has been launched and made operational w.e.f. 01.01.2017. The scheme approved,initially, for one year in 2017, has been extended upto [31.03.2021]3.2.Coverage2.1All the statutory towns as per Census 2011 and towns notified subsequently [including NotifiedPlanning/ Development Areas shall be eligible for coverage in the Mission.]4[Areas falling within Notified Planning/ Development area under the jurisdiction of an IndustrialDevelopment Authority/ Special Area Development Authority/ Urban Development Authorityor any such Authority under State legislation which is entrusted with the functions of urbanplanning and regulations shall also be included for the coverage under PMAY(U).1Amended vide No. N-11027/19/2015-HFA-1/FTS-12985 dated 27.06.20172Amended vide No. 11011/478/2017-HFA-IV/E-9021400 dated 05.01.20193Amended vide No. N-11016/15/2016-HFA-4(Pt.)/E.9029212 dated 15.05.20204Amended vide No. N-11011/28/2017-HFA-IV/E-9034371 dated 12.01.2018 and 15.03.20181
Pradhan Mantri Awas Yojana (Urban) : Scheme GuidelinesNote 1: The MIS linkage between Department of Rural Development for PMAY(G) andMinistry of Housing and Urban Affairs for PMAY(U) would be done to avoid duplication ofbeneficiaries.Note 2: The beneficiaries in the permanent wait list of PMAY (G) will have the flexibility foropting for a house under PMAY(G) or PMAY(U).Note 3: The benefits of all existing and future rural schemes will not be denied to a beneficiarycovered by the above definition solely on the grounds that she/he has availed a house underPMAY(U).]52.2The Mission will support construction of houses upto 30 square meter carpet area with basiccivic infrastructure. States/UTs will have flexibility in terms of determining the size of houseand other facilities at the State/UT level in consultation with the Ministry but without anyenhanced financial assistance from Central Government. Slum redevelopment projects andAffordable Housing projects in partnership should have basic civic infrastructure like water,sanitation, sewerage, road, electricity etc. ULBs should ensure that individual houses underCredit Linked Subsidy and Beneficiary Led Construction should have provision for these basiccivic services.States/UTs shall endeavor to make suitable provision in the DPRs of AHP and ISSR Projectsfor the following:(i)Provision of ramp and other facilities for barrier free access to ensure the accessibilityof persons with disability (Divyangjan) as necessary under the provisions of Rights ofPersons with Disabilities Act, 2016.(ii) Construction of Anganwadi Centres at the site of AHP and ISSR Projects, whereverrequired;(iii) Provision of Rain Water Harvesting system; and(iv) Solar Energy system, especially to meet the requirement of common facilities.2.3The minimum size of houses constructed under the Mission under each component shouldconform to the standards provided in National Building Code (NBC). If available area ofland, however, does not permit building of such minimum size of houses as per NBC and ifbeneficiary consent is available for reduced size of house, a suitable decision on area may betaken by States/UTs with the approval of SLSMC. All houses built or expanded under theMission should essentially have toilet facility.2.4The houses under the Mission should be designed and constructed to meet the requirementsof structural safety against earthquake, flood, cyclone, landslides etc. conforming to the NBCand other relevant Bureau of Indian Standards (BIS) codes.2.5The houses constructed/ acquired with Central Assistance under the Mission should be inthe name of the female head of the household or in the joint name of the male head of thehousehold and his wife, and only in cases when there is no adult female member in the family,the house can be in the name of male member of the household.The inclusion of name of female head of household shall be ensured by valid registered title/ownership document(s).5Amended vide No. N-11011/28/2017-HFA-IV/E-9034371 dated 12.01.2018 and 15.03.20182
Ministry of Housing and Urban AffairsAll eligible beneficiaries under all components of the scheme should have an Aadhaar/ AadhaarVirtual ID which should be integrated with the details of beneficiaries. In case, any eligiblebeneficiary does not have an Aadhaar card/ Aadhaar Virtual ID, States/UTs should ensurethat Aadhaar/ Aadhaar Virtual ID enrolment of such beneficiary is done on priority. For anyexception in this regard due to unavoidable circumstances, the concerned State/UT may bringthe same to the notice of MoHUA for consideration.2.5.1 ‘To enable the applicant to avail benefits of PMAY (U), the inclusion of name of femalemember of the family in registered title deed/sale deed of the house acquired/purchasedduring the Mission period, should also be allowed at a later stage and State/UT shouldmake provision for exemption of additional stamp duty and/or registration charges forsuch cases.’2.5.2 ‘State/UT should either exempt or make suitable provision for nominal charges towardsstamp duty and/or registration charges of title deed of EWS/LIG households underPMAY(U)’2.6State/UT Governments and Implementing Agencies should encourage the promoters of ISSRand AHP projects to enable the formation of associations of beneficiary residents like ResidentWelfare Association (RWA), to take care of facilities and maintenance of houses being builtunder the mission, in line with the provisions of “Real Estate Regulation and DevelopmentAct (RERA), 2016” and other applicable State laws.3.Implementation MethodologyThe Mission will be implemented through four verticals giving option to beneficiaries, ULBsand State/UT Governments. These four verticals are as below:“In situ” SlumRedevelopment- Using land as aresource- With privateparticipat
Government of India Scheme Guidelines January, 2021 Housing for All Mission Pradhan Mantri Awas Yojana (Urban) The Joint Secretary & Mission Director (Housing for All) Ministry of Housing and Urban Affairs Government of India Room No. 116, G-Wing, Nirman Bhawan, New Delhi Tel: 011-23061419, Fax: 011-23061420 E-mail: jshfa-mhua@gov.in
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