An NA order — permission for converting agricultural land to non-agricultural use — is the official sanction required before agricultural land in Bihar can be legally used for residential, commercial, or industrial purposes.
It matters because using agricultural land for construction or business without this permission is a violation with real consequences: penalties, loss of ownership privileges, and even removal of unauthorised structures.
This guide covers what an NA order actually authorises, how to apply for land use conversion in Bihar, what it costs, and which categories of land are exempt from needing one at all.
Whether you're planning to build a house on agricultural land, set up a small business, or buying a plot specifically to convert its use, this is the permission you'll need before construction begins.
Section 1 — What is an NA Order in Bihar?
If you're evaluating a plot specifically for its conversion potential, it helps to first confirm its location and current classification — the 2Bigha interactive map for Bihar lets you browse land listings across the state before you take the conversion question to the SDO.
Definition: An NA order is the formal permission granted by the Competent Authority (the Sub-Divisional Officer) allowing agricultural land in Bihar to be used for a non-agricultural purpose, under the Bihar Agriculture Land (Conversion for Non-Agriculture Purposes) Act, 2010.
It's easy to confuse with a building plan approval, but they're sequential, not interchangeable — the NA order addresses whether the land's classification itself can change from agricultural to non-agricultural use, while the building plan (naksha) approval, which comes after, addresses what specifically can be constructed on it. You generally need the NA order in place before a building plan for construction on previously agricultural land will be sanctioned.
A buyer needs this specifically when planning to construct a house or commercial building on land currently classified as agricultural, or when purchasing agricultural land with the express intention of using it for a non-farming purpose.
State-specific note: The Bihar Agriculture Land (Conversion for Non-Agriculture Purposes) Act, 2010 extends to the whole state except land already within a municipal area under the Bihar Municipal Act, 2007, or under a cantonment — construction rules inside municipal limits are instead governed separately through the local urban body's building bye-laws.
Expert tip: Before assuming conversion is required, check the Act's specific exemption list — small household micro-industries under one acre, small shops under 500 square feet, and land used for certain religious, social, or charitable purposes (so long as it's not commercial) don't require separate NA permission. Confirming exemption status upfront can save both the conversion fee and the processing time.
Section 2 — How to Get an NA Order in Bihar?
Land conversion in Bihar follows a single formal application route to the Sub-Divisional Officer; there isn't currently a separate online self-service portal specifically for this. Here's what the process looks like against the case of an already-converted plot that needs regularisation:
Scenario | Cost | Time | Legally valid for construction? |
Fresh application before conversion | Prescribed conversion fee under the Act | Decision within 90 days of a complete application | Yes, once granted |
Regularising land already converted without permission | Conversion fee + additional 1% of current market value as penalty fee | Application within 6 months of the Act's relevant provisions coming into force, then processed similarly | Yes, once regularised |
Application Process
Prepare ownership and land documents
Gather the sale deed or Jamabandi record, khata/khasra details, and the latest land tax receipt for the plot.
Submit the application to the SDO
File the conversion application in the prescribed form with the Sub-Divisional Officer's office having jurisdiction over the land, stating the intended non-agricultural use.
Pay the conversion fee
Pay the conversion fee specified under Section 4 of the Act; if the fee paid is found short, the authority will notify the deficit amount, which must be paid within the given window.
Await the Competent Authority's decision
The SDO must issue, reject, or partially grant the conversion permission within 90 days of receiving the complete application (or the deficit fee, whichever is later), with reasons recorded if rejected.
There's no separate offline-versus-online distinction here — this is a single formal application process. Before proceeding with construction, confirm the order explicitly covers the intended use (residential, commercial, or industrial), since permission is generally use-specific.If you're selling property online once the order is secured, listing the NA order status upfront in your listing helps serious buyers browsing plots for sale in Bihar understand exactly what stage the land is at, and avoids back-and-forth over conversion status later in the deal.
Section 3 — What Does an NA Order Contain?
An NA order is a fairly compact legal document, but each element in it defines exactly what you're now permitted to do with the land — worth checking carefully against your actual construction plans.
Field | What it means | What to check |
Khata & khasra reference | The specific plot the order applies to | Confirm it matches your ownership documents exactly |
Approved non-agricultural use | The specific purpose (residential/commercial/industrial) permitted | Confirm your intended construction matches this exactly |
Conversion fee paid | Amount paid to secure the order | Keep the payment receipt alongside the order |
Conditions attached, if any | Any specific conditions the SDO has imposed | Read carefully — non-compliance can affect the order's validity |
Issuing authority and date | Confirms who granted the order, and when | Should be the SDO with jurisdiction over that specific area |
Good sign: A valid NA order clearly names the correct plot by khata/khasra number, states an approved use that matches your actual intended construction, shows the conversion fee has been fully paid (not partially, with a deficit outstanding), and is signed by the SDO with jurisdiction over that specific sub-division.
Section 4 — Common Issues & How to Fix Them
Before troubleshooting a specific issue below, it's worth cross-checking your situation against the NA Order in Bihar -official website, since fee schedules and processing timelines are occasionally updated.
Construction already started before applying for conversion — a common shortcut that creates legal exposure. Fix: apply for regularisation as soon as possible, including the additional penalty fee where applicable, rather than continuing without permission.
Approved use doesn't match actual construction — e.g., residential permission used for a commercial structure. Fix: apply for a fresh or amended NA order matching the actual intended use before proceeding.
Deficit conversion fee notice ignored — the application can stall if the shortfall isn't paid within the notified window. Fix: pay the deficit amount promptly to keep the 90-day decision clock running.
Confusion over whether the land qualifies for an exemption. Fix: check the specific exemption categories under the Act (small household industries, small shops, certain religious/social land) before assuming conversion is required.
Land situated within a municipal area mistakenly routed through the SDO. Fix: confirm jurisdiction first — municipal areas are generally governed by local building bye-laws rather than this specific Act.
Application rejected without a clear path forward. Fix: the Act requires rejection reasons to be recorded and communicated in writing — request these in writing and address them directly in a fresh application.
Section 5 — Recent Changes in 2026
No major changes have been reported as of August 2026.
Section 6 — Why an NA Order Matters for Land Buyers
Confirms agricultural land can legally be used for the residential or commercial purpose you're planning
Protects against fines, loss of ownership privileges, or demolition risk tied to unauthorised land use
Usually a prerequisite before a building plan for construction on the land will be sanctioned
Relevant due diligence when buying land specifically because of its conversion or development potential
Helps confirm whether a plot advertised for residential or commercial use has actually secured the required na order for land
Reduces risk when comparing land in Bihar being marketed for plots for sale versus land still purely classified as agricultural
Section 7 — NA Order vs. Building Plan Approval
These two permissions are sequential steps in developing agricultural land, and it's worth understanding the order they come in.
Permission | What it changes | Governing law | Comes |
NA Order | The land's classification, from agricultural to non-agricultural use | Bihar Agriculture Land (Conversion for Non-Agriculture Purposes) Act, 2010 | First |
Building Plan Approval | Permission for the specific structure to be built | Bihar Building Bye-Laws 2014 | After the NA order, for land that needed conversion |
If you're evaluating land for NA order online land use questions before a purchase, remember that both steps are usually needed for construction on previously agricultural land. If you're selling property online, clearly stating conversion status in listings on real estate websites helps serious buyers browsing plots for sale in Bihar understand exactly what stage the land is at.
Section 8 — Related Documents
Building Plan Bihar
Land Ceiling Bihar
Khatauni Bihar Land Records
Title Deed Bihar
Dakhil Kharij (Mutation) Bihar
