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Kaagazaat

House Construction Contract (Owner–Contractor)

At a glance

Price
Free
Stamp duty
Chargeable as an agreement, not a conveyance — this Contract transfers no interest in the Site.
Registration
Not compulsorily registrable under section 17 of the Registration Act, 1908 — a works contract creates no interest in immovable property.
Witnesses
Not legally required for a contract of this kind, but two witnesses are provided for below, given the value that typically passes under it and how often the facts of what was actually agreed become disputed only once work has started.

Free

Documents are free. Only kits are paid.

Guided questions, full draft on screen, download in Word.

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Also called

  • construction agreement
  • building contract
  • ghar banaane ka contract
  • makan nirman samjhauta
  • ਘਰ ਬਣਾਉਣ ਦਾ ਇਕਰਾਰਨਾਮਾ
  • contractor agreement for house construction
  • civil works contract
  • turnkey construction agreement

When you need it

You own a plot in Punjab or Chandigarh and are engaging a contractor to build or extend a house on it — a full turnkey job, or a rate-per-square-foot or item-rate arrangement. This records what is being built, on what basis it is priced, who supplies materials, the timeline, the defect liability period and how disputes are resolved.

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Not for a job where you are supplying only labour and the contractor supplies no materials at all — use the Labour-only Contract (Thekedar Agreement) for that. Not for a landowner-developer arrangement where the builder is paid in constructed floors rather than money — use the Builder-Floor Collaboration Agreement or the Joint Development Agreement instead.

Whether you can fill this in here

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You can fill this one in on this site, and read the whole draft on screen before you decide anything about it. It is a carefully drafted template; it is not advice about your own facts.

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See stamp duty, registration and witnesses

What follows is written for Punjab and Chandigarh. It states the position there rather than describing how it varies, so the amounts below are the ones that apply — worth confirming at the sub-registrar’s office, because rates change. If the property is anywhere else in India, none of this is yours.

Stamp duty

Chargeable as an agreement, not a conveyance — this Contract transfers no interest in the Site. PUNJAB: Article 5, Schedule I-A to the Indian Stamp Act, 1899 as applicable in Punjab; the residuary rate under Article 5(c) where no more specific sub-clause fits. Confirm the current figure with the Sub-Registrar or against the Department of Revenue, Rehabilitation and Disaster Management's published table at revenue.punjab.gov.in before the stamp is bought. CHANDIGARH: the equivalent agreement article under the Chandigarh Administration's Rates of Stamp Duty & Registration Fees table at revenue.chd.gov.in; confirm the current figure at the Sub-Registrar's office, 30 Bays Building. Buy the e-stamp before signing (s.17, Registration Act, 1908 concerns instruments creating an interest in property, but stamping under the Stamp Act applies from execution regardless).

Registration

Not compulsorily registrable under section 17 of the Registration Act, 1908 — a works contract creates no interest in immovable property. Optional registration under section 18 is available but rarely used for a document of this kind.

Notarisation

Not legally required. Notarising is sometimes done to fix the date the Contract was signed, which can matter if the start date or the completion timeline is later disputed.

Witnesses

Not legally required for a contract of this kind, but two witnesses are provided for below, given the value that typically passes under it and how often the facts of what was actually agreed become disputed only once work has started.

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Sample preview — placeholder answers, not your data

HOUSE CONSTRUCTION CONTRACT

This Contract is made at Mohali on 2 April 2026

BETWEEN

Ramandeep Singh, resident of House No. 214, Sector 70, Mohali ("the Owner", which expression shall include the Owner's heirs, legal representatives and assigns), of the ONE PART;

AND

Balwinder Singh, Sai Construction Co., of SCO 44, Phase 3B2, Mohali, bearing registration/GST number 03ABCDE1234F1Z5 ("the Contractor", which expression shall include the Contractor's partners, legal representatives and permitted assigns), of the OTHER PART.

The Owner and the Contractor are together "the Parties".

1. THE SITE AND THE WORK

1.1 The Owner is the owner/allottee in possession of the site at Plot No. 118, Sector 70, Mohali, measuring approximately 250 square yards ("the Site").

1.2 The Contractor agrees to construct, and the Owner agrees to have constructed, Ground floor plus two upper floors, with a total built-up area of approximately 3,600 square feet, strictly in accordance with the sanctioned building plan and the scope below ("the Work").

1.3 Scope of work and specifications: RCC frame structure, vitrified tile flooring, concealed copper wiring, external cement plaster with weatherproof paint, aluminium windows, as per the drawing attached

1.4 The Contractor supplies all materials

Specifically: Owner supplies cement, steel and sanitaryware; Contractor supplies sand, bricks, labour and all other materials

1.5 All materials shall conform to the specifications agreed and, where applicable, to the standards prescribed by the Bureau of Indian Standards. The Owner or the Owner's representative may inspect materials and workmanship at any reasonable time before they are built into the Work.

2. CONTRACT VALUE AND PAYMENT

2.1 This Contract is priced on a fixed lump-sum price for the whole work.

2.2 The total contract value is ₹32,00,000 (Rupees Thirty Two Lakh only), exclusive of goods and services tax and any other tax or cess payable in addition, unless stated otherwise.

2.3 The Owner shall pay the Contractor an advance/mobilisation amount of ₹3,00,000 (Rupees Three Lakh only) on signing, adjustable against the final bill.

2.4 Payment schedule: 20% on plinth completion, 20% on first-floor slab, 20% on second-floor slab, 20% on brickwork and plaster, 20% on handover after snag rectification

2.5 The Owner shall retain 5% of each running bill as security/retention, released on expiry of the defect liability period under clause 4.

3. TIME FOR COMPLETION

3.1 The Work shall commence on 1 April 2026 and be completed on or before 2 April 2026, subject to force majeure and any delay directly caused by the Owner or by a authority's failure to grant a required approval in time.

3.2 Rs 5,000 per week of delay beyond the completion date, capped at 5% of the contract value

Questions about this document

Does the House Construction Contract (Owner–Contractor) need stamp paper or stamp duty in Punjab and Chandigarh?

Chargeable as an agreement, not a conveyance — this Contract transfers no interest in the Site.

See the full position on stamp duty, registration and witnesses
Does the House Construction Contract (Owner–Contractor) need registration in Punjab and Chandigarh?

Not compulsorily registrable under section 17 of the Registration Act, 1908 — a works contract creates no interest in immovable property.

See the full position on stamp duty, registration and witnesses
What does the House Construction Contract (Owner–Contractor) cost on Kaagazaat?

Free.

Documents are free. Only kits are paid.

Does the House Construction Contract (Owner–Contractor) need witnesses?

Not legally required for a contract of this kind, but two witnesses are provided for below, given the value that typically passes under it and how often the facts of what was actually agreed become disputed only once work has started.

See the full position on stamp duty, registration and witnesses

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