Farmhouse Rules in Uttarakhand and Himachal Pradesh (2026)

Three layers in the hills

A hill farmhouse buyer faces three layers that must all line up: who may buy and hold the land, what the revenue record says the land is, and whether planning law lets you build. A farmhouse approval on its own does not cure a buyer-eligibility problem, and a buyer permission on its own does not allow a building. Read our state guides alongside this page: agricultural land rules in Uttarakhand, Section 118 explained and state-wise purchase rules.

Uttarakhand: who can buy

Uttarakhand uses the Uttar Pradesh Zamindari Abolition and Land Reforms Act, 1950 as adapted, with state amendments. In February 2025 the Assembly passed an amendment that press reports say restricts outsiders from buying agricultural and horticultural land in 11 of 13 districts, treats Haridwar and Udham Singh Nagar differently, and allows residential land of under 250 square metres for residential use only with an affidavit. We could not open the Gazette text, and our sources differ on details, so our page on outsiders buying land in Uttarakhand is marked DRAFT. For a farmhouse buyer from outside the state, the safe working assumption is that buying agricultural land in the hill districts may be refused. Also read domicile and farmer status rules.

Uttarakhand: land use and building

Land use change in Uttarakhand runs through the revenue Act. A report of the Supreme Court's 2025 judgment in Mahesh Chand v Brijesh Kumar (2025 INSC 1005) says a declaration under Section 143 is made by the Assistant Collector in charge of the Sub-Division and treats the land as non-agricultural, with the declaration forwarded to the Sub Registrar under Section 145. We did not open the statutory text. See land use change in Uttarakhand.

On 10 December 2025 the press reported that the Uttarakhand cabinet approved allowing resorts on agricultural land without a change in land use, and reduced the access road standard to six metres in hilly areas and nine metres in plain areas. The report did not specify plot size limits or other conditions, and it concerned resorts, so we cannot say it applies to a private farmhouse. Ask the Dehradun, Mussoorie or district development authority, whichever has jurisdiction, for the current written position.

Planning authority matters in towns and development areas, where the master plan zone governs what is allowed. See land use zones explained and how to read a master plan. For measures, see nali, mutthi and bigha in Uttarakhand, and read the unit in the record.

Himachal Pradesh: Section 118

Section 118 of the Himachal Pradesh Tenancy and Land Reforms Act, 1972 restricts transfer of agricultural land to non-agriculturists without State Government permission. The permission names a purpose. Our Section 118 explainer covers the basics. A Tribune report updated on 6 December 2025 said a bill to amend Section 118 was introduced on 2 December 2025 and referred to a Select Committee, with proposals that include exempting building leases of up to ten years, allowing non-agriculturists to buy completed buildings or flats from private developers, and letting village-area cooperative societies acquire land without special permission. The report said the committee is due to report during the Budget session. We could not confirm whether any change has since become law, so check the current text.

An older news clipping we opened, dated 2002 with an ambiguous day and month, said the cabinet approved allowing non-agriculturist residents to buy up to 500 square metres of rural land to build houses. It is old, and we could not confirm that rule is in force in that form, so do not rely on it.

Himachal Pradesh: planning and use

Using the third-party copy of the Himachal Pradesh Town and Country Planning Act, 1977 on the PRS India site, once a development plan is in operation, land use may not be changed or development carried out without the Director's written permission, with listed exemptions (section 27). Section 38 sets penalties for unauthorised development and section 39 gives power to require removal or restoration. The Department's document on procedure for change of land use asks for revenue documents such as a tatima and jamabandi not more than six months old, a location plan and a site plan. See Himachal Pradesh change of land use. For units, see bigha and biswa in Himachal Pradesh.

A press report of 2018 described a Financial Commissioner (Appeals) order that a purchaser under a Section 118 exemption needed fresh permission to change purpose, and that a guest house run without approval led to land and structure vesting in the government. We did not open the order. The lesson is that the purpose in your permission matters. A farmhouse for family use is not a guest house.

Side by side

Hill-specific checks

• Slope and stability: ask whether building is limited on steep slopes. We did not research slope limits for this page.
• Forest, protected area and eco-sensitive status. A plot beside forest can be restricted. See land fraud in India for general fraud patterns and use the due diligence checklist.
• Road access: the Uttarakhand report mentioned a six-metre road standard in hills for resorts; confirm the road standard for your plot.
• Water source and rights. See water rights.
• Natural hazards: ask neighbours about landslides, flash floods and drainage.
• Record units: bigha, nali and biswa vary; match the deed, record and map.
• Ownership by multiple family members: check all co-owners.

Do the site visit checklist in more than one season if possible.

Steps before you pay

1. Confirm whether you are eligible to buy: Section 118 permission in Himachal, and the current residency position in Uttarakhand.
2. Get the record of rights and map; see how to verify land title.
3. Ask the planning authority for the zone and permissibility in writing.
4. Ask whether any permission names a purpose different from your plan.
5. Obtain a registered sale deed and apply for mutation; see mutation guide.
6. Review the general rules in farmhouse rules in India and what to check.
7. NRIs: read can NRIs buy agricultural land.

What is unconfirmed

We did not open the Uttarakhand Gazette text, the 2025 amendment, Sections 143 and 145, the cabinet decision text, the current Section 118 text or any Himachal farmhouse-specific rule. We could not confirm a farmhouse minimum, fee or timeline in either state. Press reports of 2025 may be superseded. Take advice from a lawyer in the state before paying.

Frequently Asked Questions

Sources

• The Week (PTI): Uttarakhand cabinet okays resort building on farmland without land use change (December 2025)
• The Tribune: House sends Section 118 changes to select panel (December 2025)
• India Environment Portal clipping: Himachal allows all residents to buy rural land for housing (dated 2002)
• Himachal Pradesh Town and Country Planning Act, 1977 (PRS India copy)