Applying for a building permit is the be-all and end-all of your construction project, ensuring that construction activities are carried out in accordance with the law and regulations. In this article, we bring together all the key information to help you understand when you need a building permit, how to apply for one and what steps are necessary before you can start building.
What is a building permit and why is it needed?
A building permit is an official authorisation issued by a local authority that allows the owner of the property or a person with the right to build to start building activities. The purpose of a building permit is to ensure that the planned building complies with legislation, safety standards and local authority plans. In the absence of a building permit, any construction activity is prohibited and can lead to a fine.
If you're at the very beginning of the building process and you've heard the term building notice, read more about the difference between the two -. building permit vs building notification.
When is a building permit required?
The need for a building permit depends on the nature of the construction, the type of building to be built and the size of the works.
A building permit is required if:
- A new building will be constructed.
- The extension of the building exceeds 33% of the existing building.
- Major reconstruction works are planned that will affect the building's structures.
- The building will be completely demolished.
When is a building notification sufficient?
- If the extension of the building is less than 33% of existing capacity.
- For smaller buildings, such as outbuildings.
- Other simple building works that do not significantly alter the structure of the building.
Bsteps to apply for a building permit
To obtain a building permit, you need to go through several stages, starting with contacting an architectural office and ending with the issuing of the permit. Below is a step-by-step guide:
1. Planning the project and working with the architect
The first step in the process is to think clearly about the kind of building you want to build. To do this you should:
- Determine the type, size and purpose of the building.
- Draw up a list of rooms and desired features.
- Contact a licensed architectural firm to draw up an action plan and help you design the project.
2. Drawing up a construction project
A construction project is made up of different phases, which include a preliminary design, a main design and a detailed design. The project requires:
- Explanatory memorandum.
- Topo-geodetic base plan.
- Technical data and design specifications.
- Energy label.
- Water and sewerage connection project.
Project preparation can take up to 2 months - read more here. drawing up a construction project.
3. Applying for a building permit
The completed project must be submitted through Building Register (EHR). By law, the time taken to process a building permit is 30 days, but for more complex projects it can take up to six months, especially in larger municipalities such as Tallinn.
4. Obtaining coordination
As part of the process, the project has to be submitted to various authorities, such as the Rescue Board and network operators (electricity, water, sewerage). Obtaining approvals is often time-consuming and requires attention.
5. Issuing a building permit
If all the conditions are met and the documentation is in order, the municipality issues a building permit. If there are any deficiencies in the application, you will be sent a request for rectification.
Documentation required for a building permit List
When applying for a building permit, you must provide:
- Siting plan and position plan.
- Outline and sections.
- Building views and specifications (doors, windows, finishes).
- Coordination and energy labelling.
- If necessary, a demolition project and application for felling.
What to do after getting a building permit?
Once a building permit has been issued, you have the legal right to start construction, but you must submit a notification of the start of construction to the EHR before you can start work. If the project involves demolition or tree removal, you will need to submit the relevant permits.
The building permit is valid for five years, but if construction starts within this period, it is extended for a further two years.
How long does it take to apply for a building permit and how can you speed it up?
The time taken to apply for a building permit depends on the project, the location and the complexity of the procedure. In general, the process can take up to 4 to 8 months. Here are the estimated time costs per step:
- Planning the project and working with the architect:
From approaching an architectural office to the completion of the preliminary design, it usually takes. 1-2 months. This includes the development of the building concept and the gathering of the necessary initial data, such as the geodetic base plan and design conditions. - Drawing up a construction project:
The detailed design of a project, including the development of architectural and technical documentation, may take. 2-3 months. For more complex projects, this time may be longer. - Obtaining coordination:
Obtaining approvals from different authorities, such as the Rescue Board and the network operators, usually takes. 1-2 months, depending on the workload of the agencies and the complexity of the project. - Building permit procedure:
Once the documents have been submitted, the formal procedure starts, which by law lasts a maximum of. 30 days. However, if the application is incomplete or needs to be supplemented, the procedure may take up to. 2-3 months.
Issuing building permits and preparing for construction:
If all the conditions are met, a building permit is issued. Before work can start, a construction start notice must be submitted, which usually takes around. up to 2 weeks.
How to speed up the building permit process?
Although the application process for a building permit can be long and complex, the following methods can speed up the process:
Careful preparation
The key to success is thorough preparation even before submitting a formal application. Make sure that all the necessary documents are correctly prepared and attached. These include, for example, the geodetic base plan, design conditions, technical system solutions and energy performance certificate. Missing or incorrect documents are a frequent reason for delays in the procedure. If necessary, consult professionals to avoid bureaucratic delays.
Involving professionals
The preparation and coordination of a construction project requires specialised knowledge. Involve licensed architects, engineers and construction specialists who are familiar with local requirements and procedural rules. An experienced architect or project manager can help expedite approvals and ensure that the application meets all legal requirements.
Smooth communication with the municipality
Be open and co-operative with the local authority responsible for the building permit procedure. Contact them in good time and submit your project to them for review to avoid possible obstacles. If officials ask for corrections or additions, respond quickly and provide the necessary information without delay.
Early coordination planning
Obtaining approvals, especially in large municipalities such as Tallinn, can take longer than the formal procedure for a building permit. Plan well in advance to communicate with the Rescue Board, network operators and other parties. Sometimes, approvals may need to be supplemented or separate procedures may need to be carried out, the time cost of which can be mitigated by early initiation.
Follow the Construction Register and the deadlines for proceduresUse the Construction Register (www.ehr.ee) to monitor progress and avoid delays. It's a useful tool where you can quickly see whether all the documents have been submitted and what stage your application is at.
What should be avoided when applying for a building permit?
Applying for a building permit is a complex process, where delays or extra costs can occur due to wrong decisions or inattention. Here are some of the key mistakes to avoid:
- Inadequate geodetic base plan or incorrect data:
The importance of the quality of the geodetic base plan is often underestimated. A plan with insufficient accuracy or incomplete data can lead to the rejection of approvals or reworking of the project. Ensure that the geotechnical baseline is prepared by a licensed professional and complies with current requirements. - A general lack of communication with neighbours prior to application:
Although the law does not always require neighbours to be consulted, for larger projects involving them before an application is submitted can help avoid objections later in the procedure. Protests from neighbours can lead to project modifications or additional conditions being imposed, prolonging the procedure. - Poor time planning:
Many applicants assume that a building permit will be granted quickly and start ordering building materials or contracting a construction team even before the permit is approved. This can lead to financial losses if the process is delayed or the conditions of the project are changed. Start practical construction phases only after the permit has been formally approved. - The unrealistic scale of the project.
It is a particularly common mistake to try to push through projects that do not comply with the intended use of the plot, the planning of the area or local building regulations. Such projects inevitably lead to long delays and additional costs. Make sure the project is realistic and in line with existing regulations. - Inattention to provisional authorisations.
- When a project includes temporary works, such as outbuildings or structures needed on site, it is often forgotten to submit a separate application or building permit for these. This can lead to suspension of works and fines.
Summary
Applying for a building permit is a time-consuming and very nuanced process, but once it's done, you can get on with your favourite part - building!
The right preparation, professional assistance and following the legal framework will make the process go smoothly. If you don't want to lead the project yourself and make yourself an expert in a new field, we've been leading these projects for years -... write to us and let's talk more about how we can help.