Building authority

What it means

The building authority is the body that permits construction, alterations and the use of buildings, oversees compliance with building regulations and can order the removal of unauthorised structures. It is the main counterpart for anyone planning to build, convert or change the use of a building.

Under the previous rules, municipalities and towns performed this role as delegated state administration. The new Building Act moved the agenda to the state office for spatial planning and construction and its regional branches, aiming to unify decision-making and shorten deadlines.

The building authority issues the building permit, accepts notifications of minor structures, carries out inspections and decides on the use of a building after completion. In doing so it works with the affected bodies, such as fire services, public health authorities and utility network operators.

How it works in practice

Before applying, it is worth checking which authority is competent and what documents it requires. These include the design documents, proof of ownership or another right to the land, such as an extract from the land register, and the opinions of the affected bodies.

During construction the authority may carry out an inspection to check that the building matches the permit. The developer should keep the permit, the approved documents and the site diary maintained by the construction supervisor available on site.

For companies carrying out real estate development projects, the building authority's timelines are an important part of the financial plan. A delayed permit pushes back the start of sales or leasing and lengthens the period in which the company pays loan interest without project income.

What to watch out for

The switch to the new system changed competences and procedures. For proceedings started under the old act, one should check which rules apply, and new projects should allow for the fact that the new offices' practice is still settling.

Verbal assurances from officials do not replace a decision. What matters is a written, final decision, for example on the permit or on occupancy approval, because only that gives the developer legal certainty towards authorities, neighbours and future buyers.