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Challenge the future
Delft University of Technology
Comparison of building permit procedures in EU countries
J. Branco Pedro OTB & LNEC | Frits Meijer OTB | Henk Visscher OTB
2 Titel van de presentatie | 28
Part I
Introduction
3 Titel van de presentatie | 28
Application
Plan approval
Site Inspections
Completion
Building regulations
Rules for enforcement
Building permit procedure Public actors
central, regional and
local authorities,
including their
departments and
agencies that relate to
construction
Private actors
applicant
designer
design auditor
builder
building surveyor
approved inspector
Supervision
Building regulatory system
4 Titel van de presentatie | 28
Purpose and research questions
Purpose:
Compare the building permit procedures in the
European Union countries
Research questions:
1. What are the main differences and similarities?
2. What are the main types of building permit
procedures?
3. What are the main trends and developments?
6 Titel van de presentatie | 28
Methodology
The research was conducted as part of a European
comparative research project currently underway at OTB
First phase describe the building regulatory system of
each country, based questionnaires to national experts
and the analysis of major legal documents
Second phase organize information in tables and
compare it in order to identify trends and developments
7 Titel van de presentatie | 28
Scope
European Union (27 member states)
Austria, Belgium, Bulgaria, Cyprus, Czech Republic,
Denmark, Estonia, Finland, France, Germany, Greece,
Hungary, Ireland, Italy, Latvia, Lithuania, Luxembourg,
Malta, Netherlands, Poland, Portugal, Romania,
Slovakia, Slovenia, Spain, Sweden, United Kingdom
(England and Wales, Northern Ireland and Scotland)
8 Titel van de presentatie | 28
Part II
Results
9 Titel van de presentatie | 28
In all EU countries, there is a regular procedure and there are construction works
exempt from permit procedure. Building notice and light procedure also exist in
most countries.
1. Types of procedures
Au
stri
a
Bel
giu
m
Bu
lgar
ia
Cyp
rus
Cze
ch R
epu
bli
c
Den
mar
k
Est
on
ia
Fin
lan
d
Fra
nce
Ger
man
y
Gre
ece
Hu
nga
ry
Irel
and
Ital
y
Lat
via
Lit
hu
ania
Lu
xem
bo
urg
Mal
ta
Net
her
lan
ds
Po
lan
d
Po
rtu
gal
Ro
man
ia
Slo
vak
ia
Slo
ven
ia
Spai
n
Swed
en
UK
- N
ort
her
n I
rela
nd
UK
- S
cotl
and
UK
- E
ngl
and
& W
ales
Exemptions
Building notice
Light procedure
Regular procedure
Regularization
No information
10 Titel van de presentatie | 28
In almost all EU countries, pre-consultation is voluntarily and takes place frequently.
2. Pre-consultation
all situations some situations
Au
stri
a
Bel
giu
m
Bu
lgar
ia
Cyp
rus
Cze
ch R
epu
bli
c
Den
mar
k
Est
on
ia
Fin
lan
d
Fra
nce
Ger
man
y
Gre
ece
Hu
nga
ry
Irel
and
Ital
y
Lat
via
Lit
hu
ania
Lu
xem
bo
urg
Mal
ta
Net
her
lan
ds
Po
lan
d
Po
rtu
gal
Ro
man
ia
Slo
vak
ia
Slo
ven
ia
Spai
n
Swed
en
UK
- N
ort
her
n I
rela
nd
UK
- S
cotl
and
UK
- E
ngl
and
& W
ales
Voluntary
Obligatory
No information
11 Titel van de presentatie | 28
In approximately half of the EU countries, there is a combined permit procedure for
planning demands and technical requirements.
3. Planning permit procedure
Au
stri
a
Bel
giu
m
Bu
lgar
ia
Cyp
rus
Cze
ch R
epu
bli
c
Den
mar
k
Est
on
ia
Fin
lan
d
Fra
nce
Ger
man
y
Gre
ece
Hu
nga
ry
Irel
and
Ital
y
Lat
via
Lit
hu
ania
Lu
xem
bo
urg
Mal
ta
Net
her
lan
ds
Po
lan
d
Po
rtu
gal
Ro
man
ia
Slo
vak
ia
Slo
ven
ia
Spai
n
Swed
en
UK
- N
ort
her
n I
rela
nd
UK
- S
cotl
and
UK
- E
ngl
and
& W
ales
Separate
Combined
No information
all situations some situations
12 Titel van de presentatie | 28
In half of the EU countries, it is not possible to apply for a regular permit in several
phases.
4. Phasing
Au
stri
a
Bel
giu
m
Bu
lgar
ia
Cyp
rus
Cze
ch R
epu
bli
c
Den
mar
k
Est
on
ia
Fin
lan
d
Fra
nce
Ger
man
y
Gre
ece
Hu
nga
ry
Irel
and
Ital
y
Lat
via
Lit
hu
ania
Lu
xem
bo
urg
Mal
ta
Net
her
lan
ds
Po
lan
d
Po
rtu
gal
Ro
man
ia
Slo
vak
ia
Slo
ven
ia
Spai
n
Swed
en
UK
- N
ort
her
n I
rela
nd
UK
- S
cotl
and
UK
- E
ngl
and
& W
ales
Yes
No
No information
13 Titel van de presentatie | 28
In all EU countries, there are statutory submission demands to apply for a building
permit, and general information about building regulations and permit procedures is
available through the Internet.
5. Submission demands
Au
stri
a
Bel
giu
m
Bu
lgar
ia
Cyp
rus
Cze
ch R
epu
bli
c
Den
mar
k
Est
on
ia
Fin
lan
d
Fra
nce
Ger
man
y
Gre
ece
Hu
nga
ry
Irel
and
Ital
y
Lat
via
Lit
hu
ania
Lu
xem
bo
urg
Mal
ta
Net
her
lan
ds
Po
lan
d
Po
rtu
gal
Ro
man
ia
Slo
vak
ia
Slo
ven
ia
Spai
n
Swed
en
UK
- N
ort
her
n I
rela
nd
UK
- S
cotl
and
UK
- E
ngl
and
& W
ales
Yes
No
No information
14 Titel van de presentatie | 28
In approximately half of the EU countries there is some involvement of public
parties in site inspections
Private parties may be involved in site inspections in almost all EU countries
The degree of involvement of public and private parties in site inspections varies
significantly
6. Plan approval
In almost all EU countries, during plan approval it is checked the compliance of the
building design with submission, planning and aesthetic demands, as well as with
technical requirements
all situations some situations
Au
stri
a
Bel
giu
m
Bu
lgar
ia
Cyp
rus
Cze
ch R
epu
bli
c
Den
mar
k
Est
on
ia
Fin
lan
d
Fra
nce
Ger
man
y
Gre
ece
Hu
nga
ry
Irel
and
Ital
y
Lat
via
Lit
hu
ania
Lu
xem
bo
urg
Mal
ta
Net
her
lan
ds
Po
lan
d
Po
rtu
gal
Ro
man
ia
Slo
vak
ia
Slo
ven
ia
Spai
n
Swed
en
UK
- N
ort
her
n I
rela
nd
UK
- S
cotl
and
UK
- E
ngl
and
& W
ales
Submission demands
Zoning demands
Aesthetic demands
Technical requirements
No information
15 Titel van de presentatie | 28
In almost all EU countries, construction works can start after the building permit
has been granted by the building authorities.
7. Beginning of construction works
Au
stri
a
Bel
giu
m
Bu
lgar
ia
Cyp
rus
Cze
ch R
epu
bli
c
Den
mar
k
Est
on
ia
Fin
lan
d
Fra
nce
Ger
man
y
Gre
ece
Hu
nga
ry
Irel
and
Ital
y
Lat
via
Lit
hu
ania
Lu
xem
bo
urg
Mal
ta
Net
her
lan
ds
Po
lan
d
Po
rtu
gal
Ro
man
ia
Slo
vak
ia
Slo
ven
ia
Spai
n
Swed
en
UK
- N
ort
her
n I
rela
nd
UK
- S
cotl
and
UK
- E
ngl
and
& W
ales
After submission of the application
After granting of a partial permit
After granting permit
No information
all situations some situations
16 Titel van de presentatie | 28
In all EU countries, public building inspectors, from building authorities, have right
of access to building sites and are entitled to carry out inspections.
In all EU countries, if construction works take place without a building permit or do
not comply with the approved design, they can be suspended until the relevant
authority takes a decision regarding demolition or continuation.
In most EU countries, major and minor design changes are possible during
construction work. For major design changes, a formal procedure is required before
proceeding with construction work
8. Site inspections
17 Titel van de presentatie | 28
In about half of the EU countries, a final site inspection, conducted by the building
authorities and other authorities, is required. In the other half, the building
authorities rely on declarations by the private bodies that conducted the building
work or the site inspections.
9. Completion
Au
stri
a
Bel
giu
m
Bu
lgar
ia
Cyp
rus
Cze
ch R
epu
bli
c
Den
mar
k
Est
on
ia
Fin
lan
d
Fra
nce
Ger
man
y
Gre
ece
Hu
nga
ry
Irel
and
Ital
y
Lat
via
Lit
hu
ania
Lu
xem
bo
urg
Mal
ta
Net
her
lan
ds
Po
lan
d
Po
rtu
gal
Ro
man
ia
Slo
vak
ia
Slo
ven
ia
Spai
n
Swed
en
UK
- N
ort
her
n I
rela
nd
UK
- S
cotl
and
UK
- E
ngl
and
& W
ales
Required
Not required
No information
all situations some situations
18 Titel van de presentatie | 28
In almost all EU countries, it is mandatory to obtain a completion certificate or a
use permit after the construction is completed
9. Completion
Au
stri
a
Bel
giu
m
Bu
lgar
ia
Cyp
rus
Cze
ch R
epu
bli
c
Den
mar
k
Est
on
ia
Fin
lan
d
Fra
nce
Ger
man
y
Gre
ece
Hu
nga
ry
Irel
and
Ital
y
Lat
via
Lit
hu
ania
Lu
xem
bo
urg
Mal
ta
Net
her
lan
ds
Po
lan
d
Po
rtu
gal
Ro
man
ia
Slo
vak
ia
Slo
ven
ia
Spai
n
Swed
en
UK
- N
ort
her
n I
rela
nd
UK
- Sc
otl
and
UK
- E
ngl
and
& W
ales
Statutory obligatory
For certain types of construction work
Only at request of contractor or owner
No information
all situations some situations
19 Titel van de presentatie | 28
In all EU countries, the applicant has to pay a fee to obtain a building permit.
However, there is a wide range of variety concerning how the value of fee is
determined
10. Fees
Au
stri
a
Bel
giu
m
Bu
lgar
ia
Cyp
rus
Cze
ch R
epu
bli
c
Den
mar
k
Est
on
ia
Fin
lan
d
Fra
nce
Ger
man
y
Gre
ece
Hu
nga
ry
Irel
and
Ital
y
Lat
via
Lit
hu
ania
Lu
xem
bo
urg
Mal
ta
Net
her
lan
ds
Po
lan
d
Po
rtu
gal
Ro
man
ia
Slo
vak
ia
Slo
ven
ia
Spai
n
Swed
en
UK
- N
ort
her
n I
rela
nd
UK
- S
cotl
and
UK
- E
ngl
and
& W
ales
Construction cost
Floor area
Building use
Fixed fee
Other criteria
No information
20 Titel van de presentatie | 28
In the majority of the EU countries there are fixed procedure times in which the
permit has to be issued
11. Procedure times
Au
stri
a
Bel
giu
m
Bu
lgar
ia
Cyp
rus
Cze
ch R
epu
bli
c
Den
mar
k
Est
on
ia
Fin
lan
d
Fra
nce
Ger
man
y
Gre
ece
Hu
nga
ry
Irel
and
Ital
y
Lat
via
Lit
hu
ania
Lu
xem
bo
urg
Mal
ta
Net
her
lan
ds
Po
lan
d
Po
rtu
gal
Ro
man
ia
Slo
vak
ia
Slo
ven
ia
Spai
n
Swed
en
UK
- N
ort
her
n I
rela
nd
UK
- Sc
otl
and
UK
- E
ngl
and
& W
ales
Time is set (in weeks) 8 to 24
11 6 or 11
4 or 8
3 or 6
8 or 12
8 8 12 10 or 18
3 12 or 26
12 9 25 or 31
8 8 8 8 2 or 8
Time is not set
No information
21 Titel van de presentatie | 28
Part III
Conclusions
22 Titel van de presentatie | 28
1. Main differences and similarities
The general organization of a regular building permit procedure is similar in EU
countries.
There are several differences between EU countries concerning detail aspects
of the building permit procedure:
1. Agreements and information provided during pre-consultation are only
binding to building authorities in some countries.
2. There are different levels of implementation of electronic case handling
of the building permit.
23 Titel van de presentatie | 28
1. Main differences and similarities
3. Permit procedures for planning demands and technical requirements
may be separated or combined.
4. Phasing the permit procedure is only statutory available in some
countries; different strategies are used to divide the building permit
procedure in phases.
5. Different criteria are used to allow an early start of construction works.
6. The value of the building permit fee is determined by different criteria.
7. When maximum procedure times are not met by the building
authorities different consequences can result.
8. A completion certificate or a use permit may not be required when the
construction is finished.
24 Titel van de presentatie | 28
2. Main types of building permit
procedures?
1. There is one main type of building permit procedure.
2. No substantial differences were found in continental
Europe countries.
3. The United Kingdom countries, and particularly England
& Wales, are those that present more deviations from
the common pattern.
25 Titel van de presentatie | 28
2. Main types of building permit
procedures?
4. In the United Kingdom countries, the following distinctive characteristics
were identified:
There is a specific type approval procedure.
Planning permit and building permit are separated, and there is also the
possibility to phase the building permit procedure.
Full electronic case handling of the building permit is already available.
The applicant can choose to have plan approval and site inspections conducted
by either building authorities or approved inspectors.
Construction works may start soon after submission of the application, not
having to wait for plan approval.
Maximum procedure times are shorter than the average.
All these characteristics have in common the aim of reducing the burden of
administrative aspects, while ensuring good levels of compliance
26 Titel van de presentatie | 28
3. Trends and developments
In the last 10 to 15 years, the dominant trends in the
building permit procedure were:
1. A decrease in the types of construction works
submitted to building authorities control during plan
approval,
2. A reduction of building permit maximum procedure
times.
Altogether, there is a movement towards
simpler and faster building permit procedures
27 Titel van de presentatie | 28
Utility and continuation
The results can be useful to:
situate the system of each country in the European
panorama
guide strategic choices on possible improvements in
each country
Comparative studies should be carried out focusing on
performance of each type of system in terms of adequacy,
efficiency and effectiveness
Challenge the future
Delft University of Technology
Thank you for your attention
Thanks are extended to the national experts of the EU countries that filled in the questionnaire on building regulations.