Construction
Final approval for a house in 2026: procedure, documents, and post-approval steps
Final building approval (kolaudácia) is the official approval to use a completed building for its permitted purpose. It is governed by §76 et seq. of Act No. 50/1976 Zb. (the Building Act). The application is filed with the building authority that issued the building permit. Key documents include the construction log, inspection reports (electrical, gas, water, chimney, wastewater treatment plant), a geodetic survey plan of the building, and the building's energy performance certificate. The building authority's deadline is 30 days for simple cases and 60 for complex ones. The fee for a house is €35. After final building approval, the building is registered in the cadastre (the Slovak land register), the municipality assigns a building number, and the owner files a property tax return.
What is final building approval?
Final building approval is the final inspection by the building authority that grants permission to use a completed building. Before final building approval, the building may be physically standing, but you are legally prohibited from living in it or using it for its intended purpose.
The final approval decision is issued under §76–§85 of the Building Act. It is issued by the same building authority that issued the building permit—most often the municipality or city, or a city district in large cities.
Final building approval is required for: new builds (houses, apartment buildings, commercial properties), extensions and additions, and structural alterations that required a building permit. Final building approval is not required for: minor structures reported under §55 and routine maintenance.
When is final building approval required?
Final building approval is mandatory for any construction project started on the basis of a building permit. Without a final approval decision, you may not use the building.
Using an unfinished building or a building without final building approval is a violation of the law. The building authority can order an immediate halt to its use and impose a fine of up to €5,000 for an individual or €50,000 for a legal entity.
In some cases, early use of a part of the building is possible under §83—for example, for a project being approved in stages or for an urgent reason. This requires a separate decision from the building authority.
Required application attachments
Without these documents, the building authority will suspend the proceedings. Prepare them well in advance.
- Application for a final approval decision. The form is available from the building authority; it requires identification of the developer and the building (cadastral parcel, title deed number, building permit no.).
- Construction log. Records of the construction progress, start dates, the contractor, and important actions. For self-managed or self-built projects, at least a simplified log is required.
- Inspection reports. Electrical installation (electrical inspection report), lightning conductor, gas equipment (inspection report), chimney (chimney inspection report), heating, water and sewerage, and HVAC if applicable.
- Geodetic survey plan of the building. A survey of the as-built state of the building by a surveyor. Without it, the building cannot be registered in the cadastre.
- Building energy performance certificate. Mandatory for all new residential builds. Issued by an authorized specialist. Class A0–C depending on consumption.
- Contractor's declaration that the work was carried out in accordance with the design and the building permit.
- Documentation for products used. Certificates from suppliers (windows, insulation, roofing) confirming their compliance with technical standards.
- Statements from affected authorities. The fire department (confirmation of compliance with fire safety requirements), the public health authority, and others depending on the type of building.
- Proof of disposal of construction waste at an authorized landfill.
The final approval procedure
- 01
Building completion
The building must be completed to a state that allows for its use (walls, roof, windows, entrance doors, heating, electrical installation, water and sewerage, sanitary facilities). Minor finishing work (plastering, flooring) can be left incomplete.
- 02
Gathering documents
The developer or contractor obtains all inspection reports, certificates, the geodetic survey plan, and the energy performance certificate. This step usually takes 2–6 weeks.
- 03
Filing the application
The application and its attachments are filed with the building authority that issued the building permit. This can be done in person, by mail, or via slovensko.sk (which gives a 50% discount on the fee).
- 04
Paying the fee
The administrative fee is €35 for a house (owned by an individual) and higher for larger buildings. It can be paid at the filing office or by bank transfer.
- 05
The final approval procedure
The building authority will schedule an oral hearing combined with an on-site inspection. An inspector will visit the site to personally verify that the building complies with the permit. The parties to the proceeding are the developer, the affected authorities, and potentially neighbors if they were parties to the original permit proceeding.
- 06
Drafting and issuing the decision
After the hearing, the authority drafts a written decision. The standard deadline is 30 days for simple cases and 60 days for complex ones. If deficiencies are found, the proceeding may be suspended until you correct them.
- 07
Legal effect
The parties to the proceeding have 15 days to appeal. Once the appeal period expires or if no appeal is filed, the decision becomes legally effective, and you can officially use the building.
What comes after final building approval
The final approval decision is just the beginning—it triggers several other obligations.
Building number from the municipality
The municipality will assign a building number to the building. This requires an application with the final approval decision attached. The number is usually assigned within 30 days.
Registration in the cadastre
The building must be registered in the cadastre. This is done by submitting an application for registration with the following attachments: the final approval decision, a survey plan, and the building number. The fee is EUR 33/66. The deadline is 30 days.
Property tax return
The owner must file a tax return with the municipality by January 31 of the year following the final approval. The building tax is based on the built-up area and the municipality's tax rates.
Utility connections
Arrange for permanent connection of electricity, gas, water, and sewage (switching from temporary construction-site supply). The contracts with suppliers will be updated for the new owner and purpose of use.
Permanent residence
If you wish to establish permanent residence in the new build, register at the municipal office with the final approval decision and the title deed.
Property insurance
Take out property insurance before you start using the building. If you have a mortgage, the insurance is pledged in favor of the bank and is usually mandatory.
Fees and deadlines
| Action | Fee (natural person) | Fee (legal entity) | Deadline |
|---|---|---|---|
| Final approval for a house | 35 EUR | 35 EUR | 30–60 days |
| Final approval for an apartment building | 120 EUR | 250 EUR | 30–60 days |
| Final approval for other buildings | 30–250 EUR | 30–250 EUR | 30–60 days |
| Building alterations | 17.50 EUR | 30 EUR | 30 days |
| Early use permit (§ 83) | 17 EUR | 30 EUR | 30 days |
| Building number (municipality) | Approx. 10 EUR | approx. €10 | 30 days |
| Registration of the building in the cadastre | €33 / €66 | €33 / €66 | 30 days |
Source: Act No. 145/1995 Z. z. on administrative fees, item 62. A 50% discount applies to electronic submissions.
Common mistakes and complications
- Use before final building approval. Moving in furniture and occupying the property constitutes unauthorized use. The fine for a natural person is up to €5,000.
- Missing inspection report. The most common missing documents are the chimney or lightning conductor inspection reports. Without them, the authority will suspend the proceedings.
- As-built condition does not match the design. If you changed the layout or the position of windows during construction, you must legalize this through a building permit amendment or a retroactive permit. Otherwise, the authority will require you to amend the design during the site inspection.
- The survey plan was drawn up during construction. The surveyor must survey the completed building in its as-built condition. The building authority may not accept an earlier survey.
- The energy performance certificate is missing or shows a worse rating than planned. For a new build, the rating cannot be worse than stipulated by law (since 2021, a minimum of A1 for new houses). Otherwise, the building cannot be registered in the cadastre.
- Unpaid construction waste disposal fee. The municipality may require proof that waste was disposed of at a licensed landfill.
Frequently asked questions
The building authority has 30 days for simple cases and 60 days for complex ones. In practice, you must also factor in the time to obtain all the required documents (inspection reports, energy performance certificate, survey plan). The entire process usually takes 2–4 months.
The administrative fee is €35 for a natural person. A 50% discount (€17.50) applies to electronic submissions via slovensko.sk. In addition, you must cover the costs of inspection reports (approx. €50–€200 per report), the energy performance certificate (€200–€500), and the survey plan (€300–€700).
No. Using a building before it has obtained final approval is a violation of the Building Act. The building authority can order an immediate halt to its use and impose a fine. In exceptional cases, it is possible to obtain a permit for early use under § 83, which requires a separate proceeding.
Final building approval is the permit from the building authority to use a building. Registration of the building is a formality at the cadastre: after final building approval, the building is entered into the title deed (section A) with the building number assigned by the municipality. They are two separate but consecutive procedures.
It depends on the scope. Routine maintenance (kitchen, bathroom without altering wiring or plumbing, flooring) does not require a permit or final building approval. Structural alterations that change the layout or affect the building's structural integrity require a building permit and final building approval.
Yes, but with limitations. The building authority can issue a final approval decision for a building with minor unfinished work (plastering, final flooring) if it does not prevent safe use. If the extent of unfinished work is significant, the authority will suspend the proceedings.
The authority will not issue the decision and will list the specific defects in the site inspection report. After you remedy them, you can apply to resume the proceedings. For serious defects (structural integrity, fire safety), the authority can order modifications or even the demolition of the building.
No. Minor structures (up to 25 m² and 5 m in height, notified under § 55) do not require final building approval. Once completed, you only need to notify the building authority.
Check the value after final building approval
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