Construction
Building Permit 2026: When It's Required, Application, Attachments and Fees
A building permit is a decision by a building authority that allows the start of construction, an extension, an addition of a storey, or a structural alteration that changes the layout. It is governed by zákon č. 50/1976 Zb. (the Building Act). The application is filed with the building authority of the municipality where the property is located. Key attachments include: project documentation from an authorized architect or designer, a zoning decision, the property's title deed, and statements from the relevant authorities. The deadline is 30 days for simple cases and 60 days for complex ones. The fee for a house is EUR 50. For smaller structures under 25 m², a notification is sufficient.
What is a building permit?
A building permit is a decision by a building authority authorizing a specific construction activity. For most construction projects, work cannot begin without it. It is issued under zákon č. 50/1976 Zb. o územnom plánovaní a stavebnom poriadku (the Building Act).
The building approval process involves three types of decisions: a zoning decision (where you can build), a building permit (how you can build), and a final building approval (permission to use the completed building).
In the vast majority of cases, the building authority is the municipality where the construction is located. In large cities (Bratislava, Košice), the building authorities are located at the borough level.
When you need a building permit
New construction
A house, apartment building, commercial building, or industrial hall. Any new structure intended for permanent residence or use by people.
Extension or storey addition
Enlarging an existing building—adding a room, adding a storey, creating a loft. The new volume requires a new permit.
Structural alterations changing the layout
Demolishing or moving load-bearing walls, replacing windows in a way that changes the facade's appearance, interventions affecting the building's structural integrity.
Change of use
For example, converting an apartment into office space or vice versa. Even if you are not physically building, you are legally changing the purpose.
Minor structures
A garage or shed with a built-up area of up to 25 m² and a maximum height of 5 m, fencing, utility connections, minor layout changes without structural intervention. A minor building notification is sufficient.
Routine maintenance
Painting, replacing floors, renovating a kitchen or bathroom (if the utility lines are not altered). Routine maintenance does not require a permit or notification.
The building permit application process
The standard process from design to permit issuance takes 3–9 months, depending on the complexity.
- 01
Zoning decision (if you don't already have one)
Before a building permit can be issued, the land must be designated for construction in the zoning plan. For a plot within a municipality's built-up area, a zoning information statement is sufficient; for other plots, a zoning decision is required.
- 02
Project documentation
The documentation is prepared by an authorized designer or architect. It must include: a site plan, floor plans, cross-sections, elevations, a technical description, a structural analysis report, an energy performance certificate, and a fire safety report.
- 03
Statements from relevant authorities
Before submitting the application, you must request statements from: the fire department, the water utility, the gas utility, the power utility, the public health authority, the nature conservation authority (if relevant), and the road administrator (for connection to a public road). Each authority has 30 days to respond.
- 04
Application for a building permit
You submit the application form to the building authority (municipality or borough). The attachments include the project documentation in 2–3 copies, the zoning decision, the land's title deed, consent from any co-owners if relevant, and all the required statements.
- 05
Building authority proceedings
The authority will schedule an oral hearing combined with a site inspection. It will invite the parties to the proceedings (neighbors, relevant authorities). The deadline is 30 days for simple cases and 60 days for complex ones.
- 06
Issuance of the permit and legal effect
The building authority issues a written decision. The parties may appeal within 15 days. If no one appeals, the permit becomes legally effective and you can start construction.
- 07
Construction log
During construction, you must keep a construction log (records of the work's progress) and notify the building authority of the date construction begins.
Mandatory attachments to the application
- Project documentation in 2–3 copies. Architectural, civil engineering, and structural engineering sections. Prepared by an authorized designer (member of SKSI or SAS).
- Zoning decision or zoning information certificate. Proof that the land is designated for construction.
- Title deed for the land parcel. A current title deed proving ownership or another right to the land parcel (e.g., a lease agreement for state-owned land).
- Survey plan. For new builds on land that has not yet been surveyed, a survey plan from a surveyor is required.
- Statements from relevant authorities. Fire department, water and gas utilities, power company, public health authority, and the environmental protection department. Each authority has 30 days to issue its statement.
- Neighbors' consent (if the construction encroaches on a buffer zone or is close to the property line).
- Building energy certificate for new residential builds.
- Fire safety report – a separate report from a certified fire safety specialist.
Administrative fees
| Type of permit | Fee for natural persons | Fee for legal entities |
|---|---|---|
| Construction of a house up to 250 m² | EUR 50 | EUR 50 |
| Construction of a house over 250 m² | 200 EUR | 200 EUR |
| Apartment building | 200 EUR | 600 EUR |
| House extension or addition of a storey | EUR 50 | EUR 50 |
| Structural alterations | 35 EUR | EUR 50 |
| Change of use | EUR 30 | EUR 50 |
| Minor structure – notification | EUR 30 | EUR 50 |
| Permit extension | EUR 20 | 40 EUR |
Source: zákon č. 145/1995 Z.z. o správnych poplatkoch, item 60. A 50% discount applies for electronic submissions via slovensko.sk.
Building permit validity
A building permit is valid for 2 years from the date it becomes legally effective. If you do not start construction work within this period, the permit expires and you must apply for a new one.
The validity can be extended by application submitted before the 2-year period expires. The extension fee is 20 EUR for natural persons.
You can redesign, correct, or change the project during construction, but substantial changes require a change to the building permit or supplementary proceedings. Minor changes only need to be recorded in the construction log.
Common mistakes in the application process
- Starting construction before the permit is legally effective. The building authority can order a halt to the work and impose a fine of up to 10,000 EUR for natural persons and 100,000 EUR for legal entities.
- Inadequate project documentation. Without a structural analysis, fire safety report, or energy certificate, the authority will suspend the proceedings.
- Missing statements. The most common missing statements are from the fire department or the environmental protection department. The proceedings cannot continue without them.
- Building without notifying a minor structure. A garage or carport built without notification is considered unauthorized construction; the authority can order its removal.
- Ignoring buffer zones. Water pipes, gas pipelines, and power lines have buffer zones. Building within them requires the consent of the network operator.
- Building on land where ownership is not documented. In the case of co-ownership, you need the consent of all co-owners.
Frequently asked questions
A building permit is required for construction that changes the layout or structural integrity, for new builds, and for extensions. A notification of a minor structure is sufficient for minor structures with a built-up area of up to 25 m² and a maximum height of 5 m, for fencing, and for utility connections. The notification process is faster (30 days) and cheaper (30 EUR for natural persons).
The building authority's statutory deadline is 30 days for simple cases and 60 days for complex ones. In practice, you must also factor in the time to get statements from the relevant authorities (30 days each), so the entire process often takes 3–9 months.
The administrative fee is EUR 50 for a house up to 250 m² (or EUR 200 for one over 250 m²). To this, you must add the cost of the design documentation (EUR 1,500–8,000, depending on the scope) and statements from authorities (approx. EUR 50–300 per authority).
It depends on the scope. A new kitchen, bathroom, flooring, or painting is considered routine maintenance and requires no permit. Demolishing a load-bearing wall, moving partitions, or changing the layout requires a building permit. Work on utility lines or gas equipment requires statements from the relevant utility companies.
This is considered unauthorized construction. The building authority will order a halt to the work and will start proceedings for a retroactive permit (if the building complies with the zoning plan) or for its demolition. The fine is up to EUR 10,000 for an individual and EUR 100,000 for a legal entity.
Yes, through the slovensko.sk portal using a national ID card with an electronic chip (eID). There is a 50% discount on the administrative fee for electronic applications.
The builder, the landowner (if different), neighbors (owners of adjacent properties), the municipality, and the relevant authorities. The parties have the right to inspect the file and to file an appeal within 15 days.
Insulating a facade is usually considered a structural alteration that changes the building's appearance. For a house, if the layout is not changed, a notification is often sufficient, but an apartment building requires a building permit. Consult your local building authority.
Find out the value of your land before you build
The Bytero Engine shows the market value of nearby land for development to help you make a better investment decision.
Open Bytero