The building permit process: what clients should know

However good a building’s design, not a single spade can go in the ground without a permit. For many clients the permit process looks like vague, lengthy and exhausting bureaucracy. In fact the process is fairly well defined; most problems come from not knowing the order of steps and the required documents from the start. In this piece we summarise the general framework in plain language; details may vary from one municipality to another.

The first step is the zoning status certificate. It shows how much floor area can be built on your plot, how many storeys are permitted, how far you must set back from neighbouring plots and the road, and what use the plot is zoned for. You need an up-to-date copy before design begins. Checking the zoning status before buying land prevents major disappointments later.

Next comes the geotechnical survey. It establishes the bearing capacity of the ground, groundwater conditions and seismic behaviour; the structural design rests on this report. On sloping or filled sites the survey also determines the foundation system and therefore cost. At the Vineyard Houses, this report will decide how deeply the homes can be set into the terrace walls.

For the permit application, structural, mechanical and electrical designs are prepared alongside the architectural drawings, and all must be consistent with one another. Technical documents such as energy performance calculations, parking and shelter requirements are also needed. The application is submitted to the municipal planning office, reviewed, and corrections are requested if necessary. The designers handle correspondence with the municipality during this process.

Once the permit is granted, the building inspection process begins. The inspection firm checks stage by stage that construction follows the approved drawings and regulations: foundations, each floor slab, building services. This is a legal process separate from the architect’s site supervision. As architects we follow the quality of the design, while the inspection firm follows legal compliance; the two complement each other.

When the building is complete, an occupancy permit is obtained. This requires documenting that the building was completed in line with the permit drawings, that all services work and that the necessary certificates are in place. If changes were made to the design during construction, they must have been processed in time through an amendment application; otherwise there can be serious delays at the occupancy stage.

The whole process can take from a few months for a detached house to years for a large public building. Our advice is to allow a realistic margin for permits when setting the programme, and to prepare documents in parallel with design. A well-prepared application is the shortest route through the process.