Building design is a mandatory stage before construction work begins. It ensures that the building will be safe, functional, comply with all applicable standards and zoning decisions, and will not have a negative impact on the environment or neighboring areas.
The design process consists of several stages and is strictly regulated by legislation, the most important of which is the Technical Regulation for Construction STR 1.04.04:2017 “Building Design, Project Expertise,” approved by order of the Minister of the Environment. This document defines the cases in which project expertise is mandatory and the requirements for projects.
Building design – what does it involve?
Design is not just an architectural drawing or technical solution, but a comprehensive set of documents that assesses the following aspects:
- architectural and structural solutions for the building;
- compliance with plot regulations and building zones;
- layout of engineering systems and technical solutions;
- impact on the environment and neighboring areas;
- energy efficiency, acoustic and fire safety solutions.
The client, who is usually the future builder, selects the designers who are authorized to prepare designs for buildings of a specific purpose. The design may be prepared in one stage or in parts (e.g., only the technical design), but in each case it is important to assess whether it must be reviewed by a mandatory expert.
“A design is the ‘soul’ of a building. If it is prepared unprofessionally, mistakes in construction are inevitable.” – Architect Rimvydas Bartkus
When is it mandatory to carry out an expert review of a building design?
A building design expert review is an independent assessment of design solutions to ensure that the building will be safe, legal, and comply with all mandatory standards. STR 1.04.04:2017 clearly defines the cases in which this procedure is necessary and cannot be bypassed.
Special structures
Project expertise is mandatory for all special structures. These are objects that, due to their size, purpose, or complexity, pose a greater risk to people, property, and the environment. Examples include hospitals, high-rise residential buildings, shopping centers, or other structures that accommodate large flows of people or have complex engineering systems.
Buildings in protected or regulated areas
If a project is being developed in areas subject to special requirements, an expert assessment must be carried out. This applies to cultural heritage protection zones, environmentally sensitive areas (e.g., nature reserves, regional parks), as well as areas subject to additional environmental or urban planning restrictions.
Solutions deviating from standards
When a project does not comply with general spatial planning or building regulations—for example, the height of a planned building exceeds the permissible limits, or the distances from the plot boundaries do not comply with the STR—such solutions must also be assessed by an expert.
Expert assessment at the initiative of the builder
The owner or designer of a building may, at their discretion, request an expert assessment even when this is not required by law. This practice is often used to reduce risks, increase the reliability of a project, or obtain third-party approval before obtaining a building permit.
“Independent expert assessment is particularly important when the project is unusual or is being implemented in a sensitive area.” – Construction and Spatial Planning Department of the Ministry of the Environment
Who carries out mandatory project expert assessment?
Building project expertise can only be carried out by legal entities or individual experts who are listed in the Ministry of the Environment’s register of permit holders. This means that such experts are certified, their activities are monitored, and their conclusions are legally binding.
Who is authorized to perform expert reviews?
Project expert review services may be provided by:
- certified companies authorized to perform expert reviews of building designs and parts of designs;
- individuals with qualification certificates and listed in the public register of construction participants.
These individuals or companies must be competent only in the areas specified in their certificates—for example, only in structural safety expertise or only in energy performance assessment. This is why it is important to ensure that the expert you choose is suitable for the specific project assessment.
How to find a certified expert?
Official project experts and companies can be found:
- On the website of the Building Inspection Authority or
- In the register of certificates of the Ministry of the Environment (via e-tar.lt or planuojustatau.lt).
These sources allow you to check:
- whether the company has a valid license;
- what areas of projects it can evaluate;
- whether there are any suspensions or violations.
“The expert must not only be qualified, but also independent—they cannot be associated with the designer or builder.” – Tomas Giedraitis, member of the Certification Commission
Practical steps in the design expertise process
Design expertise is a structured process that aims to ensure that a building design complies with all applicable laws, safety requirements, and technical regulations. Expertise not only helps to avoid construction errors, but is also a necessary part of legal procedures in cases where it is mandatory.
Project preparation and documentation
First, designers must prepare the project documentation in full. This includes architectural solutions, structural drawings, engineering systems, fire safety, acoustic, environmental, and other solutions that meet the requirements. The project must be prepared in accordance with the requirements of STR 1.04.04:2017, clearly structured, and properly documented.
Selection of an expert service provider
Once the project has been prepared, the builder (or their authorized representative) selects an entity capable of performing the expert assessment. This may be a certified company or a natural person entered in the Construction Inspection Authority’s register of permits. It is important to ensure that the selected expert is authorized to assess specific parts of the project, such as structures, fire safety, engineering systems, etc.
Submission of the project for expert evaluation
The entire project is submitted to the expert evaluation service provider. It is registered, an expert evaluation plan is drawn up, and responsible experts are appointed for different areas. Each expert evaluates within the limits of their competence, which allows for an objective and consistent analysis.
Evaluation of design solutions
During the evaluation, the project is checked for compliance with applicable laws, regulations, and safety criteria. If any deficiencies or non-conformities are found, the experts provide comments and suggestions. Designers have the right to revise their solutions and submit the project for re-evaluation. This stage may be repeated several times until all comments have been addressed.
Preparation of expert conclusions
If all design solutions are appropriate and meet the requirements, a positive expert conclusion is issued. This is an official document which, together with the project, is submitted for the issuance of a building permit (SLD). This conclusion is added to the documentation package on the Infostatybos platform or through the municipal system.
“Expertise is not a bureaucratic obstacle, but a guarantee that the project is truly safe, sustainable, and legal.” – Construction law attorney Vytautas Marcinkevičius
What does project expertise check and what are the most common mistakes?
The essence of project expertise is to check whether all applicable laws, technical regulations, safety requirements, and design standards have been complied with when preparing the building design. This means that experts not only review documents, but also assess their compatibility, validity, and impact on the environment and users.
What do experts check during an expert review?
The structural safety of the building
Experts check whether the selected structures are stable and comply with applicable standards. This includes load-bearing walls, floors, foundations, and roof systems. The type of materials, loads, deformation forecasts, and connections between structural elements are assessed.
Fire safety
The project must comply with fire safety requirements: evacuation route solutions, distances from neighboring buildings, layout of fire compartments, use of fire-resistant materials, and appropriate integration of engineering systems.
Energy efficiency
The building’s compliance with energy efficiency classes (A, A+, A++) is assessed, as well as solutions for thermal insulation, heat recovery, heating systems, and window and door parameters. This is important both in terms of national requirements and the possibility of obtaining financial support or EU funds.
Engineering systems
Solutions for heating, ventilation, water supply, sewage, electricity, and automation are checked. The design of the inlets is assessed, whether the calculations are reasonable, and whether there is a risk of system incompatibility.
Location of the building on the plot and compliance with spatial planning
Experts check whether the building complies with the regulations for the use of the plot: distances to the plot boundaries, height restrictions, building density.
It is also important to ensure that the design is consistent with the detailed plan or master plan, if applicable.
Legality of design solutions
The experts check whether the design has been prepared in accordance with the applicable legislation, whether it has been signed by qualified persons, and whether all documents have been submitted correctly. It is also checked whether there is a conflict of interest between the designers, experts, or the client.
Most common errors found during the expert assessment
- Inaccurate calculations of structural loads or energy assessment;
- Incomplete drawings or discrepancies between different parts of the project;
- Non-compliance with STR requirements, especially regarding fire safety or distances;
- Missing design parts or parts that are not coordinated with each other;
- Public interest aspects not included, e.g., impact on the environment or cultural heritage.
“During the expert review, it often becomes clear that even experienced designers forget to assess all the requirements of the STR, especially when the object is complex or is being built in an atypical area.” – Algirdas Petrauskas, building design expert
Legal liability and consequences if an expert assessment is not carried out
An expert assessment is not a formality, but a legal obligation in certain cases. Failure to carry out an expert assessment when it is mandatory is considered a violation of construction processes, which has legal, financial, and practical consequences. These consequences are provided for not only in STR 1.04.04:2017, but also in the Construction Law, the Civil Code, and the Code of Administrative Offenses.
Failure to issue a construction permit
Without a positive expert opinion, a building permit is not issued in cases where an expert opinion is mandatory. The Infostatybos system automatically requires a valid opinion to be attached, so all procedures are suspended. In such a case, construction cannot even theoretically begin – the project is considered incomplete.
Suspension of construction work
If the expert assessment is circumvented or deliberately not carried out, but construction work begins anyway, the Building Inspection Authority, after carrying out an inspection, has the right to:
- suspend construction work;
- draw up a report on unauthorized construction;
- initiate the revocation of the permit;
- order the demolition of the unauthorized structure or part thereof.
“Failure to carry out an expert assessment is not equivalent to a technical error – it is a systemic violation that can cost the builder not only time but also thousands in fines.” – Jūratė Gricienė, Head of the Construction Supervision Division, VTP
Legal liability and sanctions
Administrative liability for failure to carry out an expert assessment is defined in the Code of Administrative Offences, and sanctions may include:
- up to EUR 6,000 for natural persons;
- up to €12,000 for legal persons or construction contractors.
In addition, such persons may be restricted from carrying out the relevant activities (e.g., designing or constructing), and the municipality may not recognize the building as fit for use even if it is physically complete.
Damage to reputation
If the building is being constructed for commercial purposes – for sale or rent – public information about violations, court proceedings or the intervention of supervisory authorities may reduce the value of the property or completely deter potential buyers and investors.
Need help?
The design and mandatory expert review processes raise many questions for many builders: when is it necessary, how to prepare the documents, which expert to choose, and how to avoid mistakes that could halt the entire construction process.
The Stav.lt team can help you every step of the way, from choosing the right designer to coordinating project expertise. We work with qualified partners and are familiar with all relevant legislation, so we can ensure that your construction project meets all requirements and moves forward without any obstacles.
If you have any questions, doubts, or simply want to consult with specialists, please contact us. We will help you avoid mistakes and save time and money.