A building permit is one of the most important documents in the entire construction process. Its purpose is to ensure that construction works comply with spatial planning documents, applicable legislation, and building safety and environmental impact requirements. Although certain structures may be built without a permit, it is required for most projects. Correctly assessing the need for a permit is the first step towards a legal and smooth project.
When is a building permit required
A building permit is required for most residential, public, and industrial buildings. The need for a permit is usually determined by the type, size, location, and planned engineering systems of the structure. Even single-family residential buildings require a permit if they exceed the specified parameters or are built in areas with stricter planning requirements.
Classification of buildings according to complexity
According to the Construction Law, buildings are classified into three groups: simple, non-special, and special. The more complex a building is, the more requirements it has to meet. For example, uncomplicated structures may not require a permit in some cases, but this does not mean that there are no requirements at all. From 2021, even smaller structures will often require a permit if they are connected to engineering networks or are built in urbanized areas.
The influence of land-use planning on permits
The need for a permit also depends on the location of the construction. Urbanized areas such as cities, settlements, or collective gardens with approved plans are always subject to stricter supervision. Even a simple, uncomplicated structure in such an area may require a permit. Conversely, in non-urbanized areas where there is no approved detailed plan, less stringent conditions apply, especially when the structure complies with the parameters set out in the STR.
What are the consequences of not complying with the permit?
If construction begins without a permit when it is required, the construction is considered unauthorized. In such a case, the State Territorial Planning and Construction Inspectorate may suspend the work, impose a fine, order the removal of the violations, or even demolish the building. In addition, such a property cannot be registered, used, or declared as a place of residence.
When is a permit not required
Although in most cases a building permit is required, there are legal exceptions for certain categories of buildings and situations where a permit is not required. However, it is very important to understand that these exceptions are clearly regulated and apply only when the builder meets all the specified criteria. Failure to meet even one criterion means that a permit is required.
List of structures that do not require a permit
According to information published by the State Territorial Planning and Construction Inspectorate, a permit is not required for the construction of:
- a simple Group I structure (e.g., a shed, gazebo, greenhouse);
- simple residential buildings up to 80 m² in non-urbanized areas;
- structures not built in the territory of a cultural heritage site;
- objects that are not connected to centralized engineering networks.
However, it is very important to note that all of these conditions must be met simultaneously. For example, if an 80 m² house is connected to the municipal sewage system, a permit is required even if it is built in a rural area.
Common mistakes when thinking that a permit is not required
In practice, there are many cases where builders incorrectly assess their project and start construction thinking that a permit is not required. The most common misconceptions are:
- that a permit is not required if the building is “small”;
- that a permit is not necessary on a garden plot;
- that if the neighbors do not object, everything is legal;
- that construction can be carried out without a permit if the project has been prepared.
In such cases, it is often necessary not only to stop the work, but also to deal with the legal consequences. Therefore, before starting construction, it is necessary to check the need for permits in official sources or contact the municipal architect responsible for spatial planning supervision.
“Not needing a permit is the exception, not the rule. The fewer formal steps, the greater the risk of making a mistake.” – Jonas Žiogas, VTPSI specialist.
How to obtain a building permit step by step
The process of obtaining a building permit is currently digitized and takes place through the electronic service provision system “Infostatyba,” administered through www.planuojustatau.lt. However, although the system is convenient, the process itself requires careful preparation and coordination with various institutions.
1. Design specifications
The first step is to obtain the design specifications. This is a document setting out all the technical conditions imposed by the authorities, which must be taken into account when preparing design solutions. The summary is issued by the municipality or through the Infostatyba system upon submission of an application containing basic information about the planned building and the plot of land.
At this stage, it is important to assess whether the plot is located in a protected area, whether special permits are required from cultural heritage or environmental protection authorities, and whether special plans need to be followed.
2. Design work and coordination
Based on the received summary, technical or simplified project documentation is prepared. This project can only be prepared by certified architects and engineers. The prepared project is coordinated with:
- National Public Health Center (if sanitary aspects are planned),
- The fire and rescue service (if a boiler room or other risk is envisaged),
- The operators of electricity, gas, water supply, and sewage networks (if connections are planned).
Partial projects, such as PV (design proposals), are usually only used when it is necessary to inform the public or obtain additional municipal assessments.
3. Submission of a building permit application
Once all approvals have been obtained, the project is uploaded to the Infostatyba system. This system is used for checking by all authorities, final assessment, and issuance of a decision. The building permit itself is also submitted in digital format and has a unique number.
Once the builder has received the permit, they must keep all documentation during construction and submit it to the Building Inspection Authority if necessary.
“The most common mistake is to think that a building permit is just a formality. It is essentially confirmation that your building complies with all national laws.” – Daiva Petrauskienė, chief architect of the municipality.
How long does it take to obtain a building permit and how much does it cost?
The deadline for obtaining a building permit and the associated costs are among the most frequently asked questions among builders. Although the system is digitized and formal deadlines are set by law, the actual duration often depends on the nature of the building, the quality of the documentation prepared, and the response time of the coordinating authorities.
Permit issuance duration
According to the Construction Law, the municipality has no more than 20 working days from the date of submission of the application with all attachments to make a decision on the issuance of a permit. This applies only when all documents have been submitted correctly and the project complies with the requirements of spatial planning.
However, in practice, the deadline is often extended due to additional comments, corrections, or coordination errors. The process usually takes between 30 and 60 calendar days, including the time required for design, coordination, submission of information via the Infostatyba system, and possible adjustments.
Builders who ensure that all documents are prepared to a high standard and coordinate planning requirements in advance receive their permits more quickly.
Prices and fees
The issuance of a building permit is not subject to tax, but all related services are subject to fees. The largest share of the costs is attributable to:
- design work – depends on the complexity of the building and the scope of the project;
- connection to engineering networks – in some cases, technical conditions must be obtained or connection work must be carried out;
- topographical survey and geodetic measurements of the plot – necessary additions to the project.
In general, preparing and coordinating a project for obtaining a permit for an individual house can cost between €1,500 and €4,000, depending on the region, the design office chosen, and specific requirements.
“The permit itself does not cost anything, but if the project is not prepared properly, you will pay dearly for the lost time,” says Rytis Liekis, a licensed project manager.
Validity, modification, and revocation of the permit
Once you have obtained a building permit, the planning of the work can begin. It is very important to know how long the permit is valid, in which cases it must be modified, and when it can be revoked. These issues are particularly important for longer-term projects or in cases where the project changes after the permit has been obtained.
How long is a building permit valid?
According to the Construction Law, a permit is valid until the start of construction – 5 years from the date of issue. If construction has not started during this period (i.e., no declaration of the start of construction has been submitted or no construction log has been started), the permit automatically expires.
If construction begins within the specified time, the permit is valid for the entire construction process until its completion, even if it takes more than 5 years. However, construction must be carried out in accordance with the approved project.
When does the permit need to be changed?
If significant changes to the project are planned during construction, such as changes to the height, area, purpose, or structural design of the building, it is necessary to prepare design changes and obtain a new permit or amend the existing one.
Minor changes (e.g., changes in color or materials that do not affect technical solutions) usually do not require a change of permit, but it is necessary to consult with the designer or the municipal administration.
In what cases is a permit revoked?
A permit may be revoked in two main cases:
- On the initiative of the builder – if it is decided to abandon the project, an application for revocation of the permit may be submitted.
- By law – if construction has not started within 5 years, the permit automatically expires without a separate decision.
The permit may also be suspended or revoked by a decision of the State Territorial Planning and Construction Inspectorate if it is found that it was issued in violation of the law or that the builder has violated the conditions of the permit.
“A permit is not a promise, but a contractual obligation to carry out construction in accordance with the approved plan. Any deviation is a risk,” says Asta Venslovaitė, a lawyer at the Construction Inspection.
Need help?
The building permit system seems simple at first glance, but in reality it involves a lot of mediation, coordination, and risk of error. The legality of the entire building may depend on an improperly prepared project or a missed procedure. If you are unsure whether you need a permit, how to obtain it, or how to properly prepare for the process, the stav.lt team is ready to help.
We can:
- assess whether your project requires a permit;
- help prepare or coordinate project documentation;
- advise on how to use the Infostatyba system correctly;
- explain how to avoid the risk of unauthorized construction;
- help you save time and avoid unnecessary mistakes.
We work with qualified architects, engineers, land-use planning specialists, and former inspectors, so we can ensure a smooth, legal, and fast process from idea to permit.