Building permit: How to obtain one, what to look out for and when you don't need one

Buying land and planning to build a house or building is a big step in life. To make that dream a reality, you need to go through a complex bureaucratic process, and one of the most important stages of that process is obtaining a building permit. A building permit is a key document that legalizes your project, which means that work can only begin after you have obtained the permit. If you are interested in key information about the procedure itself, legal requirements, but also some useful advice from those of us who swim in this area as well as a fish in the sea, you have come to the right place. Below is a detailed guide through which we will answer your most frequently asked questions.

Obtaining a building permit in 5 steps

The process for obtaining a building permit in Croatia is quite simple. Everything is done electronically, through a system called eDozvola . This system allows you to submit all the paperwork online and track the status of your application, making the entire process faster and easier. The city or county offices for construction and spatial planning are responsible for issuing the permit, depending on the location of the land.

Here are the five basic steps:

• Main project: Before you even apply for a permit, you need to have a main project. This is actually a detailed plan of your future house or building. This plan must be made by a licensed architect or engineer and must contain all drawings – architectural, construction, as well as drawings for installations such as electricity, water, and heating. The project must comply with the rules applicable to that area.
• Submitting the application: Once you have a project, the application must be submitted. As we have already said, this is done electronically through the eDozvola system. Along with the application itself, you need to attach the main project in digital form, proof that you own the land or that you have the right to build on it (for example, an extract from the land register) and, if necessary, written consent from the co-owner.
• Checking the project and conditions: Then the project check begins. The competent office will check whether all documentation is complete and whether your project complies with the spatial plan, but also with other conditions, such as conditions for electricity, sewage, or water connections. At this stage, certificates from public authorities are also collected. And all institutions regularly respond to this, except for HEP, which unfortunately does not give a direct answer as to whether you have this option or not.
• Issuance and validity of the permit: When everything is in order, you receive a building permit. The permit becomes enforceable immediately, and after a certain period of time has passed without appeals, it also becomes legally binding. Only then can you start work. Related to this point, another useful piece of information for you so that you can better prepare yourself financially. Within 30 days of receiving the building permit, you will be sent an invoice for the municipal utility contribution to the municipality. 
• Notification of the start of construction: Finally, don't forget to report the start of work. Eight days before the craftsmen arrive at the construction site, you must electronically report the start of construction, also via the eDozvola system.

Buying building land: What to look out for before you say "yes"

Our experience tells us that choosing the right land is the foundation of a successful project. That's why we advise you to check a few key items before purchasing building land , which we have also listed below.

• Ownership and Encumbrances: To make sure you are buying a "clean" piece of land, be sure to check the land registry. There you will see who the real owner is and, equally important, whether there are any registered mortgages, easements (e.g., a neighbor's right of way over your land) or other encumbrances that could jeopardize your project. This is essential to prevent inconveniences and hidden problems in the future.
• Land status: Before buying land, be sure to check the spatial plan of the city or municipality. This document is crucial because it tells you whether you are allowed to build on that location at all and under what conditions, such as the maximum height and number of floors. This way, you know immediately what to expect and avoid unpleasant surprises.
• Infrastructure: Before making a final decision, check whether all key connections are available on the land. Check whether there is electricity, water, gas and sewage nearby, and whether there is good road access. The cost and scope of work to bring these connections to your land can be very high and significantly affect the final construction cost, so it is wise to check this in time.

If you are looking for quality building land, you can also contact Maris real estate . In our offer, you will find only verified plots with proper documentation, which is essential for a faster and safer start of construction. We invite you to explore our wide range of building plots and find the perfect location for your future home.

Up to how many square meters does a building permit not need?

Although most buildings require a building permit, did you know that there are exceptions regulated by the Ordinance on Simple and Other Buildings and Works? This means that some buildings do not require a building permit. However, for some of them, a main project must be prepared and/or the start of construction must be reported. Let's see the details.

The following can be built without a building permit and without a master plan:

• Garden gazebos and canopies up to 20 m² of floor area.
• Terraces next to the building at ground level, floor area up to 20 m².
• Fences up to 2.2 meters high measured from the lowest part.
• Smaller agricultural buildings, municipal waste containers, etc.

The following can be built without a building permit, but with the mandatory preparation of a main project:

• Auxiliary buildings on the building plot of an existing (legal) building, with a floor area of ​​up to 50 m².
• A swimming pool with a floor area of ​​up to 100 m² buried in the ground.
• Fences with a height of more than 2.2 meters.

It is important to note that all these buildings must be built in accordance with the spatial plan and other regulations. Before starting work, the investor is obliged to report the start of construction to the competent authority.

Amendments to the Construction Act: News for everyone planning to build in 2025.

At the beginning of 2025, amendments to the Construction Act came into force with the aim of simplifying and speeding up the process. One of the major changes is that the procedure for some types of buildings is now being made easier.

According to the new amendments, it is now easier to obtain a permit for smaller projects. For example, buildings with a maximum of two apartments that are up to 400 square meters and agricultural buildings up to 600 square meters fall into a special, simpler category. In addition, the notification of the start of work is now mandatory exclusively online. The new amendments to the Construction Act also more clearly explain who has the right to build and how to adapt projects made abroad.

When we add everything up and subtract, the final message would be this. Obtaining a building permit is a key part of any project. Although it may seem complicated at first, using the eDozvola system greatly simplifies the entire process. It is important to be patient, choose the right land and work with proven experts . This way, your construction can go smoothly and in a completely legal manner.