# Universal `--permits` Section

Building-works permit regime: declaration thresholds, full permit thresholds, listed-building / heritage overlays, post-completion conformity certificates, retention / amnesty / regularization rules, post-purchase enforcement risk. Covers all 126 supported countries.

**Snapshot**: May 2026. Regulations and thresholds change at municipal/regional level — treat as point-in-time.

**Anti-hallucination**: every threshold or surface quoted should be traceable to a primary source (national code, regional ordinance, municipal règlement). Where a country has highly devolved permitting (e.g., DE Landesbauordnungen, ES regional Llei d'Urbanisme variants, US municipal codes), this doc gives the dominant pattern and surfaces the deviation; treat the per-country playbook + the local commune's planning desk as authoritative.

**Disambiguation — `--permits` vs `--work`**: `--permits` = permits for **building works** on the property (declaration, full permit, conformity). `--work=<profession>` = local employment / earning options for a profession at the address. Different sections, name collision retained for backward-compat.

## Universal contract

For the property's country, return:
1. **Permit hierarchy**: which works require nothing / declaration / full permit
2. **Numeric thresholds** (m² creation, m² extension, height, façade modification) where statute defines them
3. **Listed-building / heritage overlay** (separate consent regime; advisory authority)
4. **Indicative timeline** (declaration vs full permit weeks/months)
5. **Conformity certificate at completion** (required / optional / not used)
6. **Retention / amnesty / regularization** path for unauthorised existing works
7. **Post-purchase enforcement risk**: can buyer be ordered to undo prior owner's unauthorised works? Limitation period
8. **Confidence**: HIGH / MEDIUM / LOW

## Output template

```markdown
## Permits & Building-Works Regime

**Country**: <ISO2>
**Permit hierarchy**: <none → declaration → full permit>
**Key thresholds**:
- New build: <m² or any>
- Extension: <m² threshold>
- Façade / openings: <regime>
- Internal-only: <regime>
- Demolition: <regime>
- Pool / outbuilding / fence: <regime>
**Heritage / listed overlay**: <authority + separate consent>
**Timeline (typical)**: declaration <weeks>; full permit <weeks/months>
**Conformity at completion**: <required / optional / not used>
**Retention / amnesty path**: <country-specific scheme + cutoff>
**Post-purchase enforcement risk**: <limitation period; who carries cost>
**Confidence**: <HIGH/MEDIUM/LOW>
**Sources**: <URLs>
```

## Cross-cutting traps to surface every time

These appear across multiple countries and warrant a buyer-facing flag whenever the listing implies any structural change:

1. **The "tolerated" extension trap** — A pre-existing unauthorised veranda, mezzanine, or bedroom-conversion may have escaped enforcement for decades but does NOT become legal by the passage of time in most civil-law jurisdictions (FR, IT, ES, BE). The statute of limitations on enforcement (typically 6–10 yr) usually only protects against fines, NOT against future owners being ordered to demolish. Always cross-check listing surface vs cadastre surface (see `shared/integrity-checks.md` § Listing-vs-cadastre).
2. **Heritage overlay invisibility** — Many properties carry an unsignaled heritage overlay (UK Listed Buildings, FR Monuments Historiques + ABF perimeter, IT vincolo paesaggistico, ES Bien de Interés Cultural, DE Denkmalschutz). The overlay restricts windows / shutters / roof tiles / external paint. Listing rarely advertises the constraint. Verify via national heritage registry before assuming a renovation budget.
3. **Conformity-at-completion gap** — Several countries require a post-completion conformity declaration (FR DAACT, IT SCAGI/agibilità, ES licencia de primera ocupación, PT autorização de utilização, UK Building Control completion certificate). Properties sold WITHOUT this certificate have a hidden time bomb: the buyer's renovation works may be blocked until the prior works are regularized.
4. **Amnesty / condono windows close** — ES Decreto-Ley 9/2024 Catalonia regularization, IT condono 2003 (Bossi-Fini), FR Loi ELAN 2018 alignement règles, PT regime extraordinário 2014. These windows historically close with little warning. Don't bank on a future amnesty for unauthorised structures present at purchase.

---

## Regional patterns

### Western Europe (FR, IT, ES, PT, DE, AT, CH, NL, BE, LU, IE, UK, GR, MT, CY)

Civil-law countries (FR/IT/ES/PT/BE/LU/NL) share a common architecture: a tiered system with **(1) no permit required** for cosmetic / interior-only / small surfaces below threshold, **(2) declaration / notice** for medium works (extensions <40 m², façade modifications, pools below volumetric threshold), **(3) full permit** for new build, large extensions, height changes, change of use. Heritage overlays add a **separate parallel consent** under a heritage authority (ABF in FR, Soprintendenza in IT, Comissão de Património in PT, Comisión de Patrimonio in ES regional, Denkmalschutzbehörde in DE/AT). UK and IE follow common-law planning-permission framework (national legislation + local planning authority discretion + permitted development rights).

- **FR**: Code de l'urbanisme — `pas d'autorisation` (works <5 m² and not visible from public road) → **Déclaration Préalable (DP)** Cerfa 13703 (extensions ≤40 m² in PLU zone or ≤20 m² outside, façade modifications, pools 10–100 m²) → **Permis de Construire (PC)** Cerfa 13406 (new build, extensions >40 m², height changes, demolition of certain protected categories). **Architecte mandatory** if total surface exceeds 150 m² SDP after works (Code R.431-2). DP timeline ~1 month; PC ~2–3 months. Recours des tiers: 2 mois affichage + 1 mois retrait gracieux. Heritage: ABF (Architecte des Bâtiments de France) within 500 m of MH or in AVAP/SPR — separate avis conforme. Conformity at completion: **DAACT** (Cerfa 13408) → 3-month enforcement window for commune to verify. Retroactive regularization: **permis de régularisation** possible up to 10-yr enforcement limitation.
- **IT**: TUE DPR 380/2001 — `attività edilizia libera` (interior maintenance, painting) → **CILA** Comunicazione Inizio Lavori Asseverata (interior with structural changes, no volume creation) → **SCIA** Segnalazione Certificata di Inizio Attività (renovation, façade) → **SCIA alternativa al PdC** OR **Permesso di Costruire** (new build, demolition + reconstruction with volume increase, change of destination requiring planning impact). **Direttore dei Lavori obbligatorio** for SCIA/PdC. CILA immediate-start; SCIA 30 days; PdC 60–90 days + Soprintendenza if vincolo paesaggistico. Heritage: **Codice dei Beni Culturali D.Lgs 42/2004** — autorizzazione paesaggistica separate. Conformity at completion: **agibilità** (now SCAGI Segnalazione Certificata di Agibilità) — 15 days deemed-issued. Retroactive: **sanatoria art. 36** (doppia conformità) only if works conform to BOTH then-and-now planning rules; **sanatoria semplificata art. 36-bis** introduced by DL 69/2024 ("Salva Casa") relaxes the "doppia conformità" test for minor non-conformities, plus art. 34-bis tolleranze costruttive for ≤2% deviations. Condono: **L. 47/1985, L. 724/1994, L. 326/2003** historic windows now closed.
- **ES**: TR-LSRU + regional Llei d'Urbanisme — `obras menores` (interior cosmetic, no structural) → **declaración responsable** (electrical, plumbing, non-structural interior renovations under regional thresholds) → **licencia de obra menor** (façade, openings, minor extensions per municipal ordenanza) → **licencia de obra mayor** (new build, structural intervention, change of use, extensions beyond threshold). **Proyecto técnico visado COAM/COAC** mandatory for obra mayor. Timeline 1–3 months obra menor; 3–6 months obra mayor; **silencio negativo** in most autonomous communities (no positive deemed-grant). Heritage: BIC (Bien de Interés Cultural) + protected ensembles via **Comisión de Patrimonio** (autonomic). Conformity at completion: **licencia de primera ocupación / cédula de habitabilidad** (regional name varies). Retroactive: **fuera de ordenación** status common; regularization typically blocked once enforcement period (4 yr Cataluña, 6 yr most CCAA) elapses BUT building remains "fuera de ordenación" with restrictions on future intervention.
- **PT**: Regime Jurídico da Urbanização e Edificação RJUE DL 555/99 + alterations through DL 10/2024 (SIMPLEX licensing reform 2024) — `obras de escassa relevância urbanística` (interior, cosmetic, fences <1.8 m) → **comunicação prévia** (extensions, façade work under MGM thresholds) → **licença de obras** (new build, deep renovation, change of use). **DL 10/2024** introduced **deferimento tácito** for residential licence applications — **60 days** silence = deemed grant (verify with municipal câmara as procedural details vary). Heritage: IMIP (Instituto dos Museus e do Património Cultural) + DRC (Direção Regional de Cultura) for imóveis classificados / em vias de classificação. Conformity at completion: **autorização de utilização** required before habitation. Retroactive: **legalização de obras** procedure under arts. 102+ RJUE; subject to current planning rules (no historical-conformity test like IT art. 36).
- **DE**: Each Bundesland has its own **Landesbauordnung (LBO)** — federal **Musterbauordnung (MBO)** is template only. `Verfahrensfreie Vorhaben` (small sheds, fences below height, interior non-structural) → **Genehmigungsfreistellung** (small standardised projects in B-Plan area; municipality has 1-month right of objection) → **vereinfachtes Baugenehmigungsverfahren** (simplified procedure for non-Sonderbauten residential) → **Baugenehmigungsverfahren** full permit. **Bauvorlageberechtigte** (architect/engineer) mandatory above small thresholds. Timeline 4–12 weeks simplified; 3–6 months full. Heritage: **Denkmalschutzgesetz** per Bundesland — listed buildings require separate **denkmalschutzrechtliche Erlaubnis**. Conformity at completion: **Schlussabnahme + Einmessung** (Bauvorlage); **Bauabnahme** in most LBOs. Retroactive: **nachträgliche Baugenehmigung** possible if works comply with current rules; long-standing illegal works enjoy **Bestandsschutz** ONLY if originally lawful at construction.
- **AT**: Each Bundesland has its own **Bauordnung** (Wien Bauordnung, NÖ Bauordnung, OÖ Bauordnung etc.). `Bewilligungsfreie Bauvorhaben` (interior cosmetic, fences below height) → **anzeigepflichtige** (medium scope — declaration with municipal review window) → **bewilligungspflichtige** (full permit). Timeline ~3 months declaration; 3–6 months full permit. Heritage: federal **Denkmalschutzgesetz (DMSG)** + Bundesdenkmalamt — separate consent for listed buildings independent of building permit. Conformity at completion: **Fertigstellungsanzeige + Bauwerksbuch**; **Benützungsbewilligung** in some Länder (Vienna). Retroactive: **nachträgliche Bewilligung** under current rules.
- **CH**: 26 cantons, 26 building laws. Federal **Raumplanungsgesetz RPG** sets framework; each canton has its **Baugesetz**; each commune has its **Bau- und Zonenordnung BZO** + **Baureglement**. `Bagatellbauvorhaben` (small interior, garden sheds <some volume — varies cantonally) → **Meldeverfahren** (notice with possible commune objection) → **vereinfachtes** OR **ordentliches Baubewilligungsverfahren** with **Profilierung** (tape-and-pole 3D outline) + **public 20-day Auflage** + **neighbour-objection (Einsprache)** window — neighbours can block effectively. Timeline 2–6 months ordinary. Heritage: cantonal **ISOS / Denkmalpflege**; some communes (Zürich, Bern, Luzern) have very strict listing density. Conformity at completion: **Baukontrolle / Schlussabnahme**; **Bezugsbewilligung** (occupancy permit) in some cantons. **Lex Koller permit** for non-resident foreign buyers is a SEPARATE federal authorization unrelated to building permit but blocks the transaction itself.
- **NL**: **Omgevingswet** (Environment and Planning Act) **in force 1 Jan 2024** — replaced 26 prior laws. Now: `vergunningsvrij bouwen` (Bijlage II Bbl — internal works, small sheds within own garden) → **omgevingsvergunning** (single integrated permit; was previously called WABO bouwvergunning). Application via **Omgevingsloket** (national portal). Timeline: **regular procedure 8 weeks** (extendable +6) — silence-is-consent under reguliere procedure; **uitgebreide procedure 26 weeks** for complex / EIA-triggering. Heritage: **Erfgoedwet** + municipal **gemeentelijk monument** lists; rijksmonument requires separate **monumentenvergunning** (now part of omgevingsvergunning). Conformity at completion: **gereedmelding** (notification of completion); **Wet kwaliteitsborging voor het bouwen Wkb** **in force 1 Jan 2024** for risk-class 1 (residential) — quality-assurance system replacing municipal end-of-build technical inspection.
- **BE**: Three regions, three regimes — **Flanders Vlaamse Codex Ruimtelijke Ordening + Omgevingsvergunning Decreet** (single integrated permit from 2018), **Brussels CoBAT/BWRO**, **Wallonia CoDT**. All three have: `werken vrijgesteld van vergunning / dispensé de permis` (interior cosmetic, very small sheds — verify regional Bijlage / annexe) → **meldingsplichtig / soumis à déclaration** (medium works) → **omgevingsvergunning / permis d'urbanisme** (full permit). Timeline 60–105 days regional procedure. Heritage: **Onroerend Erfgoed (Flanders)** / **CoCoF + Direction du Patrimoine culturel (Brussels)** / **AWaP (Wallonia)** — listed-monument consent separate. Conformity at completion: **as-built melding / déclaration de fin de travaux**. Retroactive: **regularisatievergunning / permis de régularisation** possible within current planning rules.
- **LU**: **Loi du 19 juillet 2004 concernant l'aménagement communal et le développement urbain** + municipal **PAG/PAP**. Hierarchy: `dispensé d'autorisation` → **autorisation de construire** issued by bourgmestre. **Architecte agréé OAI mandatory** above light interior. Timeline 3–6 months. Heritage: **Service des sites et monuments nationaux** (Ministry of Culture). Conformity at completion: **certificat de conformité** before occupation. Retroactive: regularization via current PAG/PAP only.
- **IE**: **Planning and Development Act 2000** (as amended) + **Planning and Development Regulations 2001** (as amended) + **Planning and Development Act 2024** (signed Oct 2024 — phased commencement 2024–26 expanding **An Coimisiún Pleanála** replacing An Bord Pleanála). Hierarchy: `exempted development` (Schedule 2 PDR — extension <40 m² rear residential, certain attic conversions, fences ≤1.2 m front / 2 m rear) → **planning permission** application to local authority → potential **An Bord Pleanála / An Coimisiún Pleanála** appeal. Timeline 8 weeks for default decision; appeal +18 weeks typical. Heritage: **Record of Protected Structures (RPS)** held by each local authority + **Architectural Conservation Areas (ACA)** + national monuments. Section 57 declaration recommended for protected-structure works. Conformity at completion: **Certificate of Compliance on Completion (CCC)** under BCAR (Building Control Amendment Regulations 2014). Retroactive: **retention permission** under s.34 PDA — increasingly restricted; **planning enforcement** can be triggered up to **7 years** after unauthorised development (s.157 PDA — though some categories no time limit).
- **UK** (England/Wales — separate regimes Scotland/NI): **Town and Country Planning Act 1990** + **Town and Country Planning (General Permitted Development) (England) Order 2015 (GPDO)**. `permitted development` (Class A single-storey rear extension up to 4m semi/8m detached subject to **prior approval**, loft conversions within volumetric limit, certain outbuildings) → **planning permission** application to LPA → potential **Planning Inspectorate** appeal. Plus **Building Regulations** approval (separate consent — structural / Part L energy / Part B fire). Timeline 8 weeks for default major/minor planning decision. Heritage: **Listed Buildings (Grade I, II*, II)** under **Planning (Listed Buildings and Conservation Areas) Act 1990** — separate **Listed Building Consent** required and unauthorised work to listed building is a **criminal offence** (s.9 LBA). Conformity at completion: **Building Regulations Completion Certificate** (LABC or Approved Inspector). Retroactive: **Certificate of Lawfulness for Existing Use or Development (CLEUD)** if 4 yr (operational dev) or 10 yr (change of use) limitation has elapsed — **but the Levelling-up and Regeneration Act 2023 raised both to 10 yr from 25 April 2024** for England.
- **GR**: **NOK Νέος Οικοδομικός Κανονισμός** + **Π.Δ. 99/2018** (engineer professional liability) + **N. 4495/2017** (illegal-building unification). Hierarchy: `χωρίς άδεια` (interior maintenance) → **έγκριση εργασιών μικρής κλίμακας** (small-scale works approval) → **οικοδομική άδεια** (full building permit issued via **e-adeies** electronic platform). Timeline e-adeies typical 1–3 months. Heritage: **Διατηρητέα κτίρια** + Υπουργείο Πολιτισμού — separate consent. Retroactive — Greece has a long history of **αυθαίρετα** (unauthorised buildings); successive regularization laws (3843/2010, 4014/2011, 4178/2013, 4495/2017) created tariff-based regularization that grants **30-yr suspension of enforcement** but NOT full legalization. **N. 4495/2017 categories 1–4 still legalizable; cat. 5 not regularizable.**
- **MT**: **Development Planning Act 2016** + **Planning Authority** (PA). Hierarchy: `Notification` (small interior works listed in Class regulations) → **DNO Development Notification Order** (works on Schedule 1 of DNO Order LN 73/2016 — small extensions, garden walls) → **Full Development Application (Outline + Full)** processed by PA. Timeline 8–16 weeks typical full DA. Heritage: **Cultural Heritage Act** + **Superintendence of Cultural Heritage** consent for scheduled / Grade 1/2 buildings + UCAs (Urban Conservation Areas) — large portions of Valletta, Mdina, Cottonera under UCA. Conformity at completion: **Compliance Certificate** issued by PA. Retroactive: **regularisation procedure** under LN 285/2016 and amendments — extended/closed cyclically; current cycle status: verify at PA.
- **CY**: **Streets and Buildings Regulation Law Cap.96** + **Town and Country Planning Law 90/72**. Hierarchy: `minor works without permit` (interior maintenance) → **permit for minor works** → **building permit (άδεια οικοδομής)** + **planning permit (πολεοδομική άδεια)** — typically processed jointly. Timeline 6–12 months (post-2018 reforms aimed at faster processing but backlogs remain). Heritage: **Department of Antiquities** for listed buildings. Conformity at completion: **certificate of final approval** (πιστοποιητικό τελικής έγκρισης) — required before title deed transfer. **TITLE DEED TRAP**: Cyprus has a notorious backlog of **immovable property without separate title deeds** (developer-mortgaged buildings sold with only sale contract). Buyer should always verify clean title-deed transfer is achievable BEFORE any renovation works are planned.

### Western European microstates (LI, MC, AD, SM)

- **LI** (Liechtenstein): **Baugesetz LR 700.0** + **Bauverordnung LR 700.01**. Hierarchy: `meldepflichtige` (small-scale works above pure cosmetic) → **Baubewilligung** issued by Bauamt. Heritage: **Denkmalschutzgesetz LR 445.0** — separate consent for protected buildings. Listed-building density relatively low; the property-acquisition restriction (GVG LR 214.11) is typically the gating constraint, NOT the building permit. Verify at [llv.li](https://www.llv.li/).
- **MC** (Monaco): tiny territory, **Code de l'urbanisme + Direction de la Prospective, de l'Urbanisme et de la Mobilité (DPUM)**. Permit thresholds defined by surface and visual impact. Heritage: **Service du Patrimoine** for listed buildings (the Rocher and Old Town are extensively protected). Most works in Monaco are restricted by density/height/façade rules rather than by ownership category — a contractor architect is effectively mandatory.
- **AD** (Andorra): each of the **7 parishes (Comuns)** has a separate building/urbanism office and **Pla d'Ordenació i Urbanisme Parroquial (POUP)**. Hierarchy: `obres menors` (interior, declaration to Comú) → **llicència urbanística** for major works. Heritage: **Patrimoni Cultural** + Llei del Patrimoni Cultural d'Andorra 2003. Conformity at completion: **certificat final d'obra** issued by Comú.
- **SM** (San Marino): **Legge 19/95 + Testo Unico Urbanistica**. Hierarchy mirrors Italian template (CIL/SCIA/PdC equivalent under San Marinese names — verify naming as the legal framework borrowed heavily from Italian D.P.R. 380/2001). Heritage: UNESCO historic centre + Mount Titano under heavy preservation. **Ufficio Tecnico del Catasto e Cartografia (UTCC)** + **Ufficio Urbanistica** issue permits. Two-property cap on foreign individuals (Legge 173/2018) is the gating ownership constraint independent of permits.

### CEE / Baltics (CZ, SK, PL, HU, RO, BG, SI, EE, LV, LT, HR)

- **CZ**: **Stavební zákon 283/2021 Sb.** (effective 1 Jul 2024 — major reform consolidating into a single integrated permit "**jednotné povolení**" replacing the old územní rozhodnutí + stavební povolení dual-track). Hierarchy: `záměr nepodléhající žádnému povolení` (interior maintenance, very small scope) → **ohlášení** (notification — small extensions, sheds <50 m²) → **jednotné povolení** issued by **stavební úřad**. Timeline post-reform: 30 days notification; 60–120 days full permit. Heritage: **památkový zákon 20/1987 Sb.** + Národní památkový ústav — separate **závazné stanovisko** for listed buildings + protected zones (Pražská památková rezervace covers most central Prague). Conformity at completion: **kolaudační rozhodnutí / kolaudační souhlas**. Retroactive: **dodatečné povolení stavby** under §129 SZ — possible but conditional on conformity with current planning + payment of fine.
- **SK**: **Zákon č. 50/1976 Zb. (Stavebný zákon)** — replaced 1 Apr 2024 by **Zákon 200/2022 Z.z. o územnom plánovaní + Zákon 201/2022 Z.z. o výstavbe**. Hierarchy: `udržiavacie práce bez ohlásenia` (light maintenance) → **ohlásenie** → **stavebné povolenie / kolaudačné rozhodnutie**. New regime introduces **digital portál URBION** + faster processing (claimed). Heritage: **Pamiatkový úrad SR** — listed-building consent independent of building permit. Retroactive: **dodatočné stavebné povolenie** if conforming.
- **PL**: **Prawo budowlane (ustawa z 7 lipca 1994)** as amended. Hierarchy: `prace bez pozwolenia i zgłoszenia` (interior maintenance, internal partitions) → **zgłoszenie** (notification — sheds ≤35 m², small extensions, demolition of small buildings — list in art. 29 Prawa budowlanego) → **pozwolenie na budowę** (full permit). Notification: starostwo has **21 days** to object — silence allows works to start. Permit timeline 65 days statutory + appeals. Heritage: **ustawa o ochronie zabytków i opiece nad zabytkami 2003** + **Wojewódzki Konserwator Zabytków** — separate consent + protected zones (Stare Miasto Kraków, Warszawa, Gdańsk, Wrocław extensive). Conformity at completion: **pozwolenie na użytkowanie** OR **zgłoszenie zakończenia budowy** depending on category. Retroactive: **legalizacja samowoli budowlanej** path under art. 49 PB — pay legalization fee (high) and demonstrate current-rule conformity.
- **HU**: **1997. évi LXXVIII. törvény (Étv.)** + **312/2012 (XI.8.) Korm. rendelet** (e-építés electronic permitting platform mandatory since 2013). Hierarchy: `engedély nélküli` → **bejelentés** (notification) → **építési engedély** (full permit). E-építés: all submissions electronic; timeline 30 days simplified, 60+ days standard. Heritage: **Kulturális Örökségvédelmi Hivatal (KÖH) replaced by Miniszterelnökség Örökségvédelmi Államtitkársága** + Műemlékvédelmi Hatóság — separate consent. Conformity at completion: **használatbavételi engedély**. Retroactive: **fennmaradási engedély** if current-rule conforming.
- **RO**: **Legea 50/1991** (autorizare lucrări construcţii). Hierarchy: works in art. 11 (interior maintenance, fences) NO permit → **autorizaţie de construire** for everything else (RO does NOT use a notification tier — even minor extensions need full AC). **Certificat de Urbanism** required first as informational document. AC issued by primăria. Timeline 30+ days CU; 30 days AC after complete file. Heritage: **Ministerul Culturii** + **Direcţia Judeţeană de Cultură** — listed-monument consent separate; **Lista Monumentelor Istorice (LMI)** national register. Conformity at completion: **proces-verbal de recepţie la terminarea lucrărilor** + **certificat de atestare a edificării construcţiei**. Retroactive: **intrare în legalitate** procedure under Legea 50/1991 art. 28 — conditional on current-rule conformity + fine.
- **BG**: **Закон за устройство на територията (ЗУТ)**. Hierarchy: `текущ ремонт без разрешение` (current repairs / interior maintenance) → **уведомление** (notification — small extensions per art. 151) → **разрешение за строеж** (construction permit). Building categories I–VI: I most complex (high-rise / industrial); VI simplest (small residential <60 m²). Heritage: **Министерство на културата** + **НИНКН (Национален институт за недвижимото културно наследство)** — separate consent for *недвижими културни ценности*. Conformity at completion: **Удостоверение за въвеждане в експлоатация** (cat. IV-V) OR **Разрешение за ползване** (cat. I-III) issued by НСНК / DNSK. Retroactive: **узаконяване** historic windows under §16, §127 ЗУТ — tightly conditional.
- **SI**: **Gradbeni zakon (GZ-1) 2021** + amendments. Hierarchy: `enostavni objekt` (simple objects per Uredba — sheds ≤30 m², fences) NO permit if compliant → **prijava začetka del** (notification for *manj zahtevni* — less-demanding objects) → **gradbeno dovoljenje** (full permit for *zahtevni* and *zelo zahtevni* — demanding and very-demanding objects). Heritage: **Zakon o varstvu kulturne dediščine** + **Zavod za varstvo kulturne dediščine Slovenije (ZVKDS)** — separate cultural heritage consent. Conformity at completion: **uporabno dovoljenje**. Retroactive: **legalizacija nedovoljene gradnje** path tightened post-2017; **objekt daljšega obstoja** (long-existing structures pre-1967/1998 cutoffs) have separate path.
- **EE**: **Ehitusseadustik (EhS) 2015**. Hierarchy: `ehitusteatist mittevajav` (no notification — interior maintenance) → **ehitusteatis** (building notice — small works ≤60 m² or non-substantial) → **ehitusluba** (building permit). Timeline 10 days for ehitusteatis check; 30 days for ehitusluba. Heritage: **Muinsuskaitseseadus** + Muinsuskaitseamet — separate **muinsuskaitseluba** for cultural-heritage works. Conformity at completion: **kasutusteatis / kasutusluba**.
- **LV**: **Būvniecības likums** + **Vispārīgie būvnoteikumi**. Hierarchy: `bez akcepta` (very minor works) → **būvniecības iesniegums** (declaration) → **būvatļauja** (full permit). **BIS (Būvniecības informācijas sistēma)** electronic platform mandatory. Heritage: **Likums par kultūras pieminekļu aizsardzību** + **Nacionālā kultūras mantojuma pārvalde (NKMP)**. Conformity at completion: **akts par būves pieņemšanu ekspluatācijā**.
- **LT**: **Statybos įstatymas** + STR sub-regulations. Hierarchy: `nereikalaujantys leidimo` → **statybos užbaigimo aktas** (declaration tier) → **statybą leidžiantis dokumentas** (full permit). **IS Infostatyba** electronic platform mandatory. Heritage: **Nekilnojamojo kultūros paveldo apsaugos įstatymas** + Kultūros paveldo departamentas — separate paveldo apsaugos sąlygos consent. Conformity at completion: **statybos užbaigimo aktas**.
- **HR**: **Zakon o gradnji (NN 153/2013, 20/2017, 39/2019, 125/2019)** + **Zakon o prostornom uređenju**. Hierarchy: `radovi koji se izvode bez akta` (no act — interior maintenance) → **glavni projekt evidentiran u eDozvola** (notification track — *jednostavne građevine*) → **građevinska dozvola** (full permit — *složene građevine*). **eDozvola** electronic platform. Heritage: **Zakon o zaštiti i očuvanju kulturnih dobara** + **Konzervatorski odjel** — separate consent in protected areas (Dubrovnik, Split Diocletian, Trogir, Rovinj historic cores). Conformity at completion: **uporabna dozvola**. Retroactive: **Zakon o postupanju s nezakonito izgrađenim zgradama (NN 86/12)** historic regularization closed 2018.

### Nordics + Iceland (SE, FI, NO, DK, IS)

- **SE**: **Plan- och bygglagen (PBL) 2010:900** + **Plan- och byggförordningen 2011:338**. Hierarchy: `bygglovsbefriade åtgärder` (Attefallshus ≤30 m² + 2 Attefall complementary buildings ≤15 m² each + Attefall extension ≤15 m² — all subject to *bygganmälan*) → **bygganmälan** (start-of-works notification with technical control) → **bygglov** (full building permit). **Friggebod ≤15 m² without permit at all** if within own plot, ≥4.5 m from boundary. Timeline 10 weeks bygglov default; municipal varies. Heritage: **Kulturmiljölagen** + **Länsstyrelsen** — listed-building consent. Conformity at completion: **slutbesked**. Retroactive: tightened post-2011; rectification often requires demolition.
- **FI**: **Maankäyttö- ja rakennuslaki (MRL) 132/1999** — replaced 1 Jan 2025 by **Rakentamislaki 751/2023 + Alueidenkäyttölaki 132/1999** (split into separate building law + spatial-planning law). Hierarchy under new RakL: `ilmoitusmenettely` (notification — small accessory buildings) → **rakentamislupa** (full permit — replaced rakennuslupa + toimenpidelupa). Heritage: **Museovirasto** + Kulttuuriympäristön suojelulaki. Conformity at completion: **käyttöönottokatselmus**.
- **NO**: **Plan- og bygningsloven (PBL) 2008**. Hierarchy: `tiltak unntatt søknadsplikt` (small accessory ≤50 m² total, ≥1 m from boundary) → **søknadspliktige tiltak uten ansvarsrett** (small standardised — homeowner can self-apply) → **søknadspliktige tiltak med ansvarsrett** (full permit with professional responsibility). Timeline 3 weeks small-permit default; 12 weeks full. Heritage: **Kulturminneloven** + **Riksantikvaren** — listed-building consent. Conformity at completion: **ferdigattest** required before occupation; **midlertidig brukstillatelse** alternative. Retroactive: **etterhåndsgodkjenning** rare; usually demolition.
- **DK**: **Byggeloven** + **Bygningsreglementet (BR18, replaced BR15 fully 1 Jul 2018)**. Hierarchy: `byggeri uden byggetilladelse` (small accessory ≤35 m², carports/garages ≤50 m²) → **anmeldelse** (notification — eliminated for most categories post-2018, replaced by full byggetilladelse) → **byggetilladelse** (full permit). **Certificeret byggesagsbehandler** mandatory for risk-class 2+. Timeline 45 days statutory. Heritage: **Bygningsfredningsloven** + **Slots- og Kulturstyrelsen** — separate **fredning** consent. Conformity at completion: **færdigmelding + ibrugtagningstilladelse**.
- **IS**: **Mannvirkjalög 160/2010** + **Byggingarreglugerð 112/2012**. Hierarchy: `framkvæmdir án leyfis` (very minor) → **byggingarleyfi** (building permit issued by sveitarfélag building authority) — Iceland uses a single-tier permit. Heritage: **Lög um menningarminjar** + **Minjastofnun Íslands** — listed-building consent. Conformity at completion: **lokaúttekt**.

### Western Balkans + Eastern Europe non-EU (RS, ME, BA, MK, AL, MD)

- **RS** (Serbia): **Zakon o planiranju i izgradnji** + e-Dozvola electronic platform. Hierarchy: `radovi bez građevinske dozvole` (interior, very small) → **rešenje o odobrenju za izvođenje radova** (mid-tier approval) → **građevinska dozvola** (full permit) → **upotrebna dozvola** at completion. Heritage: **Zakon o kulturnim dobrima** + **Republički zavod za zaštitu spomenika kulture**. Retroactive: **ozakonjenje** under Zakon o ozakonjenju objekata 2015 + amendments — extensive prior amnesty rounds; tens of thousands of cases still pending.
- **ME** (Montenegro): **Zakon o uređenju prostora i izgradnji objekata 2017** + amendments 2019/2023. Hierarchy: `radovi bez građevinske dozvole` (small) → **prijava radova** → **građevinska dozvola**. Heritage: **Zakon o zaštiti kulturnih dobara** + **Uprava za zaštitu kulturnih dobara**. Retroactive: **legalizacija bespravno izgrađenih objekata** historic windows.
- **BA** (Bosnia and Herzegovina): each of two entities + Brčko Distrikt has its own building law. **FBiH: Zakon o prostornom uređenju FBiH + cantonal laws** (10 cantons each with own variants). **RS: Zakon o uređenju prostora i građenju RS**. Hierarchy similar (declaration / full permit) but cantonal procedural variation HIGH. Heritage: **Komisija za očuvanje nacionalnih spomenika** federal-level. Retroactive: cyclical legalization windows.
- **MK** (North Macedonia): **Zakon za graduvanje** + **Zakon za prostorno i urbanističko planiranje**. Hierarchy: `aktivnosti bez odobrenie` (interior small) → **odobrenie za graduvanje** (construction approval). **e-Dozvola** electronic platform. Heritage: **Uprava za zaštita na kulturnoto nasledstvo**. Retroactive: **legalizacija na divogradbi** Zakon 2011 + extensions.
- **AL** (Albania): **Ligji 107/2014 për planifikimin dhe zhvillimin e territorit** + amendments. **e-leje** electronic platform mandatory since 2017. Hierarchy: `pune pa leje` (interior) → **leje për punime përshtatëse** (adaptation work) → **leje ndërtimi** (full construction permit). Heritage: **Instituti i Monumenteve të Kulturës** — separate consent for monumente kulture. Retroactive: **legalizimi i ndërtimeve pa leje (ALUIZNI)** historic process — windows closed 2020.
- **MD** (Moldova): **Legea 163/2010 privind autorizarea executării lucrărilor de construcţii**. Hierarchy: `lucrări fără autorizaţie` (interior cosmetic) → **certificat de urbanism informativ** → **autorizaţie de construire**. Heritage: **Lege privind protejarea patrimoniului cultural naţional mobil + imobil** + **Agenţia de Inspectare şi Restaurare a Monumentelor**. Retroactive: cyclical regularization.

### Anglo non-EU + North America (CA, AU, NZ, US)

- **CA** (Canada): permits are **provincial AND municipal** — **National Building Code (NBC)** is template; provinces adapt (**Ontario Building Code OBC**, **British Columbia Building Code BCBC**, **Code de construction du Québec**, **Alberta Building Code ABC**). Hierarchy varies but typically: `no-permit` (interior cosmetic, repairs) → **building permit** + **electrical permit** + **plumbing permit** (often separate) → **occupancy permit**. Heritage: each province has heritage statute (Ontario Heritage Act, BC Heritage Conservation Act, Loi sur les biens culturels QC); local heritage designation creates separate consent. **Federal Prohibition on Purchase of Residential Real Property by Non-Canadians Act extended through 1 Jan 2027** — gates the transaction independently of permits.
- **AU** (Australia): permits are **state AND local** under **Building Code of Australia (BCA — Volume 1+2 of NCC)** as adopted by each state's Building Act (NSW Environmental Planning and Assessment Act 1979, VIC Building Act 1993, QLD Building Act 1975, WA Building Act 2011, SA Planning, Development and Infrastructure Act 2016, etc.). Hierarchy: `exempt development` → **complying development certificate (CDC)** OR **development application (DA)** + **construction certificate (CC)** + **occupation certificate (OC)** at end. **Foreign Investment Review Board (FIRB)** approval required for foreign buyers — temporary ban on established/pre-owned dwellings through 31 Mar 2027. Heritage: state heritage registers + local heritage overlays; some 7-day standard appeals.
- **NZ** (New Zealand): **Building Act 2004** (national) + **Resource Management Act 1991 RMA** (planning). Two parallel consent regimes: **building consent** (technical compliance with Building Code) AND **resource consent** (district plan compliance). Hierarchy under Sch 1 BA 2004: `Schedule 1 exempt building work` (interior non-structural, small accessory ≤10 m²) → **building consent** + possibly **resource consent**. Timeline 20 working days statutory each. Heritage: **Heritage New Zealand Pouhere Taonga Act 2014** + Heritage NZ Pouhere Taonga register. Conformity at completion: **Code Compliance Certificate (CCC)**. **Overseas Investment Act 2018** restricts non-residents on existing homes — gates the transaction independently of permits.
- **US** (United States): permits are **almost entirely municipal** (some state minimum codes — **International Building Code (IBC)** as adopted state-by-state; **International Residential Code (IRC)** for ≤3-storey residential). Hierarchy: `no permit` (cosmetic, paint, replace fixtures) → **building permit** + separate **electrical / plumbing / mechanical permits** + **certificate of occupancy (CO)** at end. State and city variation enormous. Heritage: **National Historic Preservation Act 1966** + **State Historic Preservation Office (SHPO)** + local Historic District Commissions — separate consent for designated buildings/districts. **Federal-level intervention rare** outside federally-funded projects (Section 106 review). The buyer-relevant gating is almost always at the city's planning + building department level.

### Latin America + Caribbean (MX, BR, AR, CR, PA, CO, UY, CL, PE, EC, PY, DO, JM, BS, BB, BZ, TT)

- **MX** (Mexico): permits are municipal under **Ley General de Asentamientos Humanos** + state development laws. Hierarchy: `obras menores` (interior cosmetic) → **licencia de construcción** issued by municipal Dirección de Desarrollo Urbano. **Restricted-zone (50 km coast / 100 km border)** ownership requires **fideicomiso** trust — separate from permit but blocks purchase if not structured. Heritage: **INAH (Instituto Nacional de Antropología e Historia)** for pre-Hispanic + colonial pre-1900 buildings + **INBA (Instituto Nacional de Bellas Artes)** for 1900–1989 architecture — separate consent. Conformity at completion: **constancia de terminación de obra**.
- **BR** (Brazil): permits are municipal under **Código de Obras** of each município + **Plano Diretor**. Hierarchy: `obras de pequeno porte` (interior, very small) → **alvará de construção** + **habite-se** at completion. Heritage: **IPHAN (Instituto do Patrimônio Histórico e Artístico Nacional)** federal + state IEPHA / equivalents + municipal CONDEPHAAT — separate **anuência prévia**. **Habite-se trap**: many older Brazilian properties have no habite-se and cannot be financed; sellers typically must regularize before sale completes.
- **AR** (Argentina): permits are municipal under each provincial Código de Edificación (CABA Código de Edificación Ley 6438/2020 + 24 provincial variants). Hierarchy: `obras sin permiso` → **aviso de obra / declaración jurada** → **permiso de obra**. Heritage: **CNMLBHyL (Comisión Nacional de Monumentos)** federal + provincial / municipal heritage commissions. Retroactive: cyclical regularizaciones.
- **CR** (Costa Rica): permits via **CFIA (Colegio Federado de Ingenieros y Arquitectos)** professional collegiate registration + municipal **permiso de construcción**. Heritage: **Centro de Investigación y Conservación del Patrimonio Cultural** for declared *patrimonio histórico-arquitectónico*. Two-step: APC (Administrador de Proyectos de Construcción) digital filing + municipalidad approval.
- **PA** (Panama): permits via municipal authority (Panamá City: **Dirección de Obras y Construcciones, MUPA** + Ministerio de Vivienda **MIVIOT**). Hierarchy: `obras menores` → **permiso de construcción**. Heritage: **Dirección Nacional de Patrimonio Histórico** for Casco Viejo (UNESCO) + Portobelo + San Lorenzo. Conformity at completion: **permiso de ocupación**.
- **CO** (Colombia): permits via **Curadores Urbanos** (private notary-like figures licensed by Curaduría Urbana — a peculiarly Colombian arrangement) + municipal Secretaría de Planeación. Hierarchy: `licencia de construcción` (modalities: obra nueva, ampliación, modificación, adecuación, restauración, demolición). Heritage: **Ministerio de Cultura** + Bienes de Interés Cultural BIC nacional/departamental/municipal — separate consent.
- **UY** (Uruguay): permits municipal — **Intendencia Departamental** issues. **Permiso de construcción** + **habilitación final** at completion. Heritage: **Comisión del Patrimonio Cultural de la Nación** + Ley 14.040 — separate consent for *Monumentos Históricos Nacionales* + *Áreas Patrimoniales*.
- **CL** (Chile): permits via **DOM (Dirección de Obras Municipales)** of each comuna under **Ley General de Urbanismo y Construcciones (LGUC) DFL 458/1975** + **OGUC**. Hierarchy: `sin permiso` → **permiso de obras menores** → **permiso de edificación**. Heritage: **CMN Consejo de Monumentos Nacionales** under Ley 17.288 — separate consent for **Monumentos Históricos** + **Zonas Típicas**. Conformity at completion: **recepción definitiva**.
- **PE** (Peru): permits municipal under **Ley 29090** (Ley de Regulación de Habilitaciones Urbanas y de Edificaciones) + **Reglamento Nacional de Edificaciones (RNE)**. Hierarchy: **modalidades A/B/C/D** of *licencia de edificación* — Mod A simplest (housing ≤120 m² + ≤3 floors); Mod D most complex. Heritage: **Ministerio de Cultura** + Ley 28296 — separate consent for *patrimonio cultural inmueble*. **Border Zone 50 km BANNED to non-citizens** independently restricts ownership in border-zone parcels.
- **EC** (Ecuador): permits municipal under each **GAD (Gobierno Autónomo Descentralizado)** ordenanza. **Permiso de construcción** issued by Dirección de Planificación Cantonal. Heritage: **INPC (Instituto Nacional de Patrimonio Cultural)** — separate consent. Galápagos requires **CGREG** authorization independently.
- **PY** (Paraguay): permits municipal — Asunción Dirección General de Catastro Municipal + Dirección de Obras Particulares; provincial municipios variable. Hierarchy: **permiso de obra** + final inspection. Heritage: **SNC Secretaría Nacional de Cultura** + Ley 5621/2016 — separate consent for *bienes culturales protegidos*.
- **DO** (Dominican Republic): permits municipal but ratified by **MOPC (Ministerio de Obras Públicas y Comunicaciones)** for medium+ works. **Licencia de construcción** issued by ayuntamiento + MOPC. Heritage: **Ministerio de Cultura + DGPM (Dirección General de Patrimonio Cultural y Museos)** for Ciudad Colonial UNESCO + other declared zones.
- **JM** (Jamaica): permits via **parish council** under **Town and Country Planning Act 1958** + **Local Improvements (Approved Subdivisions) Act**. Hierarchy: minor works → **building approval** by parish council. Heritage: **Jamaica National Heritage Trust** — separate consent.
- **BS** (Bahamas): **Buildings Regulation Act + Planning and Subdivision Act 2010 (still partially commenced)** + **Town Planning Committee (Department of Physical Planning)**. Hierarchy: **building permit** issued by Ministry of Works + Town Planning Committee approval. Heritage: **Antiquities, Monuments and Museums Corporation Act**.
- **BB** (Barbados): **Town and Country Planning Act 1968 (as amended)** + **Town and Country Development Planning Office (TCDPO)**. Hierarchy: **planning permission** + **building permit**. Heritage: **Barbados National Trust** for designated heritage. **Property Transfer Tax 2.5% + Stamp Duty 1%** at transfer is a separate gate.
- **BZ** (Belize): **Central Building Authority Act 2003** + municipal building authorities (Belize City, Belmopan separate). **Building permit**. Heritage: **NICH (National Institute of Culture and History)** + Ancient Monuments and Antiquities Act 1971 — separate consent for declared sites.
- **TT** (Trinidad & Tobago): independent twin-island republic, **English common law**, final/apex court = **UK Judicial Committee of the Privy Council (JCPC)** — NOT the CCJ (per TT playbook, primary-sourced 2026-06-13). The single most consequential permits-adjacent fact: **T&T has NO mandatory national building code confirmed in force** — there is only the **voluntary TTBS small-building guide TTS 599** (a mandatory code was still being advocated as of 2018 reporting; **data not publicly confirmed as "in force" — verify current status at the [T&T Bureau of Standards (TTBS)](https://www.ttbs.org.tt/)**). This matters because T&T is **one of the more seismically active zones in the Eastern Caribbean** (~260 earthquakes >M2.0/yr per UWI SRC; historical M7.9 in 1766) → **insist on engineered, seismic-aware construction and do NOT assume a code-compliance certificate exists**; commission a structural review on older builds. (⚠️ Do not attribute any "large event expected soon" prediction or "UWI joined calls for a code" claim to UWI SRC — those are not on the cited page; the high-seismic conclusion stands on the verbatim quake count + historical M7.9 alone.) **Title diligence is the dominant burden, not a numeric permit tier**: T&T runs a **DUAL land-registration system, both live** — ~75–80% Old-Law/common-law **deeds** (proven by a Deed of Conveyance traced through an unbroken Chain of Title, *no state guarantee* — law-firm `est.` per Fitzwilliam Stone) vs the minority **RPA / Real Property Act (Chap. 56:02) Torrens** register (Certificate of Title, indefeasible). A buyer therefore **cannot rely on a single authoritative title-register lookup** — an attorney must trace the chain (the **RTLA 2000** unification act's full commencement is **not publicly confirmed** — do NOT assert a unified register is operational). Foreign acquisition runs through a **threshold + licence regime under the Foreign Investment Act** (acreage + island, Tobago stricter; hard-currency settlement) — gates the purchase. Flood (wet season, East-West Corridor / Caroni basin — parcel-check at ODPM) + Northern-Range landslide risk round out the build-quality picture. Confidence LOW–MEDIUM.

### Caribbean — British Overseas Territories + OECS / Commonwealth states (KY, BM, TC, VG, KN, AG, LC, GD)

Common-law islands sharing a single-track development-control architecture: `minor / permitted works` → **planning permission** (development permission) → **building permit** → **Certificate of Completion / Occupancy** at the end (the occupancy certificate is typically the gate for legal habitation AND utility connection). There is generally NO civil-law-style numeric "declaration vs full permit" tier — `confirm the specific island's exempt-/minor-works list at the planning authority`. The regional due-diligence emphasis is **hurricane-resilience building-code compliance**: the British Overseas Territories run **IBC-based codes** (Cayman, Bermuda) while the OECS/Commonwealth states reference the **CUBiC (Caribbean Uniform Building Code)** / **OECS Building Code (2015/2016 editions)** for wind + seismic design. On older stock, code-compliance + retrofit verification is the single most consequential check; an occupancy certificate confirms the as-built passed inspection.

- **KY** (Cayman Islands — BOT): **Development and Planning Act (2021 Revision)** + **Development and Planning Regulations (2024 Revision)** + **Building Code Regulations (2021 Revision)**. Two-stage: **planning permission** from the **Central Planning Authority (CPA)** on Grand Cayman (or the **Development Control Board (DCB)** on Cayman Brac / Little Cayman) — valid 5 years — then a **building permit** from the Building Control Unit (BCU) once MEP/structural plans pass code + outside-agency checks (Fire, Water Authority). Building code is **IBC-2009-based** (current edition — `verify at planning.ky`); pre-1994 there was no legislated code, and post-Ivan (2004) enforcement was historically criticised. Heritage: National Trust for the Cayman Islands + National Conservation Act consultation (no dense statutory listed-building regime). Conformity at completion: final building inspection / completion sign-off — `confirm the certificate-of-completion process at the Department of Planning (planning.ky)`. **Numeric minor-works thresholds: data not publicly confirmed this pass — verify at planning.ky / Department of Planning.** No general foreign-ownership consent regime gates the purchase. Confidence LOW–MEDIUM.
- **BM** (Bermuda — BOT): **Development and Planning Act 1974** + **General Development Order 1999** + **Building Act 1988** + **Bermuda Building Code (BBC) 2014** / **Bermuda Residential Building Code (BRBC) 2014**. The **Department of Planning** determines both **planning applications** (Development Applications Board) and **building permits**; a **permitted-development** tier exists (see the Dept's "Guide to Permitted Development Permits"). Conformity at completion: **Certificate of Completion and Occupancy** (partial or final) — requested in writing, granted after the inspections process. Heritage: listed buildings + Historic Protection Areas under the Development and Planning Act framework — separate consent (`verify the current listed-building schedule at planning.gov.bm`). **Numeric permitted-development thresholds: verify at planning.gov.bm.** Bermuda's separate residential-property restrictions for non-Bermudians (ARV-band limits) gate the *purchase*, independent of the building permit. Confidence MEDIUM.
- **TC** (Turks & Caicos — BOT): **Physical Planning Ordinance, Chapter 9.02 (2021 Revision; formerly Cap. 73)** + **Development Planning Permission (Amendment) Regulations 2017** + the **TCI Building Code** (hurricane standards). Sequence: **planning permission** (scrutinised by the **Physical Planning Board**, ~3 months) → **building permit** → **Occupancy Certificate** after the completed building passes final inspection — the occupancy certificate is required before the structure can be legally inhabited and **before utility connection**. The **Department of Planning** (Ministry of Physical Planning & Infrastructure Development) administers. Build-quality split is documented from Irma (2017): newer code-compliant buildings far outperformed older stock. Heritage: TC National Trust / declared sites (`verify at gov.tc`). **Numeric minor-works thresholds: verify at gov.tc (Department of Planning).** Confidence MEDIUM.
- **VG** (British Virgin Islands — BOT): **Physical Planning Act 2004** + **Building Regulations 1999**, administered by the **Town & Country Planning Department (TCPD)** acting as secretariat to the **Planning Authority**. Sequence: **Outline Approval to Develop** from the Planning Authority (application filed by a **locally registered architect or surveyor**, with a site field visit) → **building permit** (TCPD regulates building standards) → **Certificate of Occupancy** awarded once the final inspection confirms compliance. A **post-Irma Building Code upgrade** targeting Cat-5+ resilience was announced 27 Sept 2017 — `confirm the current finalised code status with TCPD at bvi.gov.vg`. Heritage: declared sites / National Parks Trust (`verify at bvi.gov.vg`). **Numeric minor-works thresholds: verify at bvi.gov.vg (Town & Country Planning Department).** Confidence MEDIUM.
- **KN** (St Kitts & Nevis — Commonwealth realm): **Development Control and Planning Act, Cap. 20.07** (federal, St Kitts) — every person erecting / re-erecting / removing / altering a building's structure must apply to the **Department of Physical Planning** for permission; the **Development Control and Planning Board** decides. **Nevis runs a parallel regime**: the **Nevis Physical Planning and Development Control Regulations 2021 (SRO 6 of 2021)** apply on Nevis — `treat Nevis separately and verify at the Nevis Island Administration`. Building code: the **draft St Kitts–Nevis Building Code** incorporates **CUBiC** (design wind ~56 m/s ≈ 125 mph, 50-yr return; OAS/CUBiC). Conformity at completion: certificate of use & occupancy per the building-code group classification — `confirm the occupancy-certificate process at gov.kn / Physical Planning Department`. Heritage: SCN National Trust + Brimstone Hill Fortress (UNESCO) zone. **Numeric minor-works thresholds: verify at gov.kn.** Non-citizens need an Alien Land Holding Licence to buy (unless via CBI-approved development) — gates the *purchase*. Confidence LOW–MEDIUM.
- **AG** (Antigua & Barbuda — Commonwealth realm): **Physical Planning Act, No. 6 of 2003**, administered by the **Development Control Authority (DCA)** — a statutory corporation. No land or building may be developed except under a **development permission** granted by the DCA; an application must carry the information prescribed by regulation. Enforcement is explicit and material: unauthorised construction/renovation can draw a **stop-work notice, fines, and an order to demolish unauthorised works at the owner's expense** (DCA). Building code exists but **enforcement has historically been weak** (NODS director, post-Irma) — verify code-compliance + retrofit on any property; older stock especially suspect. Conformity at completion / occupancy-certificate process: `verify at the Development Control Authority`. Heritage: declared sites / Antigua & Barbuda National Parks. **Numeric minor-works thresholds: verify at the DCA.** **Barbuda land is historically held in common (communal) — do NOT assume Barbuda land is freehold**; this interacts with any build plan. Confidence LOW–MEDIUM.
- **LC** (Saint Lucia — Commonwealth realm): **Physical Planning and Development Act, Cap. 5.12** (2001, amended 2005). No development of land may commence without the **prior written permission of the head of the Physical Planning and Development Division**; the **Development Control Authority (DCA)**, managed by a 13-member **Development Control Board (DCB)**, reviews and approves building plans, inspects sites, and **issues certificates of occupancy on project completion**. Building resilience derives from the **OECS Building Code** (OECS Secretariat model code referencing **CUBiC** wind + seismic provisions — OECS Building Codes 2015/2016 + Building Guidelines 2018) — `verify the version currently adopted into Saint Lucia law with the Physical Planning Department`. Heritage: Saint Lucia National Trust + Pitons Management Area (UNESCO). **Numeric minor-works thresholds: verify at the Physical Planning & Development Division.** Confidence MEDIUM.
- **GD** (Grenada — Commonwealth realm): **Physical Planning and Development Control Act, No. 25 of 2002 (Cap. 241A)**. The **Planning and Development Authority** receives development-permit applications, circulates to Health / Works / structural engineer / architect at the **Physical Planning Unit (PPU)**, which recommends to the **Development Control Authority (DCA) Board** for approval/refusal; **development permits issued within ~90 days**. Conformity at completion: a building may **NOT** be occupied (nor its occupancy/use changed) until the Authority issues a **Certificate of Occupancy**, granted after final inspection of a building erected per its **Building Permit** — and a CO is **not** issued until the **Electrical Inspector** has issued the necessary acceptance certificates; a **Temporary Certificate of Occupancy** may be issued for safely-occupiable portions before full completion. Building code: **OECS Building Code 2015** (wind + seismic) is the diligence bar — pre-Ivan (pre-2005) stock is the red flag; Carriacou & Petite Martinique took direct Beryl (2024) damage. Heritage: Grenada National Trust / declared sites. **Numeric minor-works thresholds: verify at the Physical Planning Unit.** Confidence MEDIUM.

### MENA / Gulf (AE, IL, MA, EG, QA, SA, TN, JO, OM, BH, KW, LB)

- **AE** (UAE): emirate-level — **Dubai Municipality** + **Trakhees** (free zone in Dubai) + **Department of Municipalities and Transport (DMT) Abu Dhabi** + sharjah/RAK municipalities. Hierarchy: `minor works` → **NOC + building permit** issued by master developer (in master-planned community) + municipality. Heritage: **Department of Culture and Tourism Abu Dhabi** + Dubai Culture & Arts Authority — separate consent for declared sites.
- **IL** (Israel): **Planning and Building Law 5725-1965** + **National Outline Plans (Tama)** + local plans. Hierarchy: `works without permit` (Schedule of permitted works under Tama 38 reform of small balcony enclosures, etc., later restricted post-2022) → **heter** (permit-light) → **heter binyan** (building permit). **Tama 38 ENDED 1 Oct 2022** — replaced by city-level urban renewal frameworks. Heritage: **Israel Antiquities Authority** for pre-1700 sites + **Council for Conservation of Heritage Sites in Israel** for modern heritage.
- **MA** (Morocco): permits municipal — **Agence Urbaine** + **Commune** issue. **Permis de construire** under Loi 12-90 d'urbanisme. Heritage: **Ministère de la Culture** + médinas inscribed UNESCO (Marrakech, Fès, Meknès, Essaouira, Tétouan, Rabat) under heavy regulation.
- **EG** (Egypt): permits via **governorate** + **General Authority for Urban Planning (GOPP)** for master-plan compliance. **Building Code Law 119/2008** + amendments. Hierarchy: **construction permit (تصريح بناء)**. Heritage: **Supreme Council of Antiquities (SCA)** — separate consent.
- **QA** (Qatar): permits via **Ministry of Municipality (MoM)** + **Ashghal (Public Works Authority)** technical compliance. **Building permit** issued by municipality. Heritage: **Qatar Museums** for heritage sites.
- **SA** (Saudi Arabia): permits via **Amanah** (city secretariat) under **Building Code Saudi Building Code SBC 201**. Hierarchy: **building permit** + occupancy permit. Heritage: **Heritage Commission** under Ministry of Culture for **AlUla, Diriyah, Hejaz historic sites**. **Mecca and Medina BANNED to non-Muslims** independently constrains.
- **TN** (Tunisia): permits municipal — **Commune** under Code de l'Aménagement du Territoire et de l'Urbanisme (CATU) Loi 94-122 + amendments. **Permis de bâtir** + Loi 88-11 quality-control regime. Heritage: **Institut National du Patrimoine (INP)** — separate consent for médinas (Tunis, Sousse, Sfax, Kairouan).
- **JO** (Jordan): permits via municipal **Greater Amman Municipality (GAM)** + other municipalities under Building Law 79/1966 + Planning of Cities, Towns and Villages Law 79/1966. **Building permit** issued by municipality.
- **OM** (Oman): permits via **Muscat Municipality** + **Ministry of Housing and Urban Planning (MHUP)** for technical conformity. **Building permit (ترخيص بناء)** under Royal Decree 25/79 + 2016 update.
- **BH** (Bahrain): permits via **Ministry of Works, Municipalities Affairs and Urban Planning** + **municipalities**. **Building permit**.
- **KW** (Kuwait): permits via **Kuwait Municipality** + **PAHW (Public Authority for Housing Welfare)**. Building law 1984 + amendments. **Non-GCC foreigners CANNOT OWN real estate** under Decree-Law 74/1979 — gates the transaction.
- **LB** (Lebanon): permits via **Order of Engineers and Architects (OEA)** professional registration + municipality + Directorate General of Urban Planning (DGUP). Building Law (Construction Code 646/2004) + amendments. Heritage: **Directorate General of Antiquities (DGA)** for declared archaeological/historic. Post-2019 banking crisis has destabilised much of the formal regulatory pipeline.

### East Asia (JP, SG, HK, KR, TW, MO, CN)

- **JP** (Japan): **建築基準法 Building Standards Act (Act 201/1950)** + **都市計画法 City Planning Act (Act 100/1968)**. Hierarchy: `permitted modifications` (interior, very minor) → **建築確認 building confirmation** issued by municipal building official OR designated private confirmation body. Timeline 7–35 days for kakunin. Heritage: **文化財保護法 Cultural Properties Protection Act** + Agency for Cultural Affairs + prefecture / municipality designated cultural properties. **Designated Cultural Properties** require separate consent. Conformity at completion: **検査済証 inspection certificate**.
- **SG** (Singapore): **Building Control Act + Planning Act**. Hierarchy: `non-notifiable building works` → **notification of building works (NWB)** → **planning permission + building permit (BCA)**. Built environment heavily regulated by **URA (Urban Redevelopment Authority)** Master Plan. Heritage: **Preservation of Sites and Monuments Act** + **National Heritage Board** — Conservation Areas (Chinatown, Little India, Kampong Glam, Boat Quay, Joo Chiat etc.) under URA conservation guidelines. **ABSD foreigner stack 60%** blocks transaction independently for foreign individuals.
- **HK** (Hong Kong): **Buildings Ordinance Cap 123** + **Town Planning Ordinance Cap 131**. Hierarchy: `works exempt under Building (Minor Works) Regulation` → **Minor Works Control System (MWCS)** for small standardised works → **General Building Plans (GBP) + Consent to Commence Work** for major. Heritage: **Antiquities and Monuments Ordinance Cap 53** for Declared Monuments + Antiquities Advisory Board grading I/II/III. Conformity at completion: **Occupation Permit**. **NT 2047 Crown Lease question** is the structural background risk.
- **KR** (South Korea): **Building Act + Enforcement Decree** + **National Land Planning and Utilization Act**. Hierarchy: `시정명령 없이 가능한 행위` (works without order) → **신고 declaration** (small-scale standardised) → **건축허가 building permit**. Heritage: **Cultural Heritage Protection Act** + **Cultural Heritage Administration**. Conformity at completion: **사용승인 occupancy approval**.
- **TW** (Taiwan): **Building Act 建築法** + **Urban Planning Act**. Hierarchy: `simple repair without permit` → **建造執照 building permit** (4 types: new build, addition, alteration, repair). Heritage: **Cultural Heritage Preservation Act** + Bureau of Cultural Heritage Ministry of Culture — separate consent for designated heritage. Conformity at completion: **使用執照 use permit** required before occupancy.
- **MO** (Macao): **Decree-Law 79/85/M Regime jurídico das obras particulares** + **Lei 11/2013 (Património Cultural)**. **DSSCU (Direcção dos Serviços de Solos e Construção Urbana)** issues. Hierarchy: declaration / full permit. Heritage: **Património Cultural** for UNESCO Historic Centre of Macao + classified buildings.
- **CN** (China): permits multi-tier — **建设用地规划许可证 Land Use Planning Permit + 建设工程规划许可证 Construction Engineering Planning Permit + 建筑工程施工许可证 Construction Permit + 商品房预售许可证 Pre-sale Permit (for developers)**. Issued by municipal Bureau of Housing and Urban-Rural Development + Bureau of Natural Resources. Heritage: **Cultural Relics Protection Law** + State Administration of Cultural Heritage (SACH) — separate consent for **国保 / 省保 / 市保 / 县保** national / provincial / municipal / county-level protected units. Conformity at completion: **竣工验收备案**. **Foreign ownership of land FORBIDDEN** — only buildings on leasehold land (70-yr residential) are foreign-buyer accessible, and even then with restrictions.

### Southeast Asia + South Asia (TH, ID, MY, VN, PH, KH, IN, PK, LK, MV)

- **TH** (Thailand): **พระราชบัญญัติควบคุมอาคาร พ.ศ. 2522 Building Control Act 1979** + amendments. Hierarchy: `works without permit` (interior cosmetic) → **building permit (ใบอนุญาตก่อสร้าง)** issued by **OrBorTor** (local administrative org) or **Bangkok Metropolitan Administration**. Heritage: **Fine Arts Department FAD** for ancient monuments. Conformity at completion: **certificate of habitation (ใบรับรองการก่อสร้างอาคาร)**. **49% foreign-quota condo** gates the transaction independently.
- **ID** (Indonesia): **UU Cipta Kerja 2020 + PBG Persetujuan Bangunan Gedung** replaced **IMB Izin Mendirikan Bangunan** post-2021 reform. Now: **PBG** before construction + **SLF Sertifikat Laik Fungsi** at completion. Issued by **Dinas PUPR / DPMPTSP** at kabupaten / kota level. Heritage: **UU Cagar Budaya 11/2010** + **Kementerian Pendidikan dan Kebudayaan**. **Hak Pakai (right of use, max 80 yr cumulative on state / HPL land; 30 yr renewable by deed over Hak Milik — PP 18/2021 Pasal 52)** is the only structure available to foreigners and gates ownership independently.
- **MY** (Malaysia): permits municipal — **Local Authority (PBT / Pihak Berkuasa Tempatan)** under **Street, Drainage and Building Act 1974 + Town and Country Planning Act 1976**. Hierarchy: minor works → **building plan approval (Permohonan Pelan Bangunan)** + **planning approval (Kebenaran Merancang)** + **earthworks plan**. Heritage: **National Heritage Act 2005** + **Department of National Heritage**. Conformity at completion: **Certificate of Completion and Compliance (CCC)** issued by Principal Submitting Person — replaced municipal Certificate of Fitness for Occupation (CF) since 2007 (Architects Act + Engineers Act amendments).
- **VN** (Vietnam): **Construction Law 50/2014/QH13** + amendments **62/2020/QH14** + **Decree 15/2021/ND-CP** + **Decree 53/2017/ND-CP** + **Decree 06/2021/ND-CP**. Hierarchy: `works exempt from permit` → **giấy phép xây dựng building permit**. Heritage: **Law on Cultural Heritage 28/2001/QH10** + **Ministry of Culture, Sports and Tourism**. **Foreign-buyer market opened by Housing Law 2014** with conditions: 50-yr leasehold + 30% per building / 250 units per district cap.
- **PH** (Philippines): **National Building Code PD 1096** + **Local Government Code**. Hierarchy: minor works → **building permit** + **electrical permit + plumbing permit + sanitary permit + mechanical permit + fire safety evaluation clearance** (multiple separate permits). Heritage: **National Cultural Heritage Act 2009** + **National Historical Commission of the Philippines (NHCP) + National Museum** for declared heritage. Conformity at completion: **certificate of occupancy + fire safety inspection certificate**. **40% foreign-quota condo + LAND BAN under Constitution Art. XII §7** gates ownership independently.
- **KH** (Cambodia): **Land Law 2001** + **Construction Law (Law on Construction 2019)** + sub-decree 86 ANK.BK on construction permit issuance. Hierarchy: small works → **construction permit** issued by Ministry of Land Management, Urban Planning and Construction (MLMUPC). Heritage: **Apsara Authority** for Angkor + Ministry of Culture and Fine Arts for declared sites. **Foreigners cannot own land**; condos on 1st-floor-or-higher (foreign-quota 70%) only.
- **IN** (India): permits municipal — each state has its **municipal building byelaws** under **Town and Country Planning Acts**. **Building plan approval** + **occupancy certificate / completion certificate**. Heritage: **Ancient Monuments and Archaeological Sites and Remains Act 1958** + **ASI (Archaeological Survey of India)** + state heritage. **DECENTRALIZED CADASTRE across 28 states + 8 UTs** (Bhoomi Karnataka, MahaBhulekh Maharashtra, Patta-Chitta Tamil Nadu, Bhu Bharati Telangana (ex-Dharani), Meebhoomi Andhra Pradesh, etc.) makes encumbrance verification jurisdiction-specific. Foreign-non-NRI/non-OCI **effectively banned** from acquisition gates the transaction.
- **PK** (Pakistan): permits are **provincial + municipal / development-authority-based — there is NO single national cadastre** (per PK playbook, primary-sourced 2026-06-13). Land records are **PROVINCIAL** (each province's Board of Revenue) — Punjab's PLRA (Punjab Land Records Authority, PLRA Act 2017) is the most digitised; Sindh/KP/Balochistan Boards of Revenue are materially less so. The operative ownership record is the **mutation (*intiqal*) entry in the Record of Rights (*jamabandi* / *fard*)** — a **presumptive record, NOT a Torrens guaranteed-title register** — with **deed registration under the Registration Act 1908** a separate step (both matter; Transfer of Property Act 1882 also governs). Building approval / byelaws sit with the **provincial development authority or municipality**, and in planned schemes with the **scheme authority (DHA, CDA in Islamabad, Bahria Town, etc.)** — **the specific building-permit thresholds, occupancy/completion-certificate process, and any heritage/antiquities consent regime were NOT primary-verified this pass; data not publicly confirmed — verify per province + per scheme with the relevant development authority / municipality**. The load-bearing diligence drivers are **hazard-based**: **HIGH seismic exposure** (India–Eurasia collision zone; 2005 Kashmir quake ~73,000+ deaths; 1935 Quetta) → verify **post-2005-code construction** + structural review for older builds, parcel-checked against the **PMD Seismic Hazard Map**; and **SEVERE recurrent riverine/monsoon flooding** (2022 floods ~33M affected, ~⅓ of the country submerged; 2010 Indus) → check **NDMA flood mapping** + local drainage, avoid low-lying nullah-adjacent plots. Mixed common-law + Islamic-law system; final appellate court for civil/property matters = **Supreme Court of Pakistan** (constitutional jurisdiction moved to a new Federal Constitutional Court by the 27th Amendment, signed 13 Nov 2025 — verify Art. 175E text). **Agricultural/rural land is subject to foreign-acquisition restrictions**; urban scheme freehold is the practical foreign-buyer route. Confidence LOW–MEDIUM.
- **LK** (Sri Lanka): **Urban Development Authority Law 41/1978** + **Municipal Councils Ordinance** + **Pradeshiya Sabhas Act 15/1987**. Hierarchy: small works → **planning + building permit** issued by UDA (within UDA areas) or local council. Heritage: **Antiquities Ordinance** + **Department of Archaeology**.
- **MV** (Maldives): **Construction Industry Act 4/2017** + **Maldives Building Regulation 2019** + **National Building Code**. Hierarchy: minor works → **construction permit** issued by Ministry of National Planning, Housing and Infrastructure. Heritage: **Department of Heritage**. **Foreigners cannot own land** (Constitution Art. 248); only 99-yr leasehold tourist developments via Tourism Act / Special Economic Zone.

### Asia-Pacific — Pacific Islands (VU)

- **VU** (Vanuatu): Melanesian archipelago, **mixed legal system** (English common law + French civil-law influences + customary land law); final court = **Court of Appeal of Vanuatu** (no Privy Council, republic since 1980) (per VU playbook, primary-sourced 2026-06-13). **Freehold was abolished at 1980 independence (Constitution Ch. 12, Arts 73–75)** — perpetual custom ownership is reserved to indigenous ni-Vanuatu, and a foreigner (or non-custom-owner) holds land **ONLY via a registered lease** (≤75-yr ceiling, Land Leases Act [Cap 163]); apartments use **strata lots (Strata Titles Act 2000) sitting over a registered lease**. The **Department of Lands, Survey & Registry** (Ministry of Lands & Natural Resources) administers leases and includes a **Planning & Enforcement Section** (which also processes negotiator certificates + lease-class changes) — citable structural fact, [mol.gov.vu](https://mol.gov.vu/index.php/lands-dept). **The Vanuatu-specific building-permit thresholds, conformity/occupancy-certificate process, any building-code statute, AND any heritage/listed-building regime were NOT primary-verified — data not publicly available this pass; verify with the Department of Lands' Planning & Enforcement Section + the relevant municipal council (Port Vila / Luganville)**. The load-bearing diligence drivers are **extreme co-located natural hazard, not a permit tier**: Vanuatu sits on the New Hebrides subduction zone with **extreme cyclone + seismic + tsunami + volcanic exposure** (Cyclone Pam Cat-5 2015; Judy/Kevin Cat-4 2023; **M7.3 quake 17 Dec 2024 ~30 km W of Port Vila** demonstrated real collapse risk). → **A structural / seismic review is essential** on any Efate/Port Vila purchase, especially older or non-engineered stock; for post-2015 (post-Pam) builds **confirm engineering certification + cyclone roof tie-downs / shutters / impact glazing**. ⚠️ **The decisive non-natural risk is lease-tenure decay**: years-remaining + **Lessor's Consent to Transfer** (and Minister of Lands consent on certain leases) is the #1 diligence item — a sound building on a short or unconsented lease is still a loss. Confidence LOW.

### Sub-Saharan Africa (ZA, NA, BW, NG, KE, MU, CV, SC, GH, RW)

- **ZA** (South Africa): **National Building Regulations and Building Standards Act 103/1977 (NBR Act)** + **SANS 10400** + municipal building bylaws. Hierarchy: minor works exempt → **building plan approval** by municipal Building Control Officer + **occupancy certificate** at completion. Heritage: **National Heritage Resources Act 25/1999** + **SAHRA (South African Heritage Resources Agency)** + provincial heritage authorities — **>60-yr-old structure trigger**: any alteration to a structure older than 60 years requires SAHRA / provincial heritage approval (Section 34 NHRA). This is a frequent buyer-side surprise.
- **NA** (Namibia): **Roman-Dutch deeds-system jurisdiction inherited from South Africa** (Deeds Registries Act 47 of 1937 in force; the 2015 Act was set aside in 2021 — do NOT cite it) — title proven by **erf/portion number + Surveyor-General diagram + title deed**, sectional title under the Sectional Titles Act 2 of 2009 (per NA playbook, primary-sourced 2026-06-13). Building-works regime is municipal/local-authority-based, structurally parallel to ZA (building plan approval by a municipal Building Control Officer → occupancy at completion is the expected pattern), **but the Namibia-specific building-permit thresholds, conformity/occupancy-certificate process, AND any electrical/plumbing compliance-certificate-at-sale requirement (as exists in ZA) were NOT primary-verified — data not publicly confirmed this pass; verify with a Namibian conveyancer + the relevant local authority (municipality/town council)**. **No French-style mandatory diagnostic schedule (DDT)** — diligence is buyer-side: title deed + SG diagram + bond/servitude check + independent structural/damp/foundation review (esp. on older stock; arid soils + occasional flash flood). Heritage / listed-building regime: **no national heritage authority or >60-yr-trigger equivalent to ZA's SAHRA s.34 was primary-verified — verify at [gov.na](https://www.gov.na/) before assuming any heritage constraint**. Final court: Supreme Court of Namibia (Windhoek). **Foreign acquisition of agricultural (commercial) farmland is the one enacted gate** (Ministerial consent + State preferent right, Act 6 of 1995) — urban/residential freehold is NOT banned, though a consolidating Land Bill that would prohibit it was re-tabled Oct 2025 and is **NOT enacted as of 2026-06-13**. Confidence LOW–MEDIUM.
- **BW** (Botswana): **Roman-Dutch common-law jurisdiction** (received via the Cape Colony) — **freehold + state-land leasehold registered at the Registrar of Deeds**; tribal land is allocated by **Land Boards under the Tribal Land Act** (not Deeds-Registry-recorded, and not available to non-citizens as freehold) (per BW playbook, primary-sourced 2026-06-13). Building-works permits are administered by the relevant **city / town / district council** (building control + compliance), but **the Botswana-specific mandatory-diagnostic schedule, build-era code timeline, permit thresholds, and conformity/occupancy-certificate process are data not publicly available this pass — confirm building-control + compliance requirements with the relevant council and a local engineer before purchase**. Given the national hazard profile (Earthquake = Medium, Wildfire = High on ThinkHazard!), a structural + fire-access review is prudent on older or bush-adjacent stock. Heritage / listed-building regime: **no national heritage authority was primary-verified — verify at [gov.bw](https://www.gov.bw/) before assuming any heritage constraint**. Final court: Court of Appeal of Botswana (Gaborone; no onward Privy Council appeal since 1973). Foreign buyers face a **non-citizen transfer-duty surcharge** (10%/15% progressive since the 2023 Amendment) and tribal/state-land allocations are excluded from freehold — but urban freehold is **not banned**. Confidence LOW–MEDIUM.
- **NG** (Nigeria): permits state-level — Lagos State Physical Planning and Urban Development Law 2010 + LASPPPA + LSBCA; Abuja FCT under FCDA / DPR. Hierarchy: **building plan approval** + **completion certificate**. Heritage: **National Commission for Museums and Monuments Act 1979**. **Land Use Act 1978 — only LEASEHOLD via Certificate of Occupancy (C of O)** gates ownership independently.
- **KE** (Kenya): **Physical and Land Use Planning Act 2019 (replaced Physical Planning Act 1996)** + **Building Code (revised 2024)**. Hierarchy: minor works exempt → **development approval** by county government + **occupation certificate**. Heritage: **National Museums and Heritage Act 2006** + **National Museums of Kenya**. **Land Control Board** consent required for agricultural-land transfers — separate gate.
- **MU** (Mauritius): **Building Control Act 2012** + **Town and Country Planning Act 1954** + amendments. Hierarchy: minor works exempt → **Building and Land Use Permit (BLP)** issued by district / municipal council. Heritage: **National Heritage Fund Act 2003**.
- **CV** (Cape Verde): **Lei 134/IV/95** (Lei do Solo) + **Decreto-Lei 3/2007** + amendments + municipal **Plano Director Municipal** of each Câmara Municipal. **Licença de construção**. Heritage: **IIPC (Instituto do Investigação e do Património Cultural)** for declared heritage including Cidade Velha (UNESCO).
- **SC** (Seychelles): **Town and Country Planning Act 1972** + **Planning Authority** under Ministry of Habitat, Lands and Urban Planning. **Planning permission + building permit** required. Heritage: **National Heritage Foundation Act**.
- **GH** (Ghana): **Local Governance Act 2016** + **National Building Regulations** + Metropolitan/Municipal/District Assemblies (MMDAs) issue **Development Permit + Building Permit**. Heritage: **National Museums and Monuments Act 387/1969** + **Ghana Museums and Monuments Board** — Cape Coast + Elmina castles UNESCO; Larabanga Mosque designated.
- **RW** (Rwanda): **Law 04/2015 governing land use planning** + **Building Code Order 2009** + **City of Kigali / district authorities**. Hierarchy: minor works → **building permit (BPMS — Building Permit Management System)** electronic platform. Heritage: **Rwanda Cultural Heritage Academy (RCHA)** + Cultural Heritage Law 2016.

### Caucasus + Central Asia + Turkey (GE, TR, AM, AZ, KZ, UZ)

- **GE** (Georgia): **Resolution 405 of 2009** + amendments — three classes of structure (I/II/III/IV/V) determine permit requirements. Class I (simple ≤60 m², 1 floor, no public access) — no permit needed. Class II–V — **construction permit** issued by municipality + **technical conditions** from utilities. Heritage: **Law on Cultural Heritage 2007** + Ministry of Education, Science, Culture and Sport — separate consent.
- **TR** (Türkiye): **İmar Kanunu 3194** + **Yapı Denetim Kanunu 4708** + **Yapı Sınıfları**. Hierarchy: minor works → **yapı ruhsatı building permit** issued by municipality (belediye). **Independent inspection (yapı denetim) firm** mandatory + insurance. Conformity at completion: **iskan ruhsatı occupancy permit**. Heritage: **Cultural and Natural Heritage Law 2863** + Ministry of Culture and Tourism + **KUDEB / Koruma Kurulu** regional preservation councils — separate consent for **SİT alanları** (protected zones) + **tescilli yapılar**. Retroactive: **2018 imar barışı (Yapı Kayıt Belgesi YKB)** mass amnesty enrolled ~10M structures; **subsequent amnesty windows have not been opened despite repeated political proposals — verify status**.
- **AM** (Armenia): **Civil Code Art. 184** + **Urban Development Code 1998 + Government Decree 596-N/2015 on construction permits**. Hierarchy: minor works without permit → **construction permit** issued by municipality + **architecture and urban-planning** authority. Heritage: **Law on Protection and Use of Historical and Cultural Monuments 1998** + Ministry of Education, Science, Culture and Sport.
- **AZ** (Azerbaijan): **Urban Development and Construction Code 2012** + amendments. Hierarchy: declaration → **construction permit (tikinti icazəsi)** issued by **Dövlət Şəhərsalma və Arxitektura Komitəsi** + municipality. Heritage: **Law on Protection of Historical-Cultural Monuments**.
- **KZ** (Kazakhstan): **Construction Code No. 253-VIII of 9 Jan 2026** (in force 1 Jul 2026; replaced the 2001 Law on Architectural, Town-Planning and Construction Activity, listed provisions of which run to 1 Jul 2028) (2026 data, source [Adilet K2600000253](https://adilet.zan.kz/rus/docs/K2600000253)). Hierarchy: minor works → **construction permit** issued by akimat + **GASK (State Architectural and Construction Inspection)**. Heritage: **Law on Protection and Use of Historical and Cultural Heritage 1992**.
- **UZ** (Uzbekistan): **Urban Planning Code 2009** + **Cabinet Resolution 218/2018** on construction permitting. Hierarchy: minor works → **construction permit** issued by State Inspection for Control over Architecture, Construction, and Housing-Communal Sector. Heritage: **Law on Protection and Use of Cultural Heritage Objects** + **Department of Cultural Heritage**. Samarkand, Bukhara, Khiva, Shakhrisabz UNESCO under tight regime.

---

## Country tables

The narrative above gives the regulatory architecture. The tables below give a one-line per-country summary of the main thresholds, useful for at-a-glance comparison. For a transaction, the per-country playbook + the local commune/municipality's planning desk is authoritative.

### Western Europe

| ISO | Permit hierarchy | Declaration threshold | Full-permit trigger | Heritage authority | Conformity certificate |
|---|---|---|---|---|---|
| **FR** | none / DP / PC | extension ≤40 m² in PLU (≤20 m² outside) → DP | extension >40 m² OR new build OR demolition OR >150 m² total → PC + architect | ABF within 500 m of MH or AVAP/SPR | DAACT — 3-mo enforcement window |
| **IT** | libera / CILA / SCIA / PdC | interior with structural changes → CILA; renovation/façade → SCIA | new build / volume increase / change of destination → PdC | Soprintendenza (Codice Beni Culturali D.Lgs 42/2004) | SCAGI — 15-day deemed |
| **ES** | menor / declaración / obra menor / obra mayor | structural interior → declaración responsable; façade → obra menor | new build / structural / change of use → obra mayor + proyecto técnico | Comisión de Patrimonio (autonomic) | licencia primera ocupación / cédula habitabilidad |
| **PT** | escassa / comunicação / licença | extensions <MGM threshold → comunicação prévia | new build / deep renovation / change of use → licença | DRC + IMIP | autorização de utilização |
| **DE** | verfahrensfreie / freistellung / vereinfachtes / Baugenehmigung | small standardised in B-Plan → Genehmigungsfreistellung | full permit for non-Sonderbauten residential | LBO + Denkmalschutz per Bundesland | Schlussabnahme + Bauabnahme |
| **AT** | bewilligungsfreie / anzeigepflichtige / bewilligungspflichtige | medium scope → Anzeige | full permit for major → Bewilligung | DMSG federal + BDA | Fertigstellungsanzeige + Benützungsbewilligung (some Länder) |
| **CH** | Bagatell / Meldeverfahren / vereinfachtes / ordentlich | small scope → Meldung | full permit + Profilierung + 20-day Auflage | cantonal Denkmalpflege | Baukontrolle / Bezugsbewilligung |
| **NL** | vergunningsvrij / omgevingsvergunning | Bbl Bijlage II → vergunningsvrij | everything else → omgevingsvergunning (Omgevingswet 2024) | rijksmonument + gemeentelijk monument | gereedmelding + Wkb 2024 risk class 1 |
| **BE** | vrijgesteld / meldingsplichtig / omgevingsvergunning | medium → melding | major → vergunning (regional VL/BR/WA) | Onroerend Erfgoed VL / CoCoF BR / AWaP WA | as-built melding |
| **LU** | dispensé / autorisation | small → dispensé | major → autorisation + architecte OAI | Service des sites et monuments | certificat de conformité |
| **IE** | exempted / planning permission | Schedule 2 PDR — exempted (extension <40 m² rear) | everything else → planning permission | RPS + ACA | CCC (BCAR 2014) |
| **UK (E&W)** | permitted dev / planning permission + Building Regs | GPDO Class A (4m/8m rear) → prior approval | major → planning permission + Building Regs | Listed Buildings (LBA 1990) — separate consent (criminal offence to breach) | Building Regs Completion Certificate; LURA 2023 raised limitation to 10 yr |
| **GR** | άδεια small-scale / οικοδομική άδεια | small-scale works approval (έγκριση εργασιών μικρής κλίμακας) | major → οικοδομική άδεια via e-adeies | Διατηρητέα + Υπουργείο Πολιτισμού | use certificate; N. 4495/2017 cat 1–4 regularizable |
| **MT** | DNO / DA full | DNO Schedule 1 (small extensions, walls) | major → full DA via PA | Superintendence Cultural Heritage + UCAs | Compliance Certificate (PA) |
| **CY** | minor works permit / άδεια οικοδομής + πολεοδομική | small → minor works | major → joint building + planning permit | Department of Antiquities | πιστοποιητικό τελικής έγκρισης — title-deed gate trap |

### Western European microstates

| ISO | Permit hierarchy | Notes |
|---|---|---|
| **LI** | meldepflichtige / Baubewilligung | GVG ownership restriction is the actual gate; Baubewilligung second-order |
| **MC** | DPUM permit | very dense regulation; architect effectively mandatory; Service du Patrimoine for Old Town/Rocher |
| **AD** | obres menors / llicència urbanística | parish-level (7 Comuns); each has its own POUP |
| **SM** | Italian-template (CIL/SCIA/PdC equivalents) | UTCC + Ufficio Urbanistica; Italian D.P.R. 380/2001 heavily borrowed; UNESCO Mt Titano |

### CEE / Baltics

| ISO | Permit hierarchy | Notes |
|---|---|---|
| **CZ** | nepovolení / ohlášení / jednotné povolení | Stavební zákon 283/2021 effective 1 Jul 2024 — major reform consolidated dual-track |
| **SK** | bez ohlásenia / ohlásenie / stavebné povolenie | New Zákon 200/2022 + 201/2022 effective 1 Apr 2024 — URBION digital |
| **PL** | bez pozwolenia / zgłoszenie / pozwolenie na budowę | art. 29 PB threshold list; 21-day silence rule on zgłoszenie |
| **HU** | engedély nélküli / bejelentés / építési engedély | e-építés mandatory since 2013 |
| **RO** | art. 11 exempt / autorizaţie de construire | NO middle tier; Certificat de Urbanism preliminary; LMI for heritage |
| **BG** | текущ ремонт / уведомление / разрешение за строеж | Building categories I–VI determine route; НИНКН for heritage |
| **SI** | enostavni / prijava / gradbeno dovoljenje | GZ-1 2021; ZVKDS for heritage |
| **EE** | mittevajav / ehitusteatis / ehitusluba | EhS 2015; Muinsuskaitseamet for heritage |
| **LV** | bez akcepta / iesniegums / būvatļauja | BIS electronic platform; NKMP for heritage |
| **LT** | nereikalaujantys / declaration / SLD | IS Infostatyba electronic; Kultūros paveldo departamentas |
| **HR** | bez akta / glavni projekt / građevinska dozvola | eDozvola; Konzervatorski odjel for protected cores |

### Nordics + Iceland

| ISO | Permit hierarchy | Notes |
|---|---|---|
| **SE** | Friggebod ≤15 m² / Attefall ≤30 m² with bygganmälan / bygglov | PBL 2010:900; Länsstyrelsen for heritage; slutbesked at completion |
| **FI** | ilmoitus / rakentamislupa | RakL effective 1 Jan 2025 replaced MRL; Museovirasto for heritage |
| **NO** | unntatt / søknadspliktige tiltak uten/med ansvarsrett / full permit | PBL 2008; Riksantikvaren for heritage; ferdigattest at completion |
| **DK** | byggeri uden tilladelse / byggetilladelse | BR18 + certificeret byggesagsbehandler for risk-class 2+; Slots- og Kulturstyrelsen for fredning |
| **IS** | án leyfis / byggingarleyfi | single-tier; Mannvirkjalög 160/2010; Minjastofnun Íslands for heritage |

### Western Balkans + Eastern Europe non-EU

| ISO | Permit hierarchy | Notes |
|---|---|---|
| **RS** | bez dozvole / odobrenje / građevinska dozvola | e-Dozvola; ozakonjenje for retroactive |
| **ME** | bez dozvole / prijava / građevinska dozvola | Zakon 2017 + amendments 2019/2023 |
| **BA** | entity-variable (FBiH/RS) + cantonal (FBiH 10 cantons) | high procedural variation; BA national Komisija za očuvanje |
| **MK** | bez odobrenie / odobrenie za graduvanje | e-Dozvola; legalizacija 2011 + ext. for retroactive |
| **AL** | pa leje / leje për punime / leje ndërtimi | e-leje mandatory since 2017; ALUIZNI window closed 2020 |
| **MD** | fără autorizaţie / autorizaţie de construire | Legea 163/2010; MD heritage Agenţia Inspectare Monumente |

### Anglo non-EU + North America

| ISO | Permit hierarchy | Notes |
|---|---|---|
| **CA** | provincial + municipal — building / electrical / plumbing / occupancy permits | NBC template; provincial codes (OBC ON, BCBC BC, Code QC, ABC AB); foreign-buyer ban through 1 Jan 2027 |
| **AU** | exempt / CDC / DA + CC + OC | NCC + state Building Acts; FIRB approval for foreign buyers; established-dwelling ban through 31 Mar 2027 |
| **NZ** | Schedule 1 exempt / building consent + resource consent | Building Act 2004 + RMA 1991 dual-consent; Heritage NZ; OIA 2018 restricts non-residents |
| **US** | mostly municipal — building + electrical + plumbing + mechanical + CO | IBC/IRC adopted state-by-state; SHPO + Historic District Commissions for heritage |

### Latin America + Caribbean

| ISO | Permit hierarchy | Notes |
|---|---|---|
| **MX** | menores / licencia construcción + constancia de terminación | INAH (pre-1900) + INBA (1900–1989) for heritage; fideicomiso for restricted-zone gates ownership |
| **BR** | pequeno porte / alvará de construção + habite-se | IPHAN federal + state IEPHA + municipal CONDEPHAAT; habite-se trap on older properties |
| **AR** | provincial Códigos de Edificación + permiso de obra | CABA Ley 6438/2020 + 24 provincial; CNMLBHyL for heritage |
| **CR** | CFIA registration + permiso de construcción | APC digital; Centro Patrimonio Cultural |
| **PA** | obras menores / permiso de construcción + ocupación | MUPA + MIVIOT; Patrimonio Histórico for Casco Viejo UNESCO |
| **CO** | licencia construcción via Curador Urbano | Curadores Urbanos peculiar; Min Cultura BIC for heritage |
| **UY** | permiso de construcción + habilitación final | Intendencia Departamental issues; CPCN for heritage |
| **CL** | sin permiso / obras menores / edificación + recepción definitiva | DOM municipal; CMN for Monumentos Históricos / Zonas Típicas |
| **PE** | Modalidades A/B/C/D licencia de edificación | Ley 29090 + RNE; Min Cultura for heritage; Border Zone 50 km bans foreigners |
| **EC** | permiso de construcción municipal (GAD) | INPC for heritage; Galápagos requires CGREG |
| **PY** | permiso de obra municipal | SNC + Ley 5621/2016 for heritage |
| **DO** | licencia construcción ayuntamiento + MOPC ratification | DGPM for Ciudad Colonial UNESCO |
| **JM** | parish council building approval | Town and Country Planning Act 1958; Jamaica National Heritage Trust |
| **BS** | building permit (Min Works + TPC) | AMMC for heritage |
| **BB** | planning permission + building permit (TCDPO) | Barbados National Trust for heritage |
| **BZ** | building permit (CBA + municipal) | NICH for heritage |
| **TT** | **no mandatory national building code confirmed in force** — voluntary TTBS small-building guide (TTS 599) | JCPC apex (not CCJ); HIGH seismic (~260 quakes >M2/yr; M7.9 1766) → insist engineered/seismic-aware, don't assume code cert; **dual title (Old-Law deeds ~75–80% / RPA Torrens)** → attorney chain-of-title; Foreign Investment Act licence gates purchase; verify code status at TTBS |

### Caribbean — BOTs + OECS / Commonwealth states

| ISO | Permit hierarchy | Notes |
|---|---|---|
| **KY** | planning permission (CPA / DCB) → building permit (BCU) → completion sign-off | Development and Planning Act 2021 Rev + Building Code Regs 2021 (IBC-2009-based); planning valid 5 yr; verify minor-works thresholds + completion cert at planning.ky |
| **BM** | permitted dev / planning permission + building permit (Dept of Planning) → Certificate of Completion and Occupancy | Development and Planning Act 1974 + GDO 1999 + Building Act 1988 + BBC/BRBC 2014; listed buildings + Historic Protection Areas; non-Bermudian ARV-band restrictions gate purchase |
| **TC** | planning permission (Physical Planning Board, ~3 mo) → building permit → Occupancy Certificate | Physical Planning Ordinance Ch. 9.02 (2021 Rev) + Dev Planning Permission Regs 2017 + TCI Building Code (hurricane); OC required before habitation + utility connection |
| **VG** | Outline Approval to Develop (Planning Authority via TCPD) → building permit → Certificate of Occupancy | Physical Planning Act 2004 + Building Regs 1999; architect/surveyor must file; post-Irma Cat-5+ code upgrade announced 2017 — confirm finalised status at bvi.gov.vg |
| **KN** | application to Dept of Physical Planning → Development Control and Planning Board → occupancy cert | Development Control and Planning Act Cap. 20.07 (St Kitts); **Nevis separate** — Nevis Physical Planning & Dev Control Regs 2021 (SRO 6); CUBiC ~125 mph design wind; ALHL/CBI gates purchase |
| **AG** | development permission (Development Control Authority) | Physical Planning Act No. 6 of 2003; DCA statutory corporation; enforcement = stop-work / fines / demolition at owner's cost; code enforcement historically weak; **Barbuda land held in common** |
| **LC** | prior written permission (Physical Planning & Dev Division) → DCA/DCB plan approval → certificate of occupancy | Physical Planning and Development Act Cap. 5.12 (2001, amd 2005); OECS Building Code / CUBiC; Pitons UNESCO |
| **GD** | development permit (Planning & Dev Authority → PPU → DCA Board, ~90 days) → Building Permit → Certificate of Occupancy | Physical Planning and Development Control Act No. 25 of 2002 (Cap. 241A); CO requires electrical-inspector acceptance first; Temp CO possible; OECS Building Code 2015 (pre-Ivan stock = red flag) |

### MENA / Gulf

| ISO | Permit hierarchy | Notes |
|---|---|---|
| **AE** | NOC + building permit (developer + municipality) | Dubai Municipality / DMT Abu Dhabi / Trakhees free zone; DCT Abu Dhabi heritage |
| **IL** | heter / heter binyan | Tama 38 ENDED 1 Oct 2022; IAA pre-1700 |
| **MA** | permis de construire (Loi 12-90) | Agence Urbaine + Commune; médinas UNESCO under heavy regulation |
| **EG** | construction permit (governorate + GOPP) | SCA for heritage; Building Code 119/2008 |
| **QA** | building permit (MoM + Ashghal) | Qatar Museums for heritage; foreign ownership 9 freehold + 16 leasehold zones gates |
| **SA** | building permit (Amanah) under SBC 201 | Heritage Commission for AlUla/Diriyah; Mecca/Medina banned non-Muslim |
| **TN** | permis de bâtir (CATU Loi 94-122) | INP for médinas UNESCO; foreigner Governor's authorization outside ONTT zones gates |
| **JO** | building permit (Building Law 79/1966) | GAM + other municipalities |
| **OM** | construction permit (Royal Decree 25/79 + 2016) | Muscat Municipality + MHUP; ITC zones for foreign ownership gates |
| **BH** | building permit (Min Works) | RERA designated areas for foreign ownership |
| **KW** | building permit (Kuwait Municipality + PAHW) | non-GCC foreigners CANNOT OWN — gating |
| **LB** | OEA + municipal + DGUP permit | Construction Code 646/2004; DGA for archaeological; post-2019 banking crisis destabilised pipeline |

### East Asia

| ISO | Permit hierarchy | Notes |
|---|---|---|
| **JP** | none / kakunin (建築確認) | private confirmation bodies allowed; ACA Cultural Properties for heritage; kensaitsuumi-shou at completion |
| **SG** | NWB / planning permission + building permit | URA Master Plan + BCA; Conservation Areas (Chinatown, Little India etc.); NHB for heritage |
| **HK** | exempt / MWCS / GBP + Consent | Buildings Ord Cap 123; AAB grading for heritage; Occupation Permit; NT 2047 lease horizon |
| **KR** | 시정명령 없이 / 신고 / 건축허가 | Cultural Heritage Protection Act + CHA for heritage; 사용승인 at completion |
| **TW** | 建造執照 + 使用執照 | 4-type building permit; Bureau of Cultural Heritage |
| **MO** | DSSCU permit (DL 79/85/M) | Lei 11/2013 Património for UNESCO Historic Centre Macao |
| **CN** | LUPP + CEPP + Construction Permit + (developer) Pre-sale Permit | SACH for 国保/省保/市保/县保; foreign land ownership FORBIDDEN |

### Southeast Asia + South Asia

| ISO | Permit hierarchy | Notes |
|---|---|---|
| **TH** | none / building permit (Building Control Act 1979) | OrBorTor / BMA issues; FAD for ancient monuments; 49% condo foreign-quota gates |
| **ID** | PBG + SLF (replaced IMB post-2021) | Cipta Kerja 2020 reform; Hak Pakai foreign-ownership gates |
| **MY** | building plan + planning approval + earthworks + CCC | Local Authority (PBT); Heritage Act 2005; CCC since 2007 replaced CF |
| **VN** | exempt / giấy phép xây dựng | Construction Law 50/2014 + amendments; Housing Law 2014 50-yr foreign leasehold gates |
| **PH** | none / building + electrical + plumbing + sanitary + mechanical + fire | PD 1096; NHCP + National Museum for heritage; 40% condo foreign-quota + LAND BAN gates |
| **KH** | none / construction permit (Construction Law 2019 + sub-decree 86) | Apsara Authority Angkor; foreigners cannot own land |
| **IN** | state-municipal building byelaws | Decentralized cadastre across 28 states + 8 UTs; ASI federal heritage; foreign-non-NRI/non-OCI banned |
| **PK** | provincial + municipal / development-authority byelaws | **No national cadastre**; provincial Boards of Revenue (Punjab PLRA); Record of Rights (mutation) presumptive not Torrens; DHA/CDA/Bahria schemes; **permit thresholds + building-code + heritage data not publicly confirmed**; HIGH seismic + SEVERE flood drive diligence |
| **LK** | UDA permit / planning + building permit | Antiquities Ordinance + Dept of Archaeology |
| **MV** | construction permit (Min Planning Housing Infrastructure) | Foreigners cannot own land — only 99-yr leasehold tourist developments |

### Asia-Pacific — Pacific Islands

| ISO | Permit hierarchy | Notes |
|---|---|---|
| **VU** | Dept of Lands (Planning & Enforcement Section) + municipal council (Port Vila / Luganville) | **Freehold abolished 1980 (Constitution Arts 73–75) — registered lease ONLY (≤75-yr, Land Leases Act Cap 163)**, strata over lease; **building-code + permit thresholds + heritage data not publicly available — verify**; EXTREME cyclone+seismic+tsunami+volcanic (Pam 2015; M7.3 Dec-2024) → structural/seismic review essential; lease-tenure decay + Lessor's Consent = #1 diligence item |

### Sub-Saharan Africa

| ISO | Permit hierarchy | Notes |
|---|---|---|
| **ZA** | exempt / building plan + occupancy certificate | NBR Act 103/1977 + SANS 10400; SAHRA s.34 — **>60-yr structures trigger heritage approval** |
| **NA** | municipal building plan + occupancy (ZA-parallel pattern) | Roman-Dutch deeds (Deeds Registries Act 47/1937); **permit thresholds + compliance-cert + heritage regime NOT primary-verified — verify with conveyancer + local authority**; no DDT |
| **BW** | city/town/district-council building control | Roman-Dutch common law; freehold via Registrar of Deeds + Land Boards (tribal); **build-era code + permit thresholds + heritage data not publicly available — confirm with council + engineer** |
| **NG** | state building plan + completion certificate | Lagos LASPPPA + Abuja FCDA; Land Use Act 1978 leasehold-only gates |
| **KE** | development approval + occupation certificate | PLUPA 2019 + revised Building Code 2024; Land Control Board for agri-land |
| **MU** | BLP (Building Control Act 2012) | district / municipal council issues |
| **CV** | licença de construção (Lei 134/IV/95 + DL 3/2007) | IIPC for Cidade Velha UNESCO + heritage |
| **SC** | planning permission + building permit | Town and Country Planning Act 1972 |
| **GH** | development permit + building permit (MMDAs) | GMMB for Cape Coast / Elmina UNESCO + Larabanga |
| **RW** | BPMS electronic platform | Law 04/2015 + Building Code Order 2009; RCHA for heritage |

### Caucasus + Central Asia + Turkey

| ISO | Permit hierarchy | Notes |
|---|---|---|
| **GE** | Class I exempt / class II–V construction permit | Resolution 405 of 2009; Min Education Science Culture Sport for heritage |
| **TR** | none / yapı ruhsatı + iskan ruhsatı | İmar Kanunu 3194 + Yapı Denetim 4708; KUDEB for SİT zones; **2018 imar barışı YKB** mass amnesty (one-time) |
| **AM** | minor / construction permit | Decree 596-N/2015; Ministry Edu Science Culture Sport for heritage |
| **AZ** | declaration / tikinti icazəsi | Urban Code 2012; State Architecture Committee + municipality |
| **KZ** | minor / construction permit (akimat + GASK) | Construction Code 253-VIII (in force 1 Jul 2026; replaced Law 2001) |
| **UZ** | minor / construction permit (State Inspection) | Cab Resolution 218/2018; UNESCO Samarkand/Bukhara/Khiva tight regime |

---

## Cross-references

- **Listing-vs-cadastre surface mismatch** (a frequent permits-related red flag): see `shared/integrity-checks.md` § Listing-vs-cadastre cross-check
- **Heritage / off-plan / plot-only / probate / auction property-types**: see `shared/property-types.md` for the type-specific overlay templates
- **Renovation buyer journey**: see `shared/journeys.md` § `--journey=renovation`
- **TCO impact** of permit fees and architect/engineer mandates: see `shared/tco-calculator.md`
- **Active reforms** affecting permitting (CZ 283/2021, SK 200/2022, FI RakL 751/2023, NL Omgevingswet 2024, DL Salva Casa IT 2024, LURA 2023 UK): cross-reference to `shared/regulatory-watch.md` for date-stamped tracking

## Confidence & maintenance

- **Confidence: HIGH** for FR/IT/ES/PT/DE/AT/CH/UK/IE/NL/BE/SE/NO/DK/FI/CZ/SK/PL/HU — primary-source legislation cited.
- **Confidence: MEDIUM** for Western Balkans / Eastern Europe non-EU / Latin America / MENA / SSA — regulatory architecture stable but per-country numeric thresholds vary at municipal/regional level not always captured here.
- **Confidence: LOW** for Caribbean / SE Asia non-major / Pacific micro-states — relatively thin English-language primary-source coverage; verify locally before transaction (KY/BM building codes IBC-based; KN/LC/GD CUBiC/OECS Building Code). The Batch-D Phase-C additions (**NA, BW, PK, TT, VU**) carry the building-permit thresholds + conformity/occupancy-certificate process + heritage regime as **data not publicly confirmed this pass** — their entries surface the structural/title/hazard facts (primary-sourced to each playbook) and explicitly defer the numeric permit detail to the named local authority. TT's stand-out fact is verified: **no mandatory national building code confirmed in force** (voluntary TTBS TTS 599 only).

**Last verified**: 2026-05-28 (core corpus); 2026-06-13 (NA, BW, PK, TT, VU additions)