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Stage 3 of 8

Start of construction and foundations

Here, the administrative preparation turns into real construction. The protocol certifies the discovery of the site and the determination of a line and level for the specific construction, but does not show how far the execution went after that.

Current topicStart of construction and foundations
What to do now

Ask for the documentary link between the permit, the site and the exact phase.

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Where this stage fits

  1. 01 Land, planning and designBefore construction begins, clarify the rights over the land, the planning rules and the proposed design.
  2. 02 Building permitThe permit states what may be built, identifies the developer and lists the approved designs. It does not prove that construction has started or been completed.
  3. 03 Start of construction and foundationsAfter the opening of the construction site and the determination of the line and level, the work on the permitted construction begins - first on the excavation and the foundations.
  4. 04 Construction and Act 14Act Form 14 certifies acceptance of the structural frame. It is related to the concept of "rough construction", but the two do not always mean the same thing.
  5. 05 Finishing works and utility connectionsWork continues on the façades, building systems, common areas and utility connections. Even if the building looks finished, that does not mean it has been authorized for use.
  6. 06 Preparation for acceptance and Act 15With Act Form 15, the builder hands the construction and its documents to the developer, and its readiness for acceptance is recorded. This is not the final authorization for use.
  7. 07 CommissioningAccording to the category, the final document is a permit to use or a certificate of commissioning. The colloquial "Act 16" can mean a variety of things.
  8. 08 Property handover and maintenanceAt handover, the parties record the keys, the property's condition, meter readings and any observations. Maintenance and condominium obligations follow.

How this stage unfolds

What happens on site?

Visible construction work and the documents recording specific events are connected, but they are not the same thing. Check each separately.

Construction work

The site is organized, the building is laid out according to the determined lines and levels, and earthworks begin. Depending on the terrain, strengthening, drainage, excavation, sub-layers, foundations and underground parts can be performed.

Some of the works soon become invisible under subsequent layers. Therefore, the construction process uses specialized acts and protocols for hidden works and controlled levels; the site visitor cannot replace them with just a photo.

For the buyer

Why does it matter to the buyer?

The exact positioning and construction of the foundations affect the entire building. The opening protocol helps identify which permit is being implemented and when, but it must refer to the correct block or phase.

If the contract links payment to "commencement of construction", check how this term is defined. A marketing announcement, ground breaking and the applicable building protocol can be different events.

Who can help?

The construction supervisor and technical supervisor have roles in the construction process and documentation. An independent engineer can explain the visible works and what should normally be documented.

The lawyer reviews the contractual meaning of the event and whether the evidence presented conforms to the clause. Don't expect the technical specialist to give a legal opinion or the lawyer to accept the quality of the foundations.

Next stage

What usually comes next?

The supporting structure is built in stages from the underground part to the slabs, the vertical elements and the roof structure. The visible height of the building is not in itself an acceptance of the structure.

The next important document is Act 14 for the specific construction or stage. When you check it, compare the specified building permit, scope and participants.

Before relying on this stage

What do you need to clarify?

Determine which event has occurred: an open site, defined line and level, excavation started or foundations completed. Then check how this event relates to the permit and phase of your property.

If the contract uses this stage, read which document must be presented, who notifies the buyer and whether there is a deadline or right to check before further action.

Before you continue

Checklist

Use this list when speaking with the seller or a specialist. A tick only records your progress; it does not verify the condition of the property or the works.

  1. 01

    Compare the permit number, developer, construction description and phase in the protocol.

  2. 02

    Check the date and scope of the opening without assuming that a document for one building covers the entire complex.

  3. 03

    Ask who exercises construction supervision, who keeps the order book and where applicable construction documents are kept.

  4. 04

    On inspection, distinguish the visible work from the authenticated event and note what cannot be seen after its closure.

  5. 05

    If there is a payment, read the exact contract clause and ask for the exact proof specified in it.

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Sources

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This content is educational and does not replace a qualified professional's review of the documents for a specific property.

Version 2 · The content is published but has not yet been reviewed by a specialist.

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