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Stage 1 of 8

Land, planning and design

This is the preparatory stage. Here it is clarified who has the right to build, what the current plan allows and how these conditions are reflected in the building design. No single reference alone answers all questions.

Current topicLand, planning and design
What to do now

Compare the location and layout conditions without accepting the renderings as part of the approved project.

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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

Before the excavation, there is work that is almost invisible from the street: geodetic surveying, field surveys, baseline data, assignments and development of the project parts. The architectural solution is coordinated with construction, installations, access, fire safety and other requirements for the specific construction.

During this period, the advertisement preview may change because not every solution shown is necessarily part of a final approved project. Lack of physical activity does not necessarily mean lack of preparation, and a fence or clearing of the field does not in itself prove a permitted construction.

For the buyer

Why does it matter to the buyer?

This is where the basic conditions for future construction are defined: what may be built, how access will be provided, which restrictions apply and on what basis the developer has the right to build. A discrepancy in the site, phase or project version may mean that the advertised layout does not match the approved project.

It is also important for the buyer to know what has not yet been decided. The early draft carries more unknowns; they should be reflected in the way you compare bids, review contracts, and plan timelines and costs.

Who can help?

An architect or engineer can read layout specifications and design constraints and tell the difference between an idea, an approved part, and an actual implementation. A land surveyor is suitable for boundary and land identity issues.

An independent lawyer verifies the real rights and conditions in the contract. The municipality maintains the relevant planning and construction files, but the administrative reference does not replace the legal verification of the specific case.

Terms you will encounter
UPIRight to build

Next stage

What usually comes next?

The next step is authorization of the specific construction based on the approved documents. When a permit is presented, check the issuer, developer, property, description, phase and effective date.

Do not assume that the early documents and permit cover the same scope: one marketing name may span several separate permits or stages.

Before relying on this stage

What do you need to clarify?

Identify the exact land parcel, the developer and the legal basis for the right to build. Ask for a clear distinction between the PI, the UPI, the individual phases and the unit being offered.

Find out which version of the project you're seeing and which parts have already been approved. Ask how access, parking, common areas and external connections are dealt with, rather than taking it from the ad scheme.

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 PI, UPI, address, neighborhood, boundaries and purpose; note any difference that needs to be explained.

  2. 02

    Ask for the documents that show the ownership of the land or the right to build, and review them with an independent lawyer.

  3. 03

    Determine whether the offer is for a specific phase, block and future unit, rather than only a trade name for the complex.

  4. 04

    Compare the advertised layout and specification with the current project version, and keep the version that will be attached to the contract.

  5. 05

    Ask which elements - access, landscaping, parking and connections - are in the same project and which depend on separate procedures.

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Sources

Check the official source

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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