Dealing with Construction Permits in
Argentina
Listed below is detailed summary of the procedures, time and costs to build a warehouse —including obtaining necessary licenses and permits, completing required notifications and inspections and obtaining utility connections.
The information appearing on this page was collected as part of the Doing Business project, which measures and compares regulations relevant to the life cycle of a small- to medium-sized domestic business in 183 economies. The most recent round of data collection for the project was completed in June 2011.
-
Building a warehouse
-
Estimated Warehouse Value:
ARS 1,248,576
- City: Buenos Aires (Ciudad autonoma de)
| No. |
Procedure |
Time to Complete |
Associated Costs |
| 1 |
Cadastral Consultation with Authorities
Consultation is a prerequisite for clarifying subsequent procedures. The land ownership certificate, the plot surface area, and the terrain and cadastral measurements are confirmed. Proof is issued.
Agency: General Directorate of Fiscalization, Works and Cadastre (Dirección General de Fiscalización de
Obras y Catastro DGFOC)
|
1 day
|
ARS 35
|
| 2 |
Request and obtain Perimetral Measurements
Agency: General Directorate of Fiscalization, Works and Cadastre (Dirección General de Fiscalización de
Obras y Catastro DGFOC)
|
2 days
|
ARS 30
|
| 3 |
Request and obtain Land Title (nomenclatura parcelaria) from Cadastral System (Sistema Cadastrales Sociedad Anonima)
Agency: General Directorate of Fiscalization, Works and Cadastre (Dirección General de Fiscalización de
Obras y Catastro DGFOC)
|
2 days
|
ARS 30
|
| 4 |
Request and obtain Certificate of Level (la certificacion de nivel)
According to the Decree on Fiscal Fees and Tariffs for 2007, the fee for the certificate of level is ARS 27 plus VAT (21%). The certificate is required for areas that do not have definite leveling maps. Nonelevated industrial zones have updated, precise level outlines. Along with the land specifications (parcel nomenclature), the authority will require this certificate and will make a note in the “certificate of line and dimensions of district” (Certificate de Línea y Dimensions de Manzana).
|
2 days
|
ARS 33
|
| 5 |
Obtain Certificate of Line and Dimensions (Certificado de Linea y Dimensiones de Manzana)
|
2 days
|
ARS 33
|
| 6 |
Obtain construction work use form (formulario Uso Conforme)
Similar to a zoning certificate, the form is issued according to the Urban Planning Code.
Agency: General Directorate of Fiscalization, Works and Cadastre (Dirección General de Fiscalización de
Obras y Catastro DGFOC)
|
1 day
|
ARS 33
|
| 7 |
Request and obtain Certificate of Project Drawings (Certificado de Encomienda) from College of Professional Architects
Effective February 1, 2008, the fee for the certificate of project drawings is ARS 480 for areas between 1,000 sq. m and 2,500 sq. m.
Agency: College of Architects
|
1 day
|
ARS 480
|
| 8 |
Present the designs and layouts to Cadastral System (Sistema Cadastrales Sociedad Anonima)
The fee is ARS 2.65 per sq. m. On average, the time required is 48–72 hours.
Agency: General Directorate of Fiscalization, Works and Cadastre (Dirección General de Fiscalización de
Obras y Catastro DGFOC)
|
3 days
|
ARS 3,447
|
| * 9 |
Request and obtain a Form for construction works
|
1 day
|
ARS 15
|
| * 10 |
Request and obtain a “Volante Ochava” form
|
1 day
|
ARS 30
|
| * 11 |
Request and obtain Sanitary Installation Plans (Plano de Instalación Sanitaria)
|
45 days
|
ARS 3,902
|
| * 12 |
Request and obtain Electricity Installation Plans (Plano de Instalación Eléctrica)
|
44 days
|
ARS 3,902
|
| * 13 |
Request and obtain Delineation and Construction Rights (Derechos de delineación y construcción)
The fee for this procedure is ARS 3.31 per square meter plus VAT, which amounts to ARS 4.00 per sq. m. This fee base is provided for by the Classification of Tariff Law. After completing the form and paying the fee, the company representative receives an attestation.
|
1 day
|
ARS 5,202
|
| 14 |
Request and obtain a new construction project permit (Permiso de Obra Nueva)
The permit fee is ARS 4 per sq. m. In this case, the total fee would be about ARS 5,202.40.
To request and obtain a new construction project permit, BuildCo must submit the following plans and documentation:
- Affidavit for the construction project.
- Particulars on the signatory.
- Building company details.
- Certificate of use pursuant to the provisions contained in the Urban Planning Code.
- Property titles and purchase agreement (boleto de compra de venta), which is proof of ownership of land for warehouse construction.
- Project plans.
-- Cadastral plan, delimiting the plot for warehouse construction.
-- Fire station installation map.
-- Sanitary installation plan.
-- Electromechanical plans (elevators, pumps).
-- Structure plan.
-- Land survey.
-- Excavation record, if applicable.
-- Land titles (certificados parcelarios) of construction work layout.
After the application, the city of Buenos Aires (Gobierno de la Ciudad de Buenos Aires, GCBA) approves the company's project drawings (which determine the cost) and issues the project record number.
If construction work has not yet started during a 3-year period (from the plan registration date to the granting of the respective permit), the permit and the respective record will expire. The construction fees and approved delineation will be forfeited. After the Accounting Department (Dirección de Fiscalización de Obras y Catastro) issues the relevant resolution (disposición), the expired record is sent to the general files for permanent and final storage.
The developer must notify the Instituto de Estadistica y Registro de la Industria de la Constrccion (IERIC) once during its "existence," but it is compelled to notify each construction startup through the completion of an enclosed form. Before starting construction, the company posts the announcement of machinery works.
Agency: GCBA - Dirección de Fiscalización de Obras y Catastro
|
90 days
|
ARS 5,202
|
| * 15 |
Request and obtain Environmental Impact Assessment Certificate
Other documents needed include the following:
- Environmental Assessment Impact form (Formulario Categorización Impacto Ambiental Tipo Ie).
- DDJJ through Form Annex II Dcto 1352/02.
- Formula Polinómica s/ Annex VIII de Resol. 873–SSMAMB/ 04.
- Aide memoire (memoria descriptiva) with the signature of the main representative (firma del titular) s/ Annex Vd Decree 1352/02 that includes:
-- Description of the activity, including materials and inputs, supply and storage processes, operation and location of the machinery used, logistics to deliver products and services, and the like.
-- Further details or clarifications on emissions, solid waste, noise vibrations from machinery, and so forth (including results from the formula polinómica).
-- Detailed information on cargo-handling logistics.
-- Detailed information of construction projects designed to mitigate negative impacts.
-- Detailed information on land usage.
-- Fire prevention plan.
-- Waste management plan.
- Environmental impact map.
- Registration number in the Registry for Consultants and Professionals (Reg. No. 344 Evaluac. Ambtal. 4/10/00).
- Encomienda to the Professional Council.
- Notarized copy of the property title.
According to O.F. and T. 2007, the environmental assessment fee for a warehouse larger than 500 sq. m. is stipulated in the modifications to Law No. 123 through Resolution No. 873–SSMAMB/ 04.
If the report is complete, the certificate should be issued in 30 days.
Agency: Ministries of the Environment and Regional Development, Urban Planning, and Industry, Commerce and Labor (Secretarías de Medio Ambiente y Desarrollo Regional, de Planeamiento Urbano y de Industria, Comercio y Trabajo), acting on a joint basis.
|
60 days
|
ARS 124
|
| 16 |
Receive construction startup inspection
A record of inspection agents may be found at the city of Buenos Aires Web site (www.buenosaires.gov.ar).
1.2.1.3. Inspection Schedule (Building Code)
All inspections must be completed within 24 hours of such request, no matter where the building is located, and according to construction industry schedules and working days, except for municipal schedules and holidays.
After the application is submitted at the public works office counter, the inspection schedule will be fixed for the following day, depending on the radius within which the construction work is located. In practice, inspectors visit the location in 7–14 days. Suspension of construction is not required. There are four inspections for each type of work, but each one is processed through professional supervisors (Profesionales Verificadores de Obra, PVO). The inspection fee is paid, before registration, together with that for construction rights.
The construction inspection fee is 1% of project value. The inspection fee is paid while applying for construction rights. The average wait time is 7–10 days.
Agency: GCBA
|
1 day
|
ARS 12,486
|
| 17 |
Notify the GCBA on completion of the construction work foundation and receive inspection
In practice, the inspectors visit the location in 7–14 days. Suspension of construction is not required.
Agency: GCBA
|
1 day
|
no charge
|
| 18 |
Notify the GCBA on completion of the construction work structure and receive inspection
In practice, the inspectors visit the location in 7–14 days. Suspension of construction is not required.
Agency: GCBA
|
1 day
|
no charge
|
| 19 |
Notify the GCBA on completion of the construction work masonry and receive inspection
In practice, the inspectors visit the location in 7–14 days. Suspension of construction is not required.
Agency: GCBA
|
1 day
|
no charge
|
| 20 |
Notify the GCBA on completion of construction work and receive inspection
To receive a work completion notice, BuildCo must submit the following documents to the city of Buenos Aires:
- A document from Directorate of Real Estate and Registry, proving the sworn declaration of completed work. That form is obtained in that directorate and displays the proprietor’s signature, in addition to a simple heliographic copy of the building plan.
- Original plan of the work in fabric or film transparent polyester, which can be unified (architecture and structures) or displayed in two separated originals.
- Architecture plans (six heliographic copies) and structure plans (six heliographic copies).
- Plans on fire protection (two copies).
- Descriptive record with detail of materials and elements used in the completed work (original and copy).
- Form of statistics.
- Request of sworn declaration of completion (triplicate).
- Plan showing medical facility.
BuildCo must submit an affidavit on completion of the construction work. After that, the administrative authority has 60 working days to verify the affidavit’s accuracy and truthfulness. According to the Building Code, this action releases contractors involved in the construction from liability, leaving the owner as the sole liable party. Even so, neither the final approval nor the affidavit nor the final construction plans are required for municipal approval of the warehouse.
In practice, the inspectors visit the location in 7–14 days. Suspension of construction is not required. The city of Bueno Aires verifies compliance of construction work with the approved plans and grants a fire inspection certificate (previously a fire department responsibility).
Agency: GCBA
|
1 day
|
no charge
|
| 21 |
Notarize the forms required for final authorization
A notary public draws up the authorization deed (escritura de habilitación). Although the average fee is ARS 500, the fee depends on the size of the work.
Agency: Notary Public (Escribano Público)
|
7 days
|
ARS 500
|
| 22 |
Request and obtain final authorization (Habilitacion Municipal)
According to applicable regulations, authorization may be granted provisionally (pending final authorization) for the construction of either (a) a new facility or any of its parts or (b) any extension or modification to an existing one. However, the use must coincide with that stated on the documents for the project approved for execution, provided that the relevant part has been completed pursuant to applicable regulations.
Final authorization must be requested within 30 days of work completion. In practice, this takes 6 months after the authorization file is submitted.
As required by the type of authorization procedure, the construction professional (architect, engineer, construction foreman, land surveyor) must prepare the documents. The following forms must be purchased from the corresponding professional board (consejo profesional):
- Request for authorization.
- Usage certificate (certificado de uso conforme).
- Building design affidavit (declaración jurada de conformación del local).
- Overload certificate (certificado de sobrecarga), if applicable.
- Site layout, if applicable.
- Plans or final certificate of fire, ventilation, and mechanical installation, if applicable.
- Certificate or supporting document attesting to the submittal of the environmental aptitude application (solicitud de aptitud ambiental) (Law 123, Law 452, and regulatory decrees).
For this purpose, if requested, the construction professional must verify whether the site’s building conditions conforms to the pertinent zoning. If necessary, the professional must also consult with the Urban Planning Institute (Consultora Planificacion Urbana, CPU) before starting the procedure. The cost is ARS 1,635.60
(ARS 335 plus an honorarium for the participating independent professional of 1 ARS/ sq. m.). In this case, the professional can be part BuildCo.
Agency: General Building Authorization and Permit Department (Dirección General de Habilitaciones y Permisos – DGHP)
|
173 days
|
ARS 335
|
| 23 |
Register the building
The building must be registered at the Revenue Department (Dirección de Rentas) by submitting final approved plans.
Agency: Dirección de Rentas
|
1 day
|
no charge
|
| * 24 |
Request and connect to telephone services
No additional requirements exist for obtaining telephone service. Within 10 working days of the phone request, an installation invoice is issued. The connection is made within 17 working days.
Agency: Telecom S.A. or Telefónica S.A.
|
30 days
|
ARS 182
|
| * 25 |
Request and connect to water services
To obtain a connection to potable water service, the final construction work layout (with the relevant certificate issued by the municipal authorities) must be submitted at the commercial office in the zone where the construction site is located. On submittal, a provisional invoice will be issued according to the size of the construction site. Once the application for connection is filed, an inspector visits the construction site to verify the type of connection required. The connection is made within 72–92 hours of that determination.
Agency: Aguas y Saneamientos Argentinos S.A.
|
14 days
|
ARS 662
|
* Takes place simultaneously with another procedure.