Dealing with Construction Permits in
Slovenia
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.
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Building a warehouse
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Estimated Warehouse Value:
EUR 2,000,000
- City: Ljubljana
| No. |
Procedure |
Time to Complete |
Associated Costs |
| 1 |
Obtain the location information
Before preparation of the project documentation, either the investor or the project manager must acquire location information. The location information includes data on plot conditions, as determined by the municipal Spatial Acts (zoning laws), and data on the intended use of the area.
A copy of the cadastral plan of the plot should be attached to the application for the location information.
The cost for the procedure is a stamp duty of EUR 17.73 for the location information and EUR 1.42 per sheet of the cadastral plan.
According to the Spatial Planning Act amended in 2008, the applicant is not obliged to obtain the location information any more. Also, according to the Construction Act amended in 2008, the location information is no longer a part of the project documentation for building permit. All data included in the location information must be obtained ex officio by the local administration that issues the building permit. However, in practice obtaining the location information is still done by most applicants to provide additional guarantee. Additionally, the location information provides a clear list of project approvals that must be obtained in the process of obtaining the building permit for the area in question. Location documents can be obtained online on http://www.gu.gov.si/en. This lagged reform has allowed anybody to obtain land maps, geodetic data directly online.
Agency: City of Ljubljana
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1 day
|
EUR 18
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| 2 |
Obtain project conditions from water and sewage provider
Project conditions from the water and sewage provider - JP Vodovod-Kanalizacija d.o.o. must be obtained before the project design is completed in order to define all special requirements which should be taken into consideration while preparing the project design with respect to the connecting of the building to the water and sewage network.
According to the last amendment to the Construction Act which came into force on 15 April 2008, all agencies authorized for issuing the project conditions and approvals to the project solutions (i.e. water provider, electricity provider etc.) must issue the aforementioned conditions and approvals to the investor or to the project manager free of charge. The project conditions must be issued in 30 days (15 days in case of simple constructions) from the day of submitting the application. In case the project conditions are not issued within the aforementioned deadline, it is deemed that the agency does not impose any conditions to the project design. It is deemed that the authority gives its approval to the project approval stage. That means that the investor may start soliciting the building permit without attaching the project approval to the application (the investor must only attach the confirmation of receipt of the application for the project conditions as a proof that the application was filed to the agency). Nevertheless, the agency can still impose its conditions later when the building permit is being obtained and in that case the investor must apply for the project approval.
Further under the new Construction Act, the investor is not obliged to obtain the project conditions in case that the construction area in question is covered by the spatial planning act. In that case authorized agencies already gave their opinions regarding the spatial arrangement of the area already in the process of adopting the spatial planning act. In that case the investor is obliged to obtain only the authorized agency` s approval to the project approval. A draft of the project design is an obligatory attachment to the application for the project conditions.
Agency: JP Vodovod-Kanalizacija d.o.o
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15 days
|
no charge
|
| * 3 |
Obtain project conditions from electricity company
The project conditions must be obtained from Elektro Ljubljana d.d. before the project design is completed in order to define all special requirements that should be taken into consideration while preparing the project design with respect to the electrification of the building. No formal feasibility study is required. Applicants for electricity service must obtain general approval of the location documentation. This approval is issued after an on-site examination has been completed and the layout of the future electrical connection determined, provided that no hindrances emerge.
According to the last amendment to the Construction Act which came into force on 15 April 2008, all agencies authorized for issuing the project conditions and approvals to the project solutions (i.e. water provider, electricity provider etc.) must issue the aforementioned conditions and approvals to the investor or to the project manager free of charge. The project conditions must be issued in 30 days (15 days in case of simple constructions) from the day of submitting the application. In case the project conditions are not issued within the aforementioned deadline, it is deemed that the agency does not impose any conditions to the project design. It is deemed that the authority gives its approval to the project approval stage. That means that the investor may start soliciting the building permit without attaching the project approval to the application (the investor must only attach the confirmation of receipt of the application for the project conditions as a proof that the application was filed to the agency). Nevertheless, the agency can still impose its conditions later when the building permit is being obtained and in that case the investor must apply for the project approval.
Further under the new Construction Act, the investor is not obliged to obtain the project conditions in case that the construction area in question is covered by the spatial planning act. In that case authorized agencies already gave their opinions regarding the spatial arrangement of the area already in the process of adopting the spatial planning act. In that case the investor is obliged to obtain only the authorized agency's approval to the project design. A draft of the project design is an obligatory attachment to the application for the project conditions.
Agency: Elektro Ljubljana d.d.
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15 days
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no charge
|
| 4 |
Obtain project approval from electricity company
After the project design has been prepared, approval by the same agencies which previously imposed conditions on the project design must be obtained, confirming that the project design is completed in accordance with the requirements stated in the project conditions. Approval from the electricity company is necessary to obtain the building permit and to connect the premises to the electricity network.
As already stated (Procedure 4), the authorized agencies' approvals to the project solutions are according to the last amendment to the Construction Act free of charge. The authorized agency must issue the approval (or disapproval) to the project solutions in 30 days from the moment the application was submitted. If the agency' s approval (disapproval) is not issued within the 30 days, it is deemed that the agency has given its approval (i.e. the investor may start with the building permit obtaining procedure without attaching the project approval to the application).
The obligatory attachment to the application for the project approval is a part of project design which applies to the electrification of the building. The agency may require additional attachments (such as proof of ownership of the land etc.).
Once the approval to project solutions is obtained, the next step to be taken regarding the electrification of the building is obtaining the approval for connecting to the network. Connection approval must be issued in 30 days from the day of submitting the application, however the practice is that the connection approval is usually issued in 14 days. The connection approval must be issued free of any charge. The application for connection approval may be submitted before the building permit is obtained. In that case the investor must obtain the building permit and submit it to the utility in two years from the date the approval to connect to the network was issued. In that case the validity of the connection approval is automatically pro-longed for the next two years. Within that time the investor must fulfill all technical requirements (in order to connect to the electricity network) stated in the issued connection approval. In the case the investor fails to obtain the building permit or to fulfill all technical requirements from the approval in the mentioned deadlines, the issued connection approval is not valid any more (unless the validity of the connection approval is pro-longed by the utility).
Once the approval for connecting to the network is obtained, a connection contract may be concluded with the utility (time needed is 1 day). The connection contract defines all rights and obligations of the parties with respect to the payment for connection, its setting up, maintenance of the grid connection and other rights and obligations of the parties. The connection fee depends on the main power fuses needed (connection fee for 132 kW amounts to 11.312 EUR and for 148 kW 12.683 EUR (VAT included)). Once the connection fee is paid, the process of connecting to the electricity network may start .
Agency: Elektro Ljubljana d.d.
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30 days
|
no charge
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| * 5 |
Obtain project approval from water and sewage provider
After the project design is completed, approval from the same agencies which imposed conditions on the project design must be obtained, confirming that the project design is completed in accordance with the requirements stated in the project conditions.
As already stated in (Procedure 2), the authorized agency’s approval to the project solution is according to the last amendment to the Construction Act free of any charge. The authorized agency must issue its approval (or disapproval) to the project solutions in 30 days from submitting the application. If the agency's s approval (disapproval) is not issued within the 30 days, it is deemed that the agency has given its approval (i.e. the investor may start with the building permit obtaining procedure without attaching the project approval to the application).
The obligatory attachment to the application for approval to the project solutions is a part of the project design which applies to connecting of the building to the water and sewage network.
This procedure can take place simultaneously with previous procedure.
Agency: JP Vodovod-Kanalizacija d.o.o
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30 days
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no charge
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| 6 |
Apply for and obtain a building permit from the Administration Unit Ljubljana
According to the amended Construction Act, the obligatory attachments to the application for the building permit are the project design (at least two copies) and the certificate of the right to build (i.e. excerpt for the land registry as a proof of ownership of the land). The project design must be prepared by the licensed architect. The project design includes data on location of the building, schemes, architectural plan, plan of building structures, plan on electrical installations, etc. The obligatory attachment to the application is a copy of all previously obtained approvals to the project solutions (please see Procedure 5 and 6).
The administrative unit issues the building permit if the following conditions are fulfilled:
- project design is completed in accordance with the applicable spatial plans
- project design is prepared by a licensed architect
- all required approvals have been obtained
- project design is prepared in accordance with the valid legislation
- contributions prescribed by law have been paid (i.e. administrative tax for the application for the building permit, public utilities charge, compensation for degradation of the environment)
- building will be furnished with the minimal standard of the utility services (i.e. electricity, water and sewage etc.).
The building permit is no longer valid if the investor fails to commence construction of the building in three years (two years in the case of the less complex constructions) from the date the building permit became final.
According to the law, the administrative unit shall issue a building permit in 2 months (60 days) from the day the application (including all obligatory attachments) was submitted. This can take longer in practice but official statistics show that the legal time limit of 60 days is a safe time estimate.
The cost depends on the value of the construction. The cost for building permit for a construction worth EUR 2 million, as it is in BuildCo's case, is EUR 730.00.The method for calculating the cost for issuing the building permit is the same, only the limit has changed from EUR 417,292.61 to 420,000.00 EUR. For example, if the construction value is EUR 420,000.00, the administrative tax is EUR 3.88 for the application itself and EUR 567,20 for the building permit. If the value of the construction is higher than EUR 420,000.00, the administrative tax is EUR 3.88 for the application itself and 0,01 % of the construction value for the building permit (0,01 % of the value of the construction applies only to the value of the construction exceeding EUR 420,00.00, in addition EUR 619.72 that applies to the value of the construction up to EUR 420,000.00). The costs for the building permit for a construction worth EUR 2 million would therefore be:
- Admistrative tax for the application: EUR 3.55
- Administrative tax for the building permit: EUR 777,72.
Note (EUR 2,000,000.00 - EUR 420,000.00)× 0,01% + EUR 619.72= EUR 158 + EUR 619.72 = EUR 777,72
Agency: Administration Unit Ljubljana
|
60 days
|
EUR 782
|
| * 7 |
Hire a geodesist company to conduct marking out before construction and after construction
BuildCo would be using the services of a licensed geodesist company or specialist before the construction and after the new building is completed. Before construction, BuildCo must ensure that the construction is marked out according to the building permit. A written notice stating the date and the place of marking out shall be sent to the municipal administration at least 8 days before commencement of the works. The associated cost depends on the size of the construction and on the number of corners (for example, for the building with 4 corners the price is between 370 and 700 EUR). This procedure is a prerequisite for the Technical Examination by the Administration Unit Ljubljana.
After construction, the company needs to undertake a new study and prepare a geodetic plan of the new state of the plot. The associated cost depends on the size of the construction and on the number of corners (for example, for the building with 4 corners the price is between 370 and 700 EUR). This segment came as reform under the Construction Act (2008).
Agency: Authorized Geodesist company
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1 day
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EUR 960
|
| 8 |
File the report of the construction site with the Labor Inspection
According to the regulations on labor safety at construction sites, BuildCo must prepare a report on the site and send it to the Labor Inspection at least 15 days before starting construction work.
Agency: Labor Inspection Agency
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1 day
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no charge
|
| 9 |
Request license for use and receive technical examination by the Administration Unit Ljubljana
The cost for technical examination depends on the value of the construction, namely 0,05 % from the construction value with the maximum fee of EUR 271.83. For the construction worth EUR 2 milion, the fee would be EUR 271.83.
Agency: Administration Unit Ljubljana
|
45 days
|
EUR 272
|
| * 10 |
Obtain the license for use
The application for a license to use must be filed in 8 days from the conclusion of construction works. The application shall state that the building was constructed in accordance with the building permit (the date and the number of the building permit must be also stated).The obligatory attachments to the application for license for use are:
- project design of executed works (prepared by licensed architect)
- geodetic plan of the new state of the plot with the completed construction (prepared by the authorized geodetic company, the costs vary between different geodetic companies (for the building with total surface of approximately 1,300.6 m2, the price is between 350 and 700 EUR)
- certificate of reliability of the construction, signed by the responsible site manager, if appointed, and by the responsible project leader and the responsible supervisor
- project plan regarding the maintenance and operation of the building, stating the minimal time limits for regular examinations and the scope of maintenance work
- other documents, if required by special regulation.
If the Administrative Unit establishes that the application has all obligatory attachments, it names the commission for technical examination of the building and determines the date of the examination (Procedure 1).
If the commission for technical examination establishes that the building was constructed in accordance with the issued building permit, the Administrative unit issues the license for use.
The costs of the license for use are 3,88 EUR for the application and 15,49 EUR for the decision on issuance of the license for use, together 19,37 EUR. According to the law the administrative unit shall issue the license for use in 2 months (captured in previous and this procedure) from the day of submitting the application.
Agency: Administration Unit Ljubljana
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12 days
|
EUR 19
|
| 11 |
Project for registration in official records
According to the Real Estate Recording Act, the investor must file the application for registering the building into the Cadastre of buildings in 30 days from conclusion of all construction works or in 30 days from beginning of use of the building. In each case, the application shall be filed before the investor notifies its registered seat in the building (i.e. at the address of the building). If the application for registering the building is not filed in 30 days from beginning of use or conclusion of all construction works, the Surveying and Mapping Authority invites the investor to file the application in three months under the threat that a fine will be imposed upon him if the application is not filed as required by the Authority.
Please note that the Construction Act defines the final deadline for registering the building into the Cadastre of buildings, which is 15 days after the decision on issuance of the license for use becomes final.
The obligatory attachment to the application is the geodetic analysis on the building (project of the building) prepared by the authorized geodetic company in the earlier stage. Administrative tax for the application for entering the building into the Cadastre of buildings is EUR 19,37. The project of the building is than transferred to the authorized agency together with the application for registering the building into the Cadastre of buildings. The building is than registered in additional 2 to 3 months from the day the application (together with the obligatory attachment, i.e. geodetic analysis) was submitted to the authorized agency.
Authorized agency is the Regional Surveying and Mapping Authority.
Agency: Regional Surveying and Mapping Authority
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45 days
|
EUR 19
|
| * 12 |
Apply for water and sewerage connection
Once the building permit is obtained, the investor may apply for connection approval to the Vodovod-Kanalizacija d.o.o. (hereinafter: the "utility").The obligatory attachments are:
- the building permit
- proof of ownership of the land
- plan of the plot showing the position of the building on the plot
- project of grid connection to the water and sewage network (it may be prepared by the utility or other company; the costs for the project regarding the connection to the water network amount to 240 EUR and regarding the connection to the sewage network 304 EUR).
The connection approval must be issued free of any charge and in 30 days from the day the application was submitted.
After the connection approval is obtained from the utility, the building (fitting) of the grid connection (external works) may start. The grid connection to the water network is usually made by the utility. The utility examines documentation to make an estimate of costs and time needed and afterwards prepares an offer for making a grid connection to the client. However, another company may be engaged to do external works as well subject to condition that the utility` s approval of such company is obtained previously and subject to condition that a notice on commencement of the works is sent to the utility at least 3 days before beginning of works in order to enable the utility` s supervision. The same applies to a grid connection to the sewage network which is always made by another authorized company under utility` s supervision (the utility itself does not offer such services, i.e. building (fitting) a connection to the sewage network). The cost for connection to the water and sewage network is EUR 9000. The building (fitting) of the gird connection takes additional 30 days.
After the grid connection is built, the utility examines the connection (inspection at the site). The costs of such inspection amount EUR 30 for each grid connection. If connection is in accordance with requirements stated in the connection approval, the building is connected to the network.
For each gird connection a geodetic fixation must be made in order to enter the connection into the cadastre. Such fixation is made by the utility (the costs amount to 224 EUR for each grid connection).
Agency: JP Vodovod-Kanalizacija d.o.o
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30 days
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EUR 9,000
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| * 13 |
Request and obtain telecommunications connection
After the project conditions and approval are granted by the utility providers, it is not certain when the project will be completed. A special application to utility providers should be made after the construction of a new building is completed, so that the building gets connected to public utilities.
Agency: Telekom Slovenije
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10 days
|
EUR 89
|
* Takes place simultaneously with another procedure.