Obtain the location information
Agency: City of Ljubljana
Before preparation of the project documentation, either the investor or the project manager acquires 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.
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 an additional guarantee. Furthermore, 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 has allowed anybody to obtain land maps and geodetic data directly online.
Time and cost: 0.5 days, EUR 18
Obtain project conditions from water and sewage provider
Agency: JP Vodovod-Kanalizacija d.o.o
BuildCo must obtain project conditions from the water and sewage provider – JP Vodovod-Kanalizacija d.o.o. 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.
With the conditions, BuildCo then develops the building project which it submits to the water sewage provider for their approval.
Time and cost: 21 days, no charge
Obtain project conditions from electricity provider
Agency: Elektro Ljubljana
BuildCo must obtain preliminary conditions from electricity providing authority. Such conditions are issued based on the preliminary project design drawings and other documents. They should be obtained 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 electricity network.
Time and cost: 21 days, no charge
Obtain geotechnical study of the land plot
Agency: Private licensed company
The geotechnical study is a part of the application for obtaining a construction permit.
Time and cost: 14 days, EUR 1,500
Obtain topographic survey of the land plot
Agency: Private licensed company
The topographic survey is a required part of the application for obtaining a construction permit.
Time and cost: 14 days, EUR 500
Obtain project approval from water and sewage provider
Agency: JP Vodovod-Kanalizacija d.o.o
The water and sewage provider must issue its approval (or disapproval) to the project solutions in 30 days from submitting the application. 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).
Time and cost: 30 days, no charge
Obtain project approval from electricity provider
Agency: Elektro Ljubljana
An approval from the electricity provider is required to obtain a building permit. The electricity provider must issue its approval (or disapproval) to the project solutions in 30 days from submitting the application. If anything is missing in the project, the electricity authority allows 30 days for the investor to make changes to the plans and then takes another 30 days to approve the project.
Time and cost: 30 days, no charge
Apply for and obtain a building permit from the Administration Unit Ljubljana
Agency: Administration Unit Ljubljana
According to the amended Construction Act, the required documents that must be submitted along with the application for the building permit are the project design (at least two copies), the certificate of the right to build (i.e. except for the land registry as a proof of ownership of the land) and previously obtained approvals to the project solutions. 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 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)
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 the legal time limit of 60 days is generally met.
Time and cost: 60 days, EUR 797
Hire an external supervising engineer to conduct supervision on construction
Agency: Private Supervising Engineer
According to the Constructions Act (Official Gazette of the Republic of Slovenia, No. 110/2002, as amended, ZGO-1), the investor needs to ensure independent supervision of construction. The supervisor may not be involved in the construction of the building which it supervises.
Time and cost: 1 day, EUR 16,401
Hire a geodesist company to conduct marking out before construction and after construction
Agency: Authorized Geodesist Company
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. 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.
Time and cost: 1 day, EUR 960
File the report of the construction site with the Labor Inspection Agency
Agency: Labor Inspection Agency
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 Agency at least 15 days before starting construction work.
Time and cost: 1 day, no charge
Request license for use and receive technical examination by the Administration Unit Ljubljana
Agency: 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 million, the fee would be EUR 271.83.
Time and cost: 45 days, EUR 272
Obtain the license for use
Agency: Administration Unit Ljubljana
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 required documents that must be submitted along with 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)
- 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 the necessary documentation, it appoints the Commission for Technical Examination of the building and determines the date of the examination.
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 EUR 3.88 for the application and EUR 15.49 for the decision on issuance of the license for use. According to the law the Administrative Unit shall issue the license for use in 2 months from the day of submitting the application.
Time and cost: 12 days, EUR 19
Apply for water and sewerage connection
Agency: JP Vodovod-Kanalizacija d.o.o
Once the building permit is obtained, the investor may apply for water and sewage connection from the Vodovod-Kanalizacija d.o.o. (hereinafter: the “utility”). The required documents 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
The connection approval must be issued free of any charge and within 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 the documentation to prepare an estimate of costs and the time needed. Afterwards, it prepares an offer for making a grid connection to the client. However, another company may be engaged to do the external works as well. The cost for connection to the water and sewage network is EUR 9,000.00.
Time and cost: 1 day, EUR 9,000
Receive an inspection for water and sewage connection
Agency: JP Vodovod-Kanalizacija d.o.o
After the grid connection is built, the utility examines the connection (inspection at the site). The costs of such inspection amount to EUR 30.00 for each grid connection.
Time and cost: 1 day, EUR 60
Obtain water and sewage connection
Agency: JP Vodovod-Kanalizacija d.o.o
If connection is in accordance with requirements stated in the connection approval, the building is connected to the network.
Time and cost: 30 days, no charge
Register warehouse with the Land Registry and the Regional Surveying and Mapping Authority
Agency: Land Registry; Regional Surveying and Mapping Authority
According to the Real Estate Recording Act, the investor must file the application for registering the building with the Land Registry within 30 days from conclusion of all construction works or within 30 days from the start of the 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 authority invites the investor to file the application in three months or else a fine will be imposed upon him if the application is not filed on time.
The Construction Act defines a legal time limit of 15 days to register the building after the decision on issuance of the license for use becomes final.
The geodetic analysis on the building (project of the building) prepared by the authorized geodetic company in the earlier stage must be submitted, along with the application form. An administrative tax of EUR 19.37 must be paid.
After the building is registered, the documents are then transferred to the Regional Surveying and Mapping Authority. It takes an additional 2-3 months to register the building with this authority.
Time and cost: 45 days, EUR 19
