The most important changes introduced by the new Building Act are as follows:
Basic and Expedited Procedures
Under the amendment to the Building Act, there is now only one type of procedure. However, unlike before, it is not based on the central concept of a “building permit,” but rather uses the terms “project approval” and “construction permit.” At the same time, the law defines a “project” as a building, a complex of buildings, or a facility. This implies that there is indeed a single procedure. In the case of a construction permit, in addition to the conditions for project approval, additional requirements for the construction permit must be met.
An alternative to the standard procedure is the expedited procedure, which can be used for simpler cases. This has replaced the previous zoning approval and construction notification. A permit can thus be issued as the first step in the procedure.
The standard timeframe for the proceedings is 60 days, within which the building authority must review the application. For so-called simple structures, the timeframe is reduced to 30 days. It may then be extended by only 60 days. Under the new rules, a structure is assessed in a single proceeding with regard to both its location and its permit.
The new Building Act classifies structures into minor (e.g., structures up to 40 m² with a maximum of one above-ground story or a greenhouse up to 40 m²), simple structures (typically structures for residential and family recreational use with no more than two above-ground floors and one underground floor), designated structures (such as highways or railways), and other structures. The latter category is not specifically listed in the law; it therefore refers to structures not listed in Annexes 1, 2, and 3.
If the builder fails to submit binding opinions from the relevant authorities with the application, the building authority will request them on its own initiative, without requiring the builder to submit them or suspending the building permit proceedings for that reason.
Another new principle in proceedings under the new Building Act is the mandatory decision by the appellate authority. In other words, if you appeal a first-instance decision and the appellate authority also disagrees with it, it must render a final and binding decision on its own. The introduction of the appeal principle once again shortens proceedings that have often been protracted in the past.
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Building Authorities
The new Building Act established a new Transport and Energy Building Authority (DESÚ), which makes decisions on designated structures (such as railways, aviation structures, and nuclear facilities).
The original version of the law introduced many more changes in this regard. It even called for the creation of a new system of state building authorities, including a Supreme Building Authority. However, many experts in the construction industry have criticized this move (i.e., the amendment to the originally proposed law), arguing that unified and centralized management of building authorities could improve the predictability of their decision-making. In reality, however, this would likely not work, as it would not be possible to recruit enough qualified personnel for the new authorities.
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Tip: The official bulletin board is an important element of public administration in the Czech Republic. It has long since ceased to be a bulletin board in the lobby of a government office; instead, it is typically a digital display or online portal where citizens can find a wealth of useful information. What information is published on the official bulletin board, and how can it be useful to ordinary citizens? We explored this topic in a separate article.
In July 2026, the Chamber of Deputies will debate a sweeping amendment designed to replace the existing building authorities operated by municipalities with a unified state building administration. This administration will consist of a central Office of Territorial Development, 14 regional directorates, and 205 local branches. Builders will be able to handle all procedures at a single point of contact as part of a single comprehensive process culminating in a single decision. The proposal also calls for extending the authority to issue their own building regulations to all regional capitals and for classifying large residential projects as designated structures. The Office of Spatial Development is scheduled to be established in 2027, and the entire system is expected to be operational starting in January 2028. However, the proposal has not yet been definitively approved, and its final form may change during the legislative process.
JES – Unified Environmental Opinion
All projects subject to permitting under the Building Act now require the issuance of a so-called unified environmental opinion, commonly referred to as JES. It is issued outside the actual building permit proceedings and replacesup to 26 administrative acts contained in 9 different environmental laws (e.g.,the Air Protection Act, the Nature and Landscape Protection Act, and the Water Act). If the project requires an environmental impact assessment (EIA) and the developer requests it, the JES will also include a binding EIA opinion. In certain specific cases, the competent authority issuing the JES will be the regional office.
The new Building Act continues to allow for the issuance of separate decisions or opinions in specific cases. Thus, administrative acts issued by nature conservation authorities in specially protected areas, Sites of Community Importance (SCI), and Special Protection Areas (SPA) are not incorporated into the JES.
Validity of the Building Permit
The new Building Act stipulates that a permit is valid for 2 years from the date it becomes final, unless the building authority specifies a longer period in justified cases, but not exceeding 5 years. Unlike the original law, however, the validity of a project permit is further extended such that, if implementation of the project began during its validity period, the validity period is extended to 10 years from the date the permit becomes final.
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Tip: Are you facing administrative proceedings and would like to prepare for them? Or are you a party to an ongoing proceeding and want to know what steps the administrative authority will take next? In this article, we’ll walk you through the administrative proceedings, introduce you to the parties involved, and focus on what to do if the administrative authority fails to fulfill its duties.
New Institution of Joint Proceedings
Joint proceedings between the building authority and other relevant agencies (with the possible participation of the builder and other parties to the proceedings) are a newly introduced mechanism designed to foster greater communication and resolve the conflicts that construction projects often cause.
Stricter Conditions for Retroactive Permits for “Illegal” Structures
The new Building Act is also notable for tightening the conditions for retroactive approvalofso-called“unauthorized structures”—buildingsconstructed without a permit or in violation of its terms. Their retroactive legalization will be possible, but only if the conditions specified by law are met.
- the structure does not require a permit or an exemption from building requirements (setback distances are met or affected neighbors give their consent, the plot coverage ratio is met, etc.),
- the fine for the administrative offense has been paid,
- the construction does not require a decision granting an exemption from prohibitions under another legal regulation.
Under the circumstances described above, the building authority approves the construction with a new decision.
How has the digitization of the building permit process proceeded?
The law introduced electronic filing while also retaining the option to submit applications in paper form. If the documentation must be prepared by a designer, it must be submitted to the building authority in electronic form. For construction projects where it is not necessary for a designer to prepare the documentation, it may be submitted to the building authority in paper form.
The digitization itself, however, primarily involves the creation of the so-called Builder’s Portal. It is essentially similar to the Citizen’s Portal, but focused exclusively on building permit proceedings. The portal serves as the primary interface for digital communication with the government regarding building permit procedures—specifically with building authorities, relevant agencies, and administrators of technical and transportation infrastructure.
The goal of creating it was to facilitate communication between builders, building authorities, and relevant agencies. Builders can find information here about building permit processes, forms, and more . They can also track the entire course of the proceedings, view records and files, and submit any missing documents.
How is the transition to the new legislation handled from a legal standpoint?
Proceedings initiated under the existing regulations will also be completed in accordance with those regulations. Until June 30, 2027, it will be possible to submit project documentation prepared in accordance with the existing regulations for new applications for project approval.
Summary
The new Building Act, effective as of January 1, 2024, has fundamentally changed the structure of building permit proceedings in the Czech Republic. It has introduced a single procedure for both project approval and construction permits, an expedited procedure for simpler construction projects, and newly defined categories of buildings. The process has been accelerated thanks to fixed deadlines, digitization, and the fact that authorities now request the necessary opinions on their own. A Unified Environmental Opinion (JES) has been introduced, along with a new mechanism for joint proceedings and stricter rules for retroactive approval of unauthorized structures. The changes also affected building authorities, leading to the creation of the specialized DESÚ. A building permit is now valid for up to 10 years, provided construction began on time.
Frequently Asked Questions
When did the new building code take effect, and who does it apply to?
The new Building Act took effect on January 1, 2024, and applies to all builders, whether they are individuals planning to build a single-family home or large investors undertaking major construction projects. The Act has consolidated the existing zoning and building permit procedures into a single process—the project approval procedure. This should speed up and simplify the entire building permit process.
What are the main changes introduced by the new building code?
Among the most significant changes are the introduction of a single building permit procedure, the digitization of the process through the Builder’s Portal, and the establishment of a new agency—the Transportation and Energy Construction Authority (DESÚ). The new Building Act, as currently in force, also introduced the Unified Environmental Opinion (JES), which consolidates a number of existing environmental permitting processes.
How long is a building permit valid under the new law?
The validity of a building permit is now set at 2 years from the date the decision becomes final, although the building authority may extend this period to up to 5 years. However, if the builder actually begins construction within this period, the permit’s validity is automatically extended to up to 10 years. In this way, the new Building Act seeks to take into account the actual time required to complete construction projects.
What should be done if proceedings were initiated under the old law?
According to the transitional provisions, all proceedings initiated under the original legislation will be completed in accordance with that legislation. In addition, project documentation prepared in accordance with the previous legislation may be submitted until June 30, 2027. This measure is intended to ensure a smooth transition between the original and new rules of construction law.
