What building permits are and how to look them up
This is one of the topics that most often causes confusion when buying an apartment, house, retail space or any type of real estate. And this question is very common among people planning to buy an off-plan property from a construction company that isn't well known in the industry.
So much confusion stems from the fact that in the country, over the last 10 years, there have been several news stories about improperly granted permits with questionable soil studies and construction practices, or properties that, due to calculation errors, ended up with such serious structural failures that their residents had to be evacuated.
That's why with this blog we want to give you every possible tool so you can understand the term like a construction industry expert and also have the information you need to make the best decision when choosing between different real estate projects.
Table of contents
What is a building permit or urban planning permit?
Types of building permits
What is required to apply for a building permit?
Where to look up building permits
What is a building permit or urban planning permit?
It's a permit granted to allow construction to proceed. This approval must be given by a government body that validates the project's feasibility, taking into account the area, the area to be built, the construction methods and prior studies such as the soil study and the structural study.
Not having a permit to carry out construction work can lead to penalties whose amount may vary depending on the severity of the violation, but in Colombia the range goes from 8 million pesos to just over 300 million pesos.
Types of building permits
Each of these permits varies according to the purpose of the construction project, but it's important to know each and every one of them to determine which is required:
New construction: applies to completely empty lots or lots where full demolition has already taken place, freeing the area for a new building.
Extension: this is the perfect permit if you have a very large terrace and decide to build a small apartment to rent out, or the extension you want to make may use free areas on the sides or at the back of the property.
Modification: this type of permit is only filed if you want to modify the architectural or structural design of a property without increasing the built area.
Adaptation: this is the right permit if you want to convert a home into a commercial or industrial establishment, since it is granted only upon a request for a change of use.
Restoration: applies perfectly to any building listed as cultural and historical heritage, since this permit seeks to recover or adapt the building in order to reveal or preserve its aesthetics and symbolism.
Structural reinforcement: this applies to buildings that, while they may be very old, may also not comply with earthquake-resistance codes.
Reconstruction: when properties are affected by some kind of disaster, authorization for their reconstruction is given through this type of permit.
Total demolition: in this scenario the permit grants approval to totally or partially demolish a building to make way for a new construction.
Enclosure: requested to permanently enclose a plot of private property, residential complex or building.
What is required to apply for a building permit?
Before starting the application process, it's important to work with a professional experienced in this type of procedure, since several studies will be required by the curaduría (local permitting office) where the application is filed.
Make sure the architect working with you on the project holds a professional license. You can check this on the website of the Consejo Nacional de Arquitectura y sus Profesiones Auxiliares (CPNAA).
Rely on your architect to gather information on the current urban planning regulations for the property or lot.
Prepare the architectural plans for the planned construction.
Ask a structural engineer for help with the structural reinforcement study.
The plans and the structural study must be submitted to the curaduría, together with all the legal documents required for the competent authority to evaluate the application.
Note: Keep in mind that building permit applications can take up to 6 months, and in many cases up to a year due to the complexity of the project and the need to correct the documents and studies submitted.
Where to look up building permits?
In Bogotá
You can find all the information on the website of the Urban Regulations and Land Use Plan Information System, SINUPOT
In the rest of the country
You need to go to the curaduría where the application was filed to find out its status, filing date and who submitted the application.
If you still have questions about building permits, you can leave them in the comments section so we can answer them and keep adding more information to this article.