Times change and rules evolve, but one thing remains certain: the freedom of some stops where the freedom of others begins. And your plot stops where your neighbor's begins. To ensure that everyone's freedoms are respected in terms of construction, authorization is required to undertake work: the building permit. The increasing complexity of our society can makes this administrative process very difficult to navigate. That's why GOgeo offers you this small guide of the building permit in Switzerland.
Index :
What is a building permit?
The building permit is a planning permission required to carry out medium to large-scale construction or development projects. It is issued after a thorough review of a public inquiry file by the planning department of your municipality and the relevant cantonal services to verify that your project complies with the current planning rules and codes.
However, be careful! Obtaining a building permit is not a mere formality or a form to be filled in a few minutes. It is a complex file that requires a lot of knowledge and time to prepare all the required documents. To ensure a quick processing and validation of your project, it is strongly recommended to seek the assistance of a professional in the field.
When is a building permit required?
A building permit is required for any new property construction, as well as for extensions or changes of use of premises. It will also be necessary for significant exterior changes to your home, as well as for significant exterior developments.
Here are some examples of projects that require a building permit:
Installation of an outdoor annex, shelter, garden shed, pergola or carport
Fixed pool or jacuzzi, on the ground or buried
Installation of a heat pump
Change of roof covering or facade color
New opening in the facade or change of appearance of an existing window
Felling of a tree of significant size
Major embankment or earthworks
Note: for some low-impact projects, the municipality may choose to issue a permit without a public inquiry, but this simplified procedure still requires obtaining the agreement of your neighbors and compliance with municipal guidelines.
What can be done without a building permit?
Some minor works do not require a building permit or even notification to the municipality, here are some examples:
Garden furniture
Interior renovation and refreshing without redistribution of volume and surface or change of use
Parking of boats, caravans or trailers
Replacement of existing terrace covering
Replacement of a window with an identical one
Temporary and removable construction for a period not exceeding 3 months
Small unheated above-ground pool
However, make sure that your project:
Is located in a building zone
Does not touch a building listed in the architectural inventory
Is not in a natural hazard zone
Is not near a watercourse, a railway line, a spring or a forest edge
If your project does not meet all these conditions, it will require cantonal approval.
We recommend that you contact your municipality's urban planning department to ensure the legality of your project.
I have already completed my project without requesting a building permit, what could the consequences be?
An unauthorized construction may upset your neighbors, but it can also be dangerous for the environment, users, or the architectural heritage of your municipality.
This constitutes a violation of the construction law, and the competent authority may take the following measures:
Immediate cessation of work
Bringing the unauthorized constructions into compliance or complete demolition
Fine determined based on the extent of the work / damage suffered
However, don't panic, if your construction is permissible according to the urban planning rules in force in your area, it will be possible to carry out an inquiry for compliance. This is a procedure similar to an inquiry before work that will allow the legalization of your project.
Is the use of an architect mandatory?
According to cantonal laws, the plans for any construction subject to inquiry, with the exception of constructions of minimal importance, must be drawn up and signed by either an architect or an engineer for particular plans falling under his or her specialty.
For all major constructions, such as single-family homes or industrial premises, you will probably use an architect for the project design, and it will certainly be more efficient to entrust him with the submission of the inquiry file.
For projects of lesser impact that do not require planning or engineering work (jacuzzi, heat pump, windows, roof covering, etc.), you are allowed to submit the request yourself.
However, this does not mean that the file will be less complicated. It will still be necessary to provide a complex file consisting of all the plans, forms, and other necessary pieces for the proper understanding of the project. This is why we strongly recommend seeking help from a professional to ensure obtaining your building permit.
What is the cost of a building permit?
The answer varies depending on the municipalities and the complexity of the project. The municipal tax collected at the issuance of the permit generally does not exceed a few hundred francs for a reasonably sized project.
The following fees may be added depending on the specificities of the project:
Surveyor fees if the project modifies the cadastral map (cadastral map for the inquiery and measurement of the finished construction)
Fire specialist fees if the project presents a particular danger
Cantonal advisory fees if the project concerns one of the canton's services
How to make a building permit application file?
Before starting the procedures, it is essential to carefully study the zoning map of your municipality as well as the regulations on constructions in force to ensure that your project complies with all the rules imposed by urban planning in your area.
It will also be necessary to inquire about the specific requirements for your project.
Example: Jacuzzi project in the canton of Vaud -> A heat pump is mandatory -> Presence of cooling gaz and noise -> EN-VD11 form and noise regulation form are required.
Next, you will need to fill out the cantonal inquiry application form and gather the necessary pieces for the proper understanding of the project, including, for example:
Project site map
Elevation plan of the facades
Official property act
Fire safety report
Conformity document for the materials used
Forms specific to your project
Sample of materials
Technical data sheets for appliances
Pictures of the work site
Electronic conformity certificate
You will then need to send this file in several signed paper and electronic copies to the urban planning department of your municipality. An incomplete file or plans that do not meet the sector's standards may lead to requests for additional information, a return of the file, or a refusal of the authorization.
What happens next in the municipality?
Your application will be carefully examined by an employee of the urban planning department who will ensure that the project meets all current requirements. If necessary, the application will be circulated to the relevant cantonal services (environment, forest, water, road, etc.) to obtain their approval.
Your application will then be submitted for approval by the municipal construction commission and published in the official bulletin for a 30-day public inquiry period. During this period, the application will be available for consultation by all, and citizens can express any objections in writing.
If no one objects to the project, or once all objections have been resolved, the municipality will issue you with a building permit.
What to do in case of refusal?
It is possible that your project may be refused by the municipality or the canton. There are many possible reasons for this: inadequate project, non-compliant plan, missing or inaccurate documents, incomplete forms, aesthetics not in keeping with the neighbourhood, etc.
If it concerns missing or incomplete documents, the competent authority will generally request additional information before refusing your application. Therefore, you will need to complete and correct the application before resubmitting it in the correct number of copies, and do not forget the electronic version.
If the project does not comply with the zoning regulations, the application will be completely rejected, and it will be necessary to review it. A good study of the regulations beforehand can avoid a refusal and many problems.
What is the duration of the procedure?
You should allow 2 to 3 months for a complete inquiry procedure. Some more complex applications may be delayed due to the many documents and parties involved in their preparation.
Smaller projects, may benefit from a simplified procedure (exemption from inquiry) and therefore the procedure can be completed in less than a month.
How long is my building permit valid?
A building permit is valid for 5 years after its notification date. However, work must be started within the first 3 years.
It is possible to request an extension of the validity of the building permit from the competent authorities.
Thus ends this brief guide to the Swiss building permit. We hope that you have found the information you were looking for. Our team remains at your disposal for any specific information regarding your project.