What the building permit is
The building permit, called licencia de construcción, is the official authorisation to build. It confirms that the project complies with the urban rules of the plot and with the technical codes. In Colombia the national rules on urban licences are set out in the regulation compiled in Decreto 1077 de 2015, as amended, and each municipality applies them together with its local land-use plan (POT).
This guide is general technical information and not legal advice. Always confirm the current requirements with the office that will process your application.
Who issues it
- In municipalities that have a curaduría urbana, the curaduría is the office that studies and issues licences.
- In the other municipalities, the municipal planning office does it.
The office does not design your house. It verifies that the documents you present, signed by licensed professionals, comply with the applicable rules.
What you need to prepare
The exact list depends on the type of project, but an application typically includes:
- Documents of the plot. A recent certificate of tradition and freedom and proof of the applicant’s right to apply.
- Architectural design. Plans that comply with the urban rules of the plot.
- Structural design. Drawings and calculation report prepared by a licensed engineer following the seismic-resistant construction code, NSR-10. See our NSR-10 guide.
- Geotechnical study. The soil study that supports the design of the foundations.
- Other designs and studies required for the project, such as electrical, plumbing and, when applicable, others.
- Professional responsibility. The professionals who sign the designs must hold the corresponding professional registration.
The process also includes formal steps such as notifying neighbours and, in some cases, public notices. Corrections requested by the office must be answered by your design team.
Why this stage decides the project
Decisions taken in the permit stage set the cost and the quality of everything that follows. The structural system, the layout and the specifications become the basis of the budget and of the contract with the builder. An incomplete design leads to changes during construction, and changes are the most common cause of cost overruns.
From an owner’s point of view, the most useful moves at this stage are:
- Verify before you buy that the plot can be permitted for the house you want. See buying land in Colombia.
- Hire licensed professionals and check that each design is complete and consistent with the others.
- Ask for the studies to be delivered to you, not only to the office.
- Do not start the budget or the contract until the designs have been reviewed.
Environmental and service authorisations
Depending on the plot and the project, other authorisations may be needed. Examples include water use, waste water discharge or tree removal, which are granted by the regional environmental authority. In the Valle del Cauca this is the CVC. Utility companies also confirm whether they can connect water, sewer and electricity to your plot. Your engineer should identify these requirements early, because they can take as long as the permit itself.
After the permit
The permit conditions apply during construction. Independent oversight checks that what is built matches the permitted designs and the applicable codes. At the end, the as-built drawings, the permit and the technical certificates form part of the handover package. See construction oversight.
Where to go next
Read the full path in building a house in Colombia or learn how a project is coordinated in construction project management.