Single Environmental Statement
What it is and what it means for developers and investors
The Unified Environmental Statement has combined numerous environmental approvals into one binding document for project permitting since 2024. Instead of seeking several separate opinions, an investor submits one application but must provide complete supporting documents. The article explains which projects require the statement, who issues it, applicable deadlines, validity and practical risks.
Key takeaways
- No construction without a SEA. A Single Environmental Assessment (SEA) is an essential prerequisite for the implementation of most construction projects, as no construction can be permitted under the Building Act without its validity.
- The SEA replaces up to 26 administrative acts. This assessment integrates and replaces up to 26 different administrative acts, such as binding opinions, decisions, and statements, which were previously governed by 9 different environmental laws.
- The SEA covers key environmental areas. It includes consents and opinions on nature and landscape protection, water management, waste management, air protection, and the reclassification of agricultural or forest land.
- No more dozens of applications. The main purpose of the SEA is to simplify administrative procedures, allowing you to submit just one application instead of dozens of separate requests for opinions to various authorities.
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What is a Unified Environmental Statement (UES)
The basic characteristic of the UES is its ability to replace up to 26 different administrative acts (binding opinions, decisions, expressions) contained in 9 different environmental laws. Without a valid UES, a construction project cannot be authorized under the Building Act, which means it is an essential prerequisite for the implementation of most construction projects.
Which administrative acts the UES replaces
The UES integrates administrative acts from several key areas of environmental protection. The main group of replaced acts consists of opinions and decisions under the following laws:
Nature and Landscape Protection Act – includes binding opinions on interference with habitats, tree felling, exemptions from prohibitions for specially protected species of plants and animals, and other acts related to the protection of natural values.
Water Act – covers consents for constructions, facilities, or activities that may affect water conditions, binding opinions on the protection of water sources, and protective zones of water sources.
Waste Act – includes binding opinions on landscaping and the demolition of structures from the perspective of waste or by-product management.
Air Protection Act – includes binding opinions on air protection when permitting structures that may affect air quality.
Agricultural Land Fund Protection Act – includes consents for the withdrawal of land from the agricultural land fund.
Forest Act – includes consents for the withdrawal of forest land and other acts related to forest protection.
Major Accident Prevention Act – includes binding opinions for construction projects that may cause or increase the risk of a major accident.
Act on Geological Works – includes expressions on areas with special conditions of geological structure.
Act on Mining Activities and Explosives – includes opinions on projects interfering with mining-protected areas.
Who issues the Unified Environmental Statement
The competence to issue a UES depends on the nature and scope of the project. State administration in the area of issuing UES is exercised by the following authorities:
The Ministry of the Environment is competent to issue a UES if it is competent to assess the project under the Environmental Impact Assessment Act (EIA process). In other words, whenever the Ministry of the Environment assesses a project in the EIA process, it also issues a unified environmental statement for it.
Regional Offices issue a UES if the Ministry of the Environment is not competent, especially if it is a project subject to assessment under the Environmental Impact Assessment Act at the regional level, including projects for which the impact assessment under the Environmental Impact Assessment Act was carried out before the application for the issuance of the UES was submitted.
Municipal authorities of municipalities with extended powers are competent for projects that do not fall within the competence of the ministry or the regional office.
The Ministry of Agriculture is competent in certain specific cases related to water management.
In practice, this means that for major development projects, industrial zones, or infrastructure structures subject to EIA, the regional office or the Ministry of the Environment directly will usually be competent. Determining the correct competent authority and preparing the documentation can be complex – the Prague-based ARROWS legal team will help you navigate the administrative requirements.
What are the deadlines for issuing a UES and its validity
The competent authority is obliged to issue the UES without undue delay, but no later than 60 days from the date of submission of a complete application. In exceptional cases, the deadline can be extended by up to another 30 days.
If the authority evaluates that the application is incomplete, it will call on the applicant to remedy the defects of the application and provide a reasonable period for this. In such a case, the deadline for issuing the UES is suspended and, after the defects are remedied, begins to run again from the beginning. The validity of the issued UES is 5 years from the day of its issuance. At the request of the applicant, it can be extended by another 5 years, even repeatedly.
This flexible option of extension is a significant advantage compared to the EIA process, where the validity of a separate opinion is limited to 7 years with the possibility of only a one-time extension of another 5 years. If, during the validity of the UES, there is a change in the circumstances that were the subject of the environmental impact assessment of the project (for example, changes in the affected territory, change in legislation, or change in the project), the applicant may ask the competent authority for its amendment.
Potential issues | How ARROWS helps (consultation@arws.cz) |
|---|---|
Submission of an incomplete UES application and repeated return of documentation, which delays the entire project and increases costs | Preparation of a complete UES application including all requirements under sectoral laws – we ensure that your application passes the first time. |
Issuance of a negative UES, which prevents the implementation of the project in the proposed form | Legal consultation before submitting the application and risk analysis of the project from the perspective of environmental protection – we help modify the project so that it is permissible. |
Expiration of the UES validity before the start of construction and the need to apply for an extension or a new opinion | Monitoring UES validity deadlines and timely submission of applications for validity extension – we ensure the continuity of your project. |
Relationship of UES to the Environmental Impact Assessment (EIA) process
For a complete understanding of the UES, it is essential to distinguish between the unified environmental statement and the Environmental Impact Assessment (EIA) process. EIA is a process of systematic examination and evaluation of the potential environmental impacts of projects, aimed at assessing the significant impacts of the project on the environment and public health in advance.
The EIA process always takes place before the authorization of projects and before the start of their implementation. Projects are classified into two categories according to Annex No. 1 of the Environmental Impact Assessment Act:
Category I – projects that are always subject to a full EIA process (for example, motorways, nuclear power plants, large industrial plants).
Category II – projects subject at least to a screening procedure, the aim of which is to assess whether the given project will be subject to a full EIA process (for example, smaller development projects, agricultural complexes, mining areas).
The UES is issued only on the basis of the results of the EIA process, if the project is subject to EIA. The law allows two options of procedure:
Separate procedure – first, a separate EIA process is carried out and a separate environmental impact assessment opinion is issued. Only subsequently is an application for the issuance of a UES submitted, which already reflects the conditions of the EIA opinion.
Combined procedure – the applicant submits an application for the issuance of a UES simultaneously with the submission of the EIA documentation. In such a case, the resulting unified environmental statement is simultaneously the EIA opinion, meaning both processes are integrated into one binding opinion.
The choice between the separate and combined procedure is fully up to the applicant. The combined procedure can be more advantageous in terms of time savings, but it requires very careful preparation of comprehensive documentation already in the initial phase.
Which projects require a UES
A UES is issued for all projects permitted under the Building Act (Act No. 283/2021 Coll.), whether they are projects requiring EIA or other projects.
In practice, this means a wide range of construction and non-construction projects:
Residential buildings – apartment buildings, residential complexes, family houses (for certain types).
Buildings for family recreation – recreational objects, cottages, cabins.
Industrial and manufacturing buildings – production halls, warehouses, logistics centers, processing plants.
Commercial and business buildings – shopping centers, office buildings, hotels.
Transport infrastructure – roads, railways, airports, ports.
Energy infrastructure – power plants, substations, gas holders.
Water works – dams, reservoirs, wastewater treatment plants.
Landscaping – terrain adjustments that require permission under the Building Act.
Changes in land use – changes in the type of land or the method of land use.
Demolition of structures – if it can have an impact on the environment from the perspective of waste management.
The construction of a family house usually does not require an EIA, but a UES is required almost always. On the contrary, larger projects such as development or industrial buildings may already be subject to EIA, the conclusions of which are subsequently taken into account within the UES.
Requirements of the application for the issuance of a UES
The application for the issuance of a UES must contain the general requirements set by the Administrative Procedure Code and at the same time all requirements set by other legal regulations for the issuance of individual administrative acts, instead of which the unified environmental statement is issued.
This means that the application must meet the requirements demanded by all relevant sectoral laws (Nature and Landscape Protection Act, Water Act, Waste Act, etc.). Identical data do not need to be stated multiple times – if one piece of data is required by multiple legal regulations, it is sufficient to state it only once.
It is necessary to attach project documentation to the application in a scope corresponding to the character of the project. If the applicant did not submit the application for construction permission before July 1, 2024, they are obliged to upload the project documentation to the Builder's Portal. The project documentation must be processed in such detail as to allow the assessment of the project's impacts on all affected components of the environment.
It is recommended to attach already issued expressions, opinions, or decisions in the field of environment to the application, if the applicant already has them.
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Preliminary consultation – how to avoid problems
The Act on UES introduces the institute of preliminary consultation. To bring the project documentation into compliance with environmental protection requirements, a preliminary consultation in accordance with Section 9 of the Act on UES is used.
The application for preliminary consultation does not need to be submitted via the Builder's Portal, and the project documentation can be in the draft stage. It is advisable to attach already obtained expressions, opinions, or decisions in the field of environment to the application.
Preliminary consultation is an extremely useful tool that allows you to find out the requirements of the competent authority even before completing the project documentation and submitting the application for a UES. This can prevent a situation where the application is returned for completion or where a negative opinion is issued due to an insufficiently prepared project.
Coordinated binding opinion and its relationship to UES
In addition to the UES, the Building Act also introduces the institute of a coordinated binding opinion. A coordinated binding opinion is a tool for coordinating multiple public interests if the same administrative authority is competent for their protection.
The coordinated binding opinion allows the builder to apply for the issuance of a comprehensive opinion, and the administrative authority itself will obtain individual opinions of the affected bodies that exercise their competence within the municipal authority and issue a comprehensive coordinated opinion. However, this opinion cannot be issued if the individual opinions were in mutual conflict.
The UES is a specific form of coordinated opinion focused exclusively on the area of environmental protection. While a coordinated binding opinion can include other areas (for example, transport, heritage care), the UES focuses only on the environmental aspects of the project.
What the UES brings to builders and investors
According to the explanatory memorandum to the Act, the introduction of the UES is expected to bring several major advantages:
Centralized procedure – the UES unifies the process of assessing the environmental impacts of construction projects. A large number of different opinions and decisions from different administrative authorities will be replaced by one comprehensive statement.
Acceleration of the process and reduction of administrative burden – thanks to the introduction of the UES, an acceleration of the process of obtaining necessary permits is expected due to the reduction of duplicities and redundant administrative steps associated with obtaining various opinions and decisions. With a single opinion, the administrative burden for all involved parties should be reduced.
Transparency – the UES brings higher transparency for builders and authorities, as unified criteria and procedures reduce uncertainty regarding environmental protection requirements.
Higher quality control of projects – the UES evaluates a wide range of aspects of environmental impacts, which leads to a more thorough analysis and assessment of construction projects in relation to the environment, and thus also to higher environmental protection while reducing the administrative burden on the part of builders.
Cost reduction – the introduction of the UES can ultimately also reduce the costs associated with project implementation following the reduction of administration associated with obtaining various opinions from different administrative authorities, requiring different forms of supporting documentation.
Strengthening legal certainty – with the introduction of the UES, situations where, for example, an investor obtains a positive EIA opinion but two years later their project does not obtain consent for the withdrawal of land from the agricultural land fund should completely disappear. All environmental aspects are assessed at once in a single opinion.
However, it is necessary to point out that the practical realization of these advantages depends on many factors, especially on the quality of the documentation preparation by the applicant and on the capacities of the competent authorities.
Sanctions for violation of UES conditions
The Act on UES defines the elements of an offense of a natural person, a self-employed natural person, and a legal entity. The offense is committed if one of the aforementioned subjects fails to comply with any of the conditions set on the basis of the UES by a decision in subsequent proceedings.
The competent authority to discuss the offense is the administrative body that issued the UES whose conditions were violated. For this offense, a natural person can be fined up to CZK 1,000,000, and a self-employed natural person and a legal entity up to CZK 10,000,000.
These relatively high upper limits of fine rates are one of the tools to ensure compliance with the conditions set in the UES and effective environmental protection. For entrepreneurs and investors, it is therefore crucial not only to obtain the UES but also to consistently fulfill all conditions set in it during the implementation of the project and subsequent operation.
Potential issues | How ARROWS helps (consultation@arws.cz) |
|---|---|
Fine up to CZK 10,000,000 for violation of conditions set in the UES | Continuous monitoring of compliance with UES conditions and legal advice during project implementation. |
Administrative proceedings on the offense and possible order to remedy deficiencies or stop construction | Representation in offense proceedings and defense of your interests – we have experience with defense before environmental protection authorities. |
Project delay due to non-fulfillment of environmental conditions and the need for additional adjustments | Regular audits of compliance with UES conditions and timely identification of risks – we will help prevent problems. |
Practical challenges and risks in obtaining a UES
Although the UES is supposed to bring significant simplification on paper, certain complications may arise in practice. It is important to realize that the Act on UES and its application are relatively new, having entered into force only on January 1, 2024. This means that authorities, designers, and lawyers are still learning how to work effectively with the new tool.
Complexity of documentation requirements – since the UES covers up to 26 different administrative acts, the documentation must meet the requirements of all these acts simultaneously. This places high demands on designers and lawyers preparing the documents.
Coordination between different authorities – although the UES is issued by one competent authority, this authority must coordinate opinions and documents from a number of other affected bodies active in the field of environmental protection when preparing the UES. This coordination can be time-consuming and complex.
Different interpretative approaches of authorities – given the novelty of the institute, individual regional offices or municipal authorities of municipalities with extended powers may differ in their approaches to assessing UES applications. This creates a certain degree of uncertainty for applicants.
High demands on expertise – preparing a quality application for a UES requires deep knowledge not only of building law but also of nature and landscape protection laws, the Water Act, the Waste Act, and other sectoral legal regulations. A layperson has very little chance of preparing such an application without errors.
Risk of a negative opinion – if the authority evaluates that the project is impermissible from the perspective of interventions in individual affected components of the environment and the environment as a whole, it will issue a negative UES, which prevents the permitting of the project in its proposed form. This may mean the need to redesign the entire project.
Why entrust the preparation of the UES to experts from the ARROWS law firm
As follows from the above, obtaining a unified environmental statement is a procedurally and professionally very demanding task. Although it may seem at first glance that it is "just" one opinion instead of several, in reality, the UES is a complex document that must reflect the requirements of nine different laws and take into account a wide range of environmental aspects.
The Prague-based ARROWS law firm has extensive experience in building law and environmental law under Czech legislation. Our portfolio includes more than 150 joint-stock companies, 250 LLCs, and 50 municipalities and regions, which gives us a unique overview of the practical aspects of permitting projects in various sectors. We pride ourselves on the speed and high quality of the services provided.
International dimension of project permitting
For investors and entrepreneurs operating internationally, it is important to mention that the ARROWS law firm has rich experience in legal services with an international element. Thanks to the ARROWS International network built over ten years, we provide legal services abroad and handle cases with an international element practically every day.
If your construction project has transboundary impacts (for example, on transboundary river basins or on bird areas extending into neighboring states), an international assessment within the EIA process may be required. In such cases, coordination with the environmental protection authorities of neighboring states and compliance with international conventions is essential. Our international network will allow you to obtain comprehensive legal service even in these complex cases.
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Connecting clients and business opportunities
The ARROWS law firm prides itself not only on excellent legal services but also on building long-term relationships with clients and connecting our clients with each other when they have interesting investment or business opportunities.
If, for example, you are looking for a partner for a development project, an investor in an infrastructure project, or, conversely, an interesting property or land for the implementation of your project, we will be happy to connect you with other clients from our portfolio. We can also provide legal support in structuring joint ventures, preparing cooperation agreements, or in land acquisitions.
We are also happy to listen to interesting entrepreneurial or business ideas in the field of real estate and development. If you are looking for financing or a business partner for purchase or sale in the field of construction or real estate, do not hesitate to contact us.
Final summary
The Unified Environmental Statement represents a significant shift in the permitting of construction projects in the Czech Republic. The aim is to unify and accelerate the process of obtaining environmental permits, which is expected to bring benefits both for investors and builders and for public administration bodies.
In practice, however, the UES is a complex tool, the successful acquisition of which requires deep knowledge of building law, environmental law, and sectoral legal regulations. Errors in the application can lead to its repeated return, the issuance of a negative opinion, or subsequent sanction proceedings for violation of UES conditions.
If you do not want to risk errors, damages, or fines, you can safely leave the whole matter to the ARROWS law firm. Our Czech legal team specializes in building law and environmental law, handles similar cases daily, and has experience with permitting projects from small family houses to large industrial and development projects. Our portfolio includes more than 150 joint-stock companies, 250 LLCs, and 50 municipalities and regions, which gives us a unique overview of the practical aspects of this issue.
The ARROWS law firm handles the agenda associated with UES daily, which can significantly shorten your time and minimize the risk of errors. In addition, we are insured for damage up to CZK 500,000,000, so it is safer for you to have the matter professionally secured. We are also commonly partners of in-house corporate lawyers for solving special matters.
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Disclaimer:
The information contained in this article is for general informational purposes only and serves as a basic guide to the issue as of 2026. Although we strive for maximum accuracy, laws and their interpretation evolve over time. We are ARROWS Law Firm, a member of the Czech Bar Association (our supervisory authority), and for the maximum security of our clients, we are insured for professional liability with a limit of CZK 350,000,000. To verify the current wording of the regulations and their application to your specific situation, it is necessary to contact ARROWS Law Firm directly (consultation@arws.cz). We are not liable for any damages arising from the independent use of the information in this article without prior individual legal consultation.