Managing Czech building permits: Avoid delays and protect your investment

JUDr. Jakub Dohnal, Ph.D., LL.M.
JUDr. Jakub Dohnal, Ph.D., LL.M.
17.4.2026 | ARROWS law firm

At first glance, a building permit may seem like an administrative formality. The reality is more complex: a poorly managed permitting process can cost investors months or years and tens of millions of Czech crowns. The attorneys at ARROWS, a Prague-based law firm, know where the risks lie, how to avoid the most common mistakes, and how to move your project forward. Find out how effective legal management can transform construction delivery under Czech legislation and protect your capital.

The photo shows an expert consulting on the construction permitting process.

Key takeaways

  • The permitting process is not a given: Errors in preparing applications, failure to meet formal requirements, or unlawful defects in the project documentation can turn into delays of months to a year and a risk of refusal.
  • The hidden costs of delays are enormous: Each month of project delay costs advanced real estate projects hundreds of thousands to millions of Czech crowns in interest, rents for construction sites, and penalties under supplier contracts.
  • Attorneys from ARROWS, a Prague-based law firm, manage the permitting procedure from the outset: A systematic approach, including communication with the Building Authority, anticipating potential objections, and swift problem-solving, eliminates the most common sources of delay.
  • The project’s legal status is key to securing financing: Banks and lenders require clarity on the legal status of the construction; unclear building permits and related documentation may block financing or make it more expensive.

Building permit: why it is more than mere formal routine

A building permit, a simplified building permit, or a building notification under the new Building Act (Act No. 283/2021 Coll., as amended) are not merely steps you get through with formal signatures. They are administrative decisions issued by the Building Authority, which assesses dozens of parameters: compliance with the zoning plan, technical and construction regulations, safety, environmental protection, the rights of participants in the proceedings, and more. For investors, it is often useful to address these issues early with counsel experienced in Development & Construction Law.

Problems begin already during preparation:

  • The project documentation must comply with technical standards, implementing regulations to the Building Act, and specific requirements (energy efficiency, accessibility for persons with disabilities, fire safety, etc.). Its correct completion for submission via . is crucial.
  • Restrictions and encumbrances affecting the land often emerge only during preparation—for example, protective zones for technical infrastructure, archaeological protection, or nature protection.
  • Non-compliance with the zoning plan for the intended purpose of the construction means automatic refusal even if the documentation is otherwise flawless. The new Building Act places strong emphasis on compliance with spatial planning documentation already in the initial phases. If the project depends on changes to the zoning plan, the practical steps and common pitfalls are summarised in Zoning Plan Amendments Under the New Building Act: Process and Pitfalls.

A developer or investor often thinks that once they have the land and the project, it is enough to send it to the Building Authority. In practice, the reality is significantly more complex. For larger projects, it therefore pays to address permitting in the broader context of development and construction law under Czech legislation, including links to the zoning plan and the requirements of the relevant authorities.

Typical delays and their causes

Formal defects and repeated returns of documentation

Building Authorities commonly return project documentation for supplementation or correction. If the investor or designer is not represented by an experienced attorney, they can spend months navigating errors: a missing opinion from a relevant authority, incorrect qualification of the designer, missing statement from a network operator, incomplete evidence of title to the land, etc. Although the new Building Act aims at digitalisation and reducing formalities, completeness and error-free submissions remain crucial. A frequent part of the due diligence behind “completeness” is verifying title and related rights to the plot, which typically falls under Real Estate Law.

Each return means at least a 2–4 week delay. Three or four returns and you are looking at months.

Objections raised by participants in the proceedings and how they are handled

In building permit proceedings, participants in the proceedings—such as neighbours or associations—have the right to raise objections. Addressing them requires a specific approach: sometimes these are legally irrelevant objections that do not require the application to be returned at all; sometimes they are real legal issues that must be responded to. The Building Authority is obliged to deal with relevant objections, which prolongs the proceedings. We summarise a practical approach to how to formulate objections in spatial planning and “withstand” the procedure in the article how to properly submit comments against a draft zoning plan.

Attorneys from ARROWS, a Prague-based law firm, know how to distinguish between objections and how to defend against unfounded ones. Groundless comments do not have to automatically block a project; the right legal argument will remove them.

Conflict with nature and biodiversity protection regulations

An investor buys land, but during the environmental impact assessment (EIA) or as part of related opinions from the relevant authorities, it is discovered that protected insects or plants live there, or birds nest there. By chance, the construction is planned during the breeding season or in zones protecting a biocorridor.

The mistake: thinking this is not an obstacle. The reality: without addressing the issue with the nature protection authority, the project will not move forward. And resolving it is often lengthy and sometimes leads to redesign. We also discuss when an environmental issue may go as far as affecting implementation in the text when air pollution may be a reason to stop a construction project or operations.

ARROWS attorneys encounter this issue regularly and know what negotiations with the competent authority lead to an effective solution.

How unnecessary delays consume capital

How much does a month of delay cost? If we calculate a standard real estate project:

Potential issues

How ARROWS helps (office@arws.cz)

Incomplete documentation and repeated filing errors: The Building Authority will always find something missing or non-compliant. The investor spends weeks going back and forth with corrections.

ARROWS attorneys carry out a comprehensive audit of the project documentation and the completeness of supporting materials before submission via the Builder’s Portal, to minimise or eliminate delays.

Unawareness of a limiting factor: The investor only learns during the proceedings that the land is subject to a protection zone, or that the construction encroaches on a protected habitat.

ARROWS performs a detailed legal analysis of the land and its legally protected surroundings under Czech law. Issues are identified before the first application is filed.

Objections from participants and disputes: Neighbours or local organisations file objections, the proceedings are prolonged, and the investor does not know how to defend themselves.

ARROWS attorneys either address relationships with potential participants in advance, or provide legal arguments against unfounded objections so the proceedings are not unnecessarily prolonged.

Refusal of the building permit: The Building Authority refuses the project, and the investor sees the project as lost.

ARROWS attorneys will file an appeal or an administrative action. They know the legal procedures that help overcome obstacles or lead to the annulment of an unlawful decision.

Financing dependent on clarity of legal status: A lender or investor wants certainty that the project has, or will have, a solid legal basis.

ARROWS will issue a legal opinion on the permitting proceedings and the legal status of the project, reassuring financiers and ensuring continuity of cash flows.

One month of delay can easily cost CZK 500,000 to 1.5 million. A six-month delay means a loss of CZK 3–9 million.

The right legal approach to building permit proceedings pays back immediately as an investment. The project’s economics are often also affected by how ownership and contractual relationships to land and buildings are structured, which typically falls within the scope of real estate law. ARROWS attorneys know how to accelerate such proceedings and bring them safely to completion.

Loss of negotiating position vis-à-vis financing institutions

Banks and institutional lenders monitor the project timeline. If the project is delayed, the lender will either demand contractual penalties or, in extreme cases, reduce or cancel financing altogether. The investor is left without funds in the middle of the project.

Demonstrably well-managed and timely completed permitting proceedings, which ARROWS attorneys can ensure, give lenders confidence and ease their concerns.

ARROWS attorneys: a systematic approach to permitting processes

Analysis of the legal status of the land and restrictions

First, it is determined whether what the investor wants can be built at all. Review of:

  • The legal title of the landowner and other rights to the land or the structure
  • Any easements, building prohibitions, or protection zones
  • Compliance of the intended project with the valid zoning plan
  • Records in 

If there is an issue here, it is identified immediately. Time is not wasted on futile applications.

Preparation of supporting documents and communication with the Building Authority

Instead of the designer and investor arguing with the authority by email, ARROWS attorneys communicate with officials directly. Before filing the application via the Builder’s Portal, the following is clarified:

  • Which documents and opinions of the relevant authorities must be attached
  • Which clarifications to the project documentation are necessary
  • Which common mistakes must be avoided

The number of times the documentation is returned is reduced from five to one or two.

Addressing potential objections

Once it is known who might file an objection (participants in the proceedings, associations), ARROWS attorneys negotiate with them even before the application becomes the subject of proceedings or is published. This proactive approach often results in a consent statement instead of a future dispute.

Representation in proceedings and defence against refusal

If the authority issues a decision the investor does not wish to accept, ARROWS attorneys can file an appeal or later an administrative action. They know the legal arguments that authorities must respect.

ARROWS attorneys are insured for damages up to CZK 400,000,000, which means they stand behind their positions.

Cooperation with the design team

The attorneys regularly meet with the designer, site manager, and developer to clarify technical details and ensure that the legal documents and project documentation are aligned.

This intersection of the legal and technical worlds is often overlooked, but it is precisely where major problems arise.

Related questions for the Building Authority:

1. When do I have to inform the Building Authority that I am planning a construction project?

The new Building Act (Act No. 283/2021 Coll., as amended) places emphasis on filing a complete application via the Builder’s Portal. The time limit for the Building Authority to issue a decision is generally 30 days from the submission of a complete application, and 60 days in more complex cases. For a construction notification, the Building Authority has 30 days to state that it has no objections to the project. The ARROWS Prague-based law firm can determine, without error, which regime applies to your project and what the realistic timelines are.

2. What documents must I attach to an application for a building permit?

At a minimum, this includes project documentation prepared by an authorised person, containing architectural, construction-technical, and other specialised drawings and descriptions pursuant to the implementing decrees to the Building Act (e.g., Decree No. 268/2021 Coll., on construction documentation). You must also attach evidence of the right to the land or the structure, opinions of the relevant authorities, and statements from technical infrastructure administrators. The exact list varies depending on the type of construction, but the experience of ARROWS attorneys means it can be prepared practically complete on the first attempt, taking into account the electronic form of submission via the Builder’s Portal.

3. What should I do if the Building Authority returns the application stating that documents are missing?

Supplementing an application is common, but it does not have to take months. ARROWS attorneys will guide you on how to supplement the missing documents as quickly as possible and how to communicate with the Building Authority so that the proceedings are accelerated. If the request to supplement contains legal errors or is disproportionate, it can be challenged.

Summary

Building permitting and related proceedings are a decisive phase of every project for investors and developers. Mistakes, delays, and legal uncertainty at this stage are multiplied in costs and loss of cash flow. 

Months of unnecessary waiting, repeated returns of documentation, legal uncertainty, and conflicts with participants in the proceedings or with the Building Authorities can largely be prevented through proactive legal preparation and expert management of the entire process.

The attorneys at ARROWS advokátní kancelář do not have just one or two experiences in construction law – it is a long-term specialisation and part of their day-to-day work. They understand the interactions between law, technical documentation, and the administrative practice of Czech building authorities. They know what the right questions are, anticipate problems, and manage proceedings so that the investment timeline is met and capital is not wasted unnecessarily.

If you want your construction project to move forward efficiently and avoid months of delays and millions of Czech crowns in extra costs, contact the attorneys at ARROWS advokátní kancelář. Their goal is the same as yours: to clear the path to a permit without unnecessary delays and legal risks. Contact them at office@arws.cz to find out how they can accelerate and protect your project.

The most important questions about construction:

1. What is the difference between a building permit, a building notification, and a simplified building permit?

These are legal regimes set out by the Building Act (Act No. 283/2021 Coll., as amended). A building notification applies to simpler, low-risk structures that are merely notified to the Czech building authority, and after the statutory period has elapsed (if the authority raises no objections), construction may begin. A simplified building permit is a procedurally simplified process for certain types of structures that do not fall under notification but are less complex than structures requiring a standard permit. A building permit is the standard administrative procedure, which includes an assessment of compliance with the zoning plan and a detailed review of the project documentation, and it applies to most other structures. The attorneys at ARROWS advokátní kancelář will correctly determine which regime applies to your project so you do not lose time on unnecessary administrative procedures.

2. How long can you expect to wait for a decision on a building permit?

The Building Act (Act No. 283/2021 Coll., as amended) provides that the Czech building authority will issue a decision on a building permit within 30 days from the date a complete application is filed, or 60 days in more complex cases. In the case of a building notification, the building authority also has 30 days to state whether it has any objections to the construction. In practice, proceedings may take longer, especially if additional documents are required or objections must be addressed. ARROWS attorneys focus on ensuring that proceedings move in line with statutory deadlines and are not delayed unnecessarily.

3. What happens if I start construction without a permit?

Starting construction without the relevant authorisation (a building permit, a simplified building permit, or a building notification) is a serious breach of the Building Act, for which the developer may be fined. For individuals, the fine may reach up to CZK 2,000,000; for legal entities or self-employed individuals, up to CZK 5,000,000. In the case of more serious breaches (e.g., construction in a protected area or contrary to the zoning plan), the fine for legal entities or self-employed individuals may be up to CZK 10,000,000. In addition to a fine, the building authority may order works to stop, and potentially even the demolition of an unauthorised structure. Moreover, such a structure cannot be approved for use (occupancy approval) or registered in the Cadastral Register of Real Estate, which prevents its proper use and transfer. The correct approach with ARROWS attorneys is always safer and cheaper.

4. Can I build even if an objection has been filed against the project?

No. Until the building permit decision becomes final (i.e., the proceedings are still ongoing and objections or appeals have not been resolved), you do not have the right to build. The proceedings must be concluded by a final decision of the Czech building authority. If objections are substantiated, the building authority must investigate and address them. ARROWS attorneys can help you either refute them or agree a solution with the other participants in the proceedings.

5. What are the most common reasons for a building permit to be refused?

Most commonly, these are the reasons: the project is not in compliance with the zoning plan, the project documentation has material defects, not all required opinions of the affected authorities or statements from utility network administrators have been submitted, or the project threatens protected natural values or the rights of participants in the proceedings. ARROWS attorneys minimise these risks already at the preparation stage.

6. What should you do if a building permit is refused?

An appeal against a refusal decision can usually be filed with the superior administrative authority, and subsequently an administrative action may be brought before the court. Sometimes it is possible to return to revising the project documentation and submit a new application. The legal steps differ depending on the specific reasons for refusal.

The attorneys at ARROWS advokátní kancelář know the legal arguments and procedures that lead to success. Contact them at office@arws.cz and explain your situation.

Notice: The information contained in this article is of a general informational nature only and is intended for basic orientation in the matter, based on the legal situation as of 2026. Although we take the utmost care to ensure accuracy, legal regulations and their interpretation evolve over time. We are ARROWS advokátní kancelář, an entity registered with the Czech Bar Association (our supervisory authority), and for maximum client protection we are insured for professional liability with a limit of CZK 400,000,000. To verify the current wording of regulations and their application to your specific situation, it is necessary to contact ARROWS advokátní kancelář directly (office@arws.cz). We accept no liability for any damages arising from the independent use of the information in this article without prior individual legal consultation.

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