Planning the construction of a house or a commercial building is an exciting moment — but also the beginning of a bureaucratic process that often surprises investors with its complexity. The good news is that with proper preparation and an experienced architect, the process can be completed quickly and without unpleasant surprises.
In this article, we guide you through every step — from the initial idea to having a building permit in your hands.
Why is a Building Permit Important?
A building permit is not just a formal document — it is the legal protection of your investment. Without it, a building is considered illegal, cannot be legalized under favorable conditions, cannot be sold or officially registered, and there is a risk of demolition.
The Law on Planning and Construction of the Republic of Serbia clearly states that every building must be constructed based on a valid permit. The only exception applies to less complex structures defined by a specific regulation.
Step 1: Checking the Location and Urban Planning Conditions
First, it is necessary to verify whether your plot has the appropriate designation for the type of building you are planning. This is done by reviewing:
Based on this, you obtain information about permitted building height, site coverage, and regulatory and construction lines.
If the location does not have a valid urban plan, it is necessary to initiate the development of an urban planning project — a separate process that we at Arhimis also manage.
Step 2: Concept Design (IDR)
The concept design is the first stage of design in which the architect develops your vision into a concrete architectural solution. It includes:
This project serves as the foundation for all further steps and is the first opportunity to see what your building will look like. Changes are easiest and most cost-effective at this stage.
Step 3: Building Permit Design (PGD)
The building permit design is detailed technical documentation submitted to the relevant authority. The required documentation is regulated and varies depending on the building category, which defines its complexity. It typically includes:
Each of these projects is prepared by a licensed engineer. At Arhimis, we coordinate the entire team of designers, saving you time and eliminating the risk of errors between different disciplines.
Step 4: Detailed Design for Construction (PZI)
The detailed design for construction represents the most advanced stage of design and serves as the direct basis for building on site. At this stage, all technical solutions are developed to a level that enables precise and high-quality execution, without uncertainty or improvisation during construction.
It includes:
This project is used by contractors on site and serves as the main guide throughout the entire construction process. A well-prepared PZI reduces the risk of errors, additional costs, and delays, as all elements are clearly defined and coordinated between all disciplines.
At this stage, there are no more fundamental design changes — the focus is on precision, coordination, and technical detailing to ensure that the concept and permit design are executed exactly as planned.
Step 5: Submission of Application — Central Registry of Unified Procedures (CEOP)
Since 2015, all documentation in Serbia is submitted electronically through the CEOP system (formerly known as ePermit). The procedure is as follows:
Step 6: Timeline and Costs
The time required to prepare documentation depends on the complexity, type, and specific requirements of the project. As a general guideline:
The deadlines for issuing documentation by authorities are defined by law, but in practice they are not always precise and depend on various factors and public authorities involved in different stages. Typical timeframes in practice are:
In total, from the first consultation to obtaining the permit, it usually takes around 3–5 months, depending on the complexity of the project.
Costs depend on:
The administrative fee for the permit is calculated as a percentage of the investment value and is paid to the municipality. The entire payment process is conducted electronically.
Our fees as designers are defined through a proposal based on the analysis of the location and the investor’s requirements.
Common Mistakes Made by Investors
Based on years of experience, we have observed that investors most often lose time due to:
How Arhimis Can Help You
At Arhimis, we guide you through every step of this process — from the initial consultation and location analysis, through the preparation of complete project documentation, to submitting the application and obtaining the permit.
With more than 35 years of experience and hundreds of completed projects in Užice, Zlatibor, and across Serbia, we know how to set your investment on the right path — without stress and without surprises.
Contact us for a free consultation.