Do I need a building permit? Building categories under the new Act: permit regimes
How buildings are categorised in 2026, which permit regime applies to your project and when you can skip the authorities entirely.
Planning a family house, a modern pergola, or an apartment renovation and not sure whether you must go to the building office? The new Czech Building Act (No. 283/2021 Coll.), fully in force since July 2024, changed the rules from the ground up. Traditional terms like "notification" (ohláška) or "zoning decision" have disappeared for ordinary buildings. What are the rules in 2026, and which regime does your project fall into?
🧭 End of the chaos: the new building categories in 2026
The old system distinguished buildings by size, built-up area (the notorious 150 m² limit) or purpose, and forced builders through two separate rounds of paperwork. That is over. The new Act introduced a single unified permit procedure and divides all buildings into four clear categories. Your permit regime depends on which category your building falls into.
1. Minor structures: no permit, no authorities
Planning a small garden project? Good news — minor structures require no permit at all. You can pick up your tools tomorrow.
- Garden structures: Gazebos, pergolas, sheds and greenhouses with one above-ground storey up to 40 m² and 5 m height.
- Fencing: Fences up to 2 m (unless bordering public space or a road).
- Pools: Domestic pools up to 40 m² on a family-house plot.
- Retaining walls: Up to 1 m height.
2. Simple structures: fast-track permit within 30 days
The most discussed category, because it covers all ordinary family houses. Forget the old 150 m² limit — in 2026, size does not matter.
- Family houses and recreation buildings (no built-up-area limit) with at most 2 above-ground storeys plus an attic.
- Garages and larger shelters over 40 m², up to 5 m height.
- Agricultural buildings up to 60 m².
Permit regime: fast-track procedure — the building office must decide within 30 days of a complete application.
3. Other and reserved structures: standard procedure
Projects that do not qualify as minor or simple fall under "other structures" (or "reserved" — motorways, power plants).
- Apartment buildings, office buildings, commercial halls.
- Family houses with 3 or more above-ground storeys.
Permit regime: full review, statutory deadline of 60 days.
🛠️ Renovations and structural interventions: when do you (not) need the office?
- Free regime (no office at all): Ordinary maintenance, window replacement, new roofing, bathroom renovation or non-load-bearing plasterboard partitions.
- Permit required: Any intervention into load-bearing structures (removing a load-bearing wall, a new beam, roof truss changes), extensions changing the footprint, or a change of use (e.g. converting an attic to living space). Here you cannot do without an official design and an authorised structural engineer's stamp.
❌ 3 most common mistakes builders pay for in 2026
- Building over 40 m² "wild": Many people believe a big garage or workshop needs only a notification. Over 40 m² it is a simple structure — without a permit you risk a fine and a demolition order.
- Underestimating detailed design (DPS): Getting the permit is not the end of paperwork. The new Act requires detailed design documentation under Decree No. 131/2024 Coll. for the construction itself.
- Ignoring engineering services (DOSS): Applying without binding statements from the fire service, public health office or utility operators means one thing — immediate suspension and months lost.
Want to build without stress? RUMASTAV sorts it out for you
Correctly classifying your project under the new regimes can be tricky for a layperson. We have over 10 years of experience with Prague-area authorities and know the new Building Act down to the last paragraph.
- Project analysis: We determine the exact permit regime and the fastest legal route to realisation.
- Project documentation: Complete design and structural assessments exactly per Decree No. 131/2024 Coll.
- Engineering services: We obtain all authority and utility statements and represent you before the building office all the way to a successful permit.
Don't let red tape block your project. Get in touch for a consultation — within 24 hours we will assess your project and tell you how to proceed efficiently and safely.
Related articles:
