Building Permit Process in the Philippines: Step-by-Step Guide

To get a building permit in the Philippines, secure your barangay and locational (zoning) clearances, prepare plans signed and sealed by licensed professionals, get a Fire Safety Evaluation Clearance from the BFP, then file with the Office of the Building Official (OBO) of your city or municipality. After construction, you apply for a Certificate of Occupancy before using the building.

When you need a building permit

The National Building Code (Presidential Decree 1096) requires a building permit before you construct, add to, alter, convert, repair or demolish a building. That covers houses, commercial buildings, warehouses and most renovation work beyond minor repairs.

Building without a permit can result in fines, a stop-work order and, in serious cases, an order to demolish. It can also cause problems later when you connect utilities, sell the property or apply for a loan.

1. Get your clearances first

Before the OBO accepts your application, most LGUs require:

• Barangay clearance for the construction, from the barangay where the lot is located.
• Locational clearance (zoning clearance) from the city or municipal planning and development office, confirming the project fits the zoning of the lot.
• Proof that you own or may build on the lot: a copy of the title (TCT/OCT), or a lease or the owner’s written consent, plus the tax declaration and current real property tax receipt.

Some projects need more, for example an Environmental Compliance Certificate or a clearance from a subdivision, condominium or economic zone administrator.

2. Prepare the documents and plans

The building permit is issued together with ancillary permits for each discipline. Each set of plans must be signed and sealed by a licensed professional in that field:

• Architectural — architect
• Civil / structural — civil engineer, with structural design computations where required
• Electrical — professional electrical engineer
• Sanitary and plumbing — sanitary engineer and master plumber
• Mechanical — mechanical engineer, for elevators, air-conditioning, fire pumps and similar systems
• Electronics — electronics engineer, for fire alarm, data and communication systems

Expect to submit several copies of the plans, the specifications, a bill of materials and cost estimate, and the filled-out application forms. Larger or taller buildings may also need a geotechnical (soil) report. The OBO decides the exact number of sets and forms.

3. Get the Fire Safety Evaluation Clearance (FSEC)

The Bureau of Fire Protection (BFP) reviews the plans for compliance with the Fire Code (RA 9514) — exits, fire protection systems, fire alarm and similar items — and issues a Fire Safety Evaluation Clearance. The building permit is not released without it. In many LGUs the BFP sits in the same one-stop shop as the OBO.

4. File, get assessed and pay

File the complete application with the OBO. The office checks the documents, has each discipline’s plans evaluated, and issues an order of payment. Fees are computed under the schedule in the Building Code rules, mainly from floor area, use or occupancy group and the ancillary permits involved, so they differ from project to project.

Once you pay, the building permit and ancillary permits are released. Post the permit on site where it can be seen. The Ease of Doing Business law (RA 11032) sets maximum processing times for government transactions; ask your OBO how long your application should take.

5. During construction

• Build according to the approved plans. Changes to the design may need an amended permit.
• Keep a construction logbook on site, kept by the engineer in charge.
• The OBO may inspect the work at any stage.
• Run the site under a Construction Safety and Health Program, which DOLE requires for construction projects.

6. Apply for the Certificate of Occupancy

When construction is complete, apply to the OBO for a Certificate of Occupancy. Typical requirements are a certificate of completion signed by the professionals in charge, the construction logbook, as-built plans where there were changes, and the BFP’s Fire Safety Inspection Certificate (FSIC). You should not occupy or use the building until the Certificate of Occupancy is issued.

For a permanent power connection, the utility will also ask for a Certificate of Final Electrical Inspection from the LGU.

How to avoid delays

• Ask your OBO for its current checklist before preparing documents. Requirements differ between LGUs.
• Make sure the names on the title, tax declaration and application match.
• Have all plans coordinated so the structural, electrical and plumbing layouts agree with the architectural plans.
• Include the permit timeline in your project schedule. Construction should not start before the permit is out.
• Agree with your contractor who handles each permit. See our contractor checklist.

Working with CAD Construction

CAD Construction Corporation is a PCAB-licensed Category B contractor based in Calasiao, Pangasinan, building across Luzon since 1985. Through our design and build and general construction services we coordinate the plans and permit requirements with your LGU. Request a quotation.