Builder of Dreams, Crafter of Reality
Building Permit
Building Permit is the legal document we have to make sure that our construction is legal. The process may vary from city to city and place to place but they are still very much similar. In Metro Manila, it usually takes a month or two or even longer. In the provinces, it takes less than a month. There are also areas that just take a few days. It could cost you as low as PhP15,000 or as much as PhP200,000 depending on the size of the project and the project location.
Why do we need Building Permit?
Can we build without a building permit? It is like asking, "Can I park at a no parking area since it is Sunday and there are no cars anyway?" The answer to this is very tricky since a lot of contractors will naturally say yes, you can build without a permit just like you can park at a no parking area. So why do you need a building permit? Here are the reasons why:
Loan Application
If you are securing a loan whether from a bank or the government e.g. Pag-ibig, the building permit may be needed before they will release the 1st tranche of your loan. This will assure them that the construction loan applied is indeed for construction and not for something else.
Electrical Service Line
Meralco or the electricity provider in the Luzon Grid has become strict nowadays. Although they will provide you with a temporary line during the construction phase, a Certificate of Final Electrical Inpection (CFEI or CEI) from the City Hall or Municipal Hall of the place your site is located will be needed before they will provide you with the final line (electrical wire) for your house. The temporary line or wire size that Meralco will provide is only at a maximum of 8.0 square mm or number 8 American Wire Gauge / AWG. If the service entrance wire electrical design of your house is bigger than this (which is usually the case), you would not be able to apply for final upgrade without the Certificate of Final Electrical Inpection (CFEI or CEI) from the City Hall or Municpal Hall of the place your site is located. To be able to get the CFEI or CEI, the Building Permit is needed.
Professional and Legal Liability
The Building Permit is essentially to document the professionals involved in designing and building your project. Structural, Electrical, Mechanical and Plumbing Safety is essentially guaranteed by the professionals involved for 15 years. Many fly-by-night contractors and unlicensed professionals do not sign and seal their names in the Building Permit and instead have someone else sign and seal for them. This means if there is any safety problem, they are not legally liable.
Subdivision and Village Requirement
Although there are subdivisions and villages that allow construction as long as the building permit is already under process, there are still several subdivisions and villages that do not allow materials and manpower at your property if the building permit is not yet released
Building Permit Process
1
Preparation of Plans & Documents
● Complete set of Plans
*Lot Plan signed and sealed by a Geodetic Engineer
*Architectural Plans signed and sealed by an Architect
*Structural Plans signed and sealed by a Civil Engineer
*Electrical Plans signed and sealed by a Professional Electrical Engineer
*Plumbing Plans signed and sealed by a Master Plumber
● Supporting Documents
*Geotechnical Soil Test Report/Soil Boring Test Report (3 storey and above)
*Construction Specifications
*Cost Estimate or Bill of Materials
*Structural Analysis and Design Computations
● Technical Documents
*Duly accomplished Building Permit Forms
*Photocopies of VALID PRC I.D.s and CURRENT PTRs with dry seal and 3 specimen signatures of the professionals
● Other documents if renovation
*Old Building Permit
*Old Certificate of Occupancy
*Previously approved Building Plans
*Valid Identification Card (i.e. Driver's License PRC, GSIS, SSS, Passport etc.) , *Community Tax Certificate / Cedula etc.
*Photocopy of the valid I.D. of applicant
*Photocopy of the valid I.D. of the Lot Owner
*Community Tax Certificate / Cedula Number, Date Issued and Place Issued of Applicant's Cedula
*Community Tax Certificate / Cedula Number, Date Issued and Place Issued of Lot Owner's Cedula
*Photocopy of Tax Identification Number (TIN) card/1901/1902/1903/1904 (Use Corporate TIN for Coroprate Application)
● Supplemental Documents
*Notarized Authorization Letter to sign, apply and process building permit for applicant
*Affidavit of Undertaking if necessary (Professionals certify safety of existing structure for Renovation Addition of, or Extension Projects)
*Firewall Consent from neighbor if building a firewall
2
Obtain Legal Documents
●2 sets Certified True Copy of Transfer Certificate of Title or TCT (about Php400)
-obtained from the registry of deeds where your property is registered. (3-6 working days)
●Real Property Tax Clearance (cost depends on value of property)
- obtained from City or Municipal Hall of your property but should be updated to this year.- (1 day)
●Tax Declaration (cost depends on value of property)
- obtained from City or Municipal hall of your property but should be updated to this year.- (1 day)
●Tax Receipt (cost depends on value of property)
- obtained from City Hall or Municipal hall of your property but should be updated to this year. - (1 day)
●If lot is not in the name of the applicant we would need:
- Deed of Absolute Sale (If sold to you and transfer of title or property has not yet been processed)
- Award Notice and / or lease contract (if you rented the property)
- Deed of Assignment or Donation (if property was given to you)
●If Building Permit is applied by a Corporation we would need:
- Corporate Secretary's Certification Authorizing the Signatory to sign and apply for Building Permit
●Affidavit of No Contractor if applicable and if under construction supervision only (Makati, Paranaque etc.)
3
Obtain Required Clearances
●Homeowner's Association / Village Administration or Subdivision or Mall, Condominium Clearance (if inside a village or subdivision or Mall or Condominium Building)
- Obtained from the Administration office of your Village or Subdivision or Mall or Building (1 day - 2 weeks)
●Barangay Clearance to construct (PhP300 - PhP5,000 and up)
- Obtained from the Barangay Hall your site is located (1 day)
●Government Department Clearance for special places (if applicable)
●MMDA clearance if beside or near waterways such as rivers and creeks
●DPWH clearance if along National Roads and National Highways
●DENR Environmental Clearance Certificate / ECC if site is in protected area
●CAAP / Air Transportation Office (ATO) Height Clearance for cell sites, towers, spires and antennas and areas near Airports
●DOH-BHDT Clearance for telecom / cell site projects
●PHIVOLCS clearance if near the fault line
●DOLE Construction Safety and Health Program if applicable (For Makati, Las Piñas, Paranaque, Taytay etc.)
4
Apply Locational Clearance
●Obtained from the City Hall at the Zoning Administration Unit of City Planning and Development Office your site is located. This is to assure the City / Municipal Government your project is located that the structure you
are building is allowed in the area. E.g. Shopping Mall in a residential area, Residential House in a Business District, School in a Hazardous Industrial area or a High Rise Building near an airport is not allowed. (1-2 weeks)
5
Apply for Fire Safety Clearance (Approx. Php5,000 - Php8,000)
*Obtained from the City Hall at the Fire Department (3-10 working days)
6
Submission of Requirements
Submit Clearances, Forms, Building Plans and Documents to the Engineering Department of the Office of the Building Official (1 weeks -6 weeks) and wait for approval. Red tape would cost you about Php20,000 - Php50,000 in some cities.
7
Payment of Building Permit Fee
This is costs for Assessment done by the Architects and Engineers of your Municipal / City Hall. (Approx. Php10,000)
8
City Tax / Contractor's Tax
This is Tax due to the improvement / building done on the lot. (Approx. PhP10,000 - PhP35,000 and up depending on the size and cost of the structure) at the teasurer's office
9
Signing of the Building Permit
Signing of the Building Permit by the Building official and Release of the Building Permit. (1 - 3 days)
Ground Up Construction
Ground-up construction refers to the process of building a structure from the very beginning, starting with the foundation and constructing the entire project from scratch. This term is typically used to describe new construction projects where no existing structures are being renovated or altered.
Key Aspects of Ground-Up Construction:
-
Site Preparation: This includes clearing the land, excavating, and preparing the site for construction.
-
Foundation Work: Laying the foundation is crucial and involves digging footings and pouring concrete or other materials to create a stable base.
-
Structural Framework: Erecting the building’s framework, which can include steel, wood, or concrete elements.
-
Exterior and Interior Construction: Adding walls, roofing, windows, doors, and then proceeding to interior finishes like drywall, flooring, and fixtures.
-
Utilities and Systems: Installing essential systems such as plumbing, electrical wiring, heating, ventilation, and air conditioning (HVAC).
-
Finishing Touches: Completing the final details including painting, landscaping, and any other finishing work.
Interior Fit-Out
Involves the process of finishing and equipping the interior of a building once the structural and exterior work is completed. It focuses on transforming the raw interior spaces into functional, aesthetically pleasing environments that meet the specific needs and preferences of the occupants.
Key Aspects of Interior Fit-Out:
1.) Design and Planning:
• Space Layout: Designing the layout to optimize the use of space according to the intended function (e.g., office, retail, residential).
• Style and Theme: Selecting colors, materials, and finishes that align with the desired aesthetic and brand identity.
2.) Construction and Installation:
• Partitioning: Installing walls or partitions to create separate rooms or areas within the space.
• Flooring: Laying down various types of flooring such as tiles, carpets, hardwood, or laminate.
3.) Ceilings and Lighting:
• Ceiling Systems: Installing drop ceilings, acoustic tiles, or other ceiling treatments.
• Lighting: Fitting lighting fixtures and systems, including ambient, task, and accent lighting.
4.) Joinery and Carpentry:
• Custom Fixtures: Building and installing custom cabinetry, shelving, and storage units.
• Doors and Windows: Fitting interior doors, frames, and window treatments.
5.) Mechanical, Electrical, and Plumbing (MEP):
• HVAC Systems: Installing heating, ventilation, and air conditioning systems.
• Electrical: Setting up electrical outlets, switches, and wiring for power and data needs.
• Plumbing: Installing fixtures such as sinks, toilets, and taps.
6.) Finishing Touches:
• Painting and Wall Coverings: Applying paint, wallpaper, or other wall treatments.
• Furniture and Fixtures: Arranging and installing furniture, decorative items, and other elements that complete the space.
Renovation
Renovation refers to the process of improving, updating, or restoring an existing building or space. Unlike ground-up construction, which involves building from scratch, renovation focuses on making modifications or enhancements to structures that are already in place
Key Aspects of Renovation:
1.) Assessment and Planning:
• Evaluation: Assessing the current condition of the property and identifying areas that need improvement.
• Design: Creating plans or blueprints for changes, which may include layout modifications, aesthetic updates, or functional improvements.
2.) Structural Repairs and Updates:
• Foundation Work: Addressing any issues with the building's foundation to ensure stability
• Framing and Structural Elements: Repairing or updating structural components like beams, columns, or walls
3.) Interior Work:
• Demolition: Removing or altering existing fixtures, finishes, or partitions as needed.
• Walls and Ceilings: Repairing or replacing drywall, plaster, or other wall treatments. Installing new ceilings or ceiling treatments if necessary.
4.) Flooring and Surfaces:
• Flooring: Replacing or refinishing existing flooring materials such as wood, tile, or carpet
• Surface Treatments: Updating countertops, backsplashes, and other surface materials.
5.) Mechanical, Electrical, and Plumbing (MEP):
• Electrical Systems: Upgrading wiring, outlets, and lighting to meet current standards and improve functionality.
• Plumbing: Repairing or replacing pipes, fixtures, and fittings to improve performance or address issues.
• HVAC: Updating heating, ventilation, and air conditioning systems for better efficiency and comfort.
6.) Aesthetic Updates:
• Painting and Wallpaper: Refreshing paint or wallpaper to enhance the appearance of the space.
• Fixtures and Fittings: Replacing or updating items like handles, knobs, lighting fixtures, and other decorative elements
7.) Custom Features and Additions:
• Custom Carpentry: Adding built-in shelves, cabinets, or other custom woodwork.
• Additions: Expanding existing spaces, such as adding a new room or extending a kitchen or bathroom.
BENEFITS OF RENOVATION
• Value Improvement: Enhances the market value of the property.
• Personalization: Allows homeowners to tailor the space to their needs and preferences.
• Functionality: Improves the functionality and efficiency of the existing space.
• Sustainability: Can be a more sustainable option compared to new construction by repurposing existing structures