How to Get Building Permit In Cebu Philippines

What is a building permit? Why do you need to secure a building permit? What are the documents to prepare? How to get a building permit? These are the topics that we shall cover in this blog. In the previous blog, we discussed the "Yuta data data ang bayad" (lot for installment) scheme and some issues and concerns. It is popularly known as "lot only" subdivision. Among the major problems with the "lot only" subdivision is the difficulty in application of the building permit. In some cases, the lot owner cannot secure a building permit at all, especially when the lot is not a residential lot and the owner cannot register the lot because it is still under the mother title and is not yet subdivided. Without a building permit, you will be forced to stop construction, you can not apply for water and power connection, among other issues.

In this blog, let us discuss the building permit before the house construction or renovation. I will make a separate blog on a case where you already constructed your house without a building permit. The state can allow you to "legalize" your construction but you have to pay for the administrative charges, penalties and surcharges. We will discuss it in another blog.

THE NATIONAL BUILDING CODE OF THE PHILIPPINES The purpose of the Code is "to provide for all buildings and structures, a framework of minimum standards and requirements to regulate and control their location, site, design quality of materials, construction, use, occupancy, and maintenance." (Section 102)

This aims "to safeguard life, health, property, and public welfare, consistent with the principles of sound environmental management and control." (State policy)

Coverage of the Code: All buildings and structures (design, location, sitting, construction, alteration, repair, conversion, use, occupancy, maintenance, moving, demolition of, and addition). (Section 103) Exception: Traditional indigenous family dwellings. It is "a dwelling intended for the use and occupancy by the family of the owner only and constructed of native materials such as bamboo, nipa, logs, or lumber, the total cost of which does not exceed fifteen thousand pesos." (section 209)

"Building and/or structures constructed before the approval of this Code shall not be affected thereby except when alterations, additions, conversions or repairs are to be made therein in which case, this Code shall apply only to portions to be altered, added, converted or repaired." (Section 103 b; emphasis added.)

General Building Requirements (Section 104)

1. All buildings or structures as well as accessory facilities thereto shall conform in all respects to the principles of the safe construction and must be suited to the purpose for which they are designed.

2. Buildings or structures intended to be used for the manufacture and/or production of any kind of article or product shall observe adequate environmental safeguards.

3. Buildings or structures and all parts thereof as well as all facilities found therein shall be maintained in safe, sanitary and good working condition.

Site Requirements (Section 105)

1. The land or site upon which will be constructed any building or structure, or any ancillary or auxiliary facility thereto, shall be sanitary, hygienic or safe.

2. In the case of sites or buildings intended for use as human habitation or abode, the same shall be at a safe distance, as determined by competent authorities, from streams or bodies of water and/or sources of air considered to be polluted; from a volcano or volcanic site and/or any other building considered to be a potential source of fire or explosion.

WHAT IS A BUILDING PERMIT?

The 2004 Revised Implementing Rules and Regulations of Presidential Decree 1096, popularly known as the National Building Code of the Philippines, defines building permit as follows:

A document issued by the Building Official (BO) to an owner/applicant to proceed with the construction, installation, addition, alteration, renovation, conversion, repair, moving, demolition or other work activity of a specific project/building/structure or portions thereof after the accompanying principal plans, specifications and other pertinent documents with the duly notarized application are found satisfactory and substantially conforming with the National Building Code of the Philippines (the Code) and its Implementing Rules and Regulations (IRR).

In short, a Building Permit is a document issued by Department of Building Official (OBO) that permits you to legally start building or renovating your house or building. Coverage of work involves: construction, demolition, addition, or renovation of your property.

WHY DO YOU NEED TO SECURE A BUILDING PERMIT?

As stated in the state policy, the Code aims "to safeguard life, health, property, and public welfare, consistent with the principles of sound environmental management and control." Thus, the state requires all buildings and structures to comply the minimum standards, The state also regulates and controls the building's "location, site, design quality of materials, construction, use, occupancy, and maintenance."

To simplify, if the house or building has no building permit, it is not safe for use for humans. Thus, the state (through the building officer) can stop the construction or evict any human occupants in that house or building. Even a house or a building with building permit, the house owner or building administrator is required to apply for the occupancy permit once the construction or renovation is completed. There are requirement for the occupancy permit. The issuance of the building permit signifies that the architects and engineers follow the codes, standards, and minimum requirements for building construction/renovation/other construction-related activities. This means that your house or building is safe for human use. Unfortunately, when people discuss the building permit, the emphasis is more on the payments and penalties. This is why in this blog, we put more emphasis on the safety for home dwellers as the building follows the minimum standards in constructing a residential house or a commercial building.

DOCUMENTS TO PREPARE

What are the requirement for securing a building permit? Let us categorized them for easier to remember:

1. PROOF OF OWNERSHIP

2. APPLICATION FORMS

3. COMPLETE CONSTRUCTION DESIGN

Proof of Ownership

1. Certified True Copy of the Transfer Certificate of Title (CTC)

2. Certified True Copy of the Tax Declaration

3. Latest Real Property Tax Receipt

4. Notarized Deed of Absolute Sale (if the ownership is not yet transferred to the applicant)

5. Notarized Contract of Lease (If the applicate just rented the land)

Note: Prepare 5 copies each.

Application Forms/Technical Documents

1. Application form for building permit (5 copies) - must be notarized

2. Application form for electrical permit (3 copies)

3. Application form for sanitary/plumbing permit (3 copies)

4. Application form for mechanical permit (3 copies)

Note:

1. All applications for permits under the National Building Code (NBC) – building, sanitary/plumbing, fencing, electronics, electrical, and mechanical must be in the name of the owner.

2. All applications must be signed by the owner or authorized representative (with Special Power of Attorney/SPA).

3. All applications must be signed and sealed by the required professional with valid PRC license and updated PTR. Clear copy of PRC and PTR must be submitted. Dry seal in all plans and documents must be clear and recognizable.

Complete Construction Design

1. Prepare 5 sets of Detailed Plan.

   1. Location Plan, Site Development Plan, Vicinity Map

   2. Architectural Plan

   3. Structural Plan

   4. Sanitary/Plumbing Plan

   5. Electrical Plan

   6. Mechanical Plan

   7. Electronics Plan

   8. Fire Protection Plan (if applicable)

2. Prepare 3 sets of the following:

   1. Structural Design and Computation

   2. Bill of Materials/Cost Estimates - signed and sealed by an engineer or an architect at every page

Notes:

1. For construction of two-storey building:

   1. Structural Design Analysis — signed and sealed by Civil Engineer at every page.

2. For construction of more than two-storey building:

   1. Boring and Plate Load Test

   2. Seismic Analysis

Others:

1. Permit Billboard (0.60 X 0.90 Plywood with the following contents):

2. Locational Clearance

3. Clearance from the DPWH if the construction is located along National Highway

4. DOLE Clearance

PROCEDURE ON BUILDING PERMIT APPLICATION

1. Get a Requirements-Checklist and application forms from the Office of the Building Official (OBO). Your architect and engineers shall fill the application forms.

2. Submit the filled out forms and required documents as outlined in the checklist to the Office of the Building Official (OBO).

3. If the submitted requirements are complete, you will be issued an Acknowledgement Slip which bears the date of the status of your application.

4. Within 10 working days, you will receive an order of payment from the Releasing Section of the building office. Settle the charge at the cashier’s office.

5. After five days, the building permit will be released after the submission of proof of payment (official receipt).

If you have some questions about real estate in Cebu, please contact 0908 301 7398 or email us at cebuhousefinder@yahoo.com.