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Existing condition and access
An as-built survey is only possible with access to the property and a basic evidence base.
A past that holds you back can become a situation you understand.
Regularisation and as-built support, step by step, with clarity on what sits within the frame, what that frame is, and what comes next.
What we deliver
Deliverables, required inputs, and boundaries - one overview in the Scope tab below.
Full scopeWhat we need from you
- Existing documentation (if any), ownership records, historical building data.
- Access to the property for measurement and photo documentation.
- Power of attorney to conduct the procedure.
- Payment of administrative fees and retention charges when due.
Filed with the competent administrative body of the municipality, city, or county; the regularization procedure runs under the applicable law and implementing acts.
A dedicated service activated when an existing structure lacks adequate documentation, or deviates from the issued permit. We prepare as-built records, documentation, and coordination for the regulatory procedure.
Legalization is rarely a fast process. It is work inside an inherited frame, where the options are defined by what already stands. Our role is to put the documentation and procedure in order so the client knows where they stand and what is realistically available.
What we deliver
Three views on the same scope: deliverables, your inputs, and what is out of scope.
- As-built survey with plans, sections, and photographic documentation.
- Technical report on deviations from the design, or on the absence of one.
- Documentation for the competent authority (legalization, permit amendment, or post-hoc compliance, as applicable).
- Communication with the authority and written log of correspondence.
- Written conclusion on the outcome and recommendations for next steps.
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Duration and rhythm
Preparation typically takes four to twelve weeks; total procedure length is set by the authority and can range from several months to over a year.
Scope
- Every situation has its frame: the assessment shows how open the path is, where it narrows, and what comes next.
- We do not handle demolition procedures or negotiations with third parties.
- We do not provide legal advice; cooperation with a lawyer is necessary in these cases.
When we finish this service for you, this project cycle is complete.
When the authority issues its decision and the documentation is complete, legalisation is closed. By client choice, the case moves to archive or into a subsequent reconstruction cycle, which is then run as new scope.
Frequently asked questions
- Sometimes yes, sometimes no. The assessment is based on the survey and a written response from the competent authority.
- Our part is fixed by package after the survey. Administrative fees and penalties are set by the authority and are not part of our contract.
- Duration is set by the authority. Our obligation is a complete submission and timely supplements; promising an issuance date is not professional.
- The Act on the Treatment of Illegally Built Buildings and related implementing acts, per the applicable text.
- An administrative act that, on conditions met, regularises the status of an existing unlawfully built structure.
- An owner obligation under the fee regulation; separate from the designer’s fee.
- For some categories it can be part of the file, but formal elaborates and geodetic attachments are commonly required.
- Restrictions or exclusions often apply; a pre-check of location and zone status is performed.
- Possibility depends on the law in force at the time of initiation; we verify before contracting.
- By building class: a chartered architect and/or chartered civil engineer.
- Yes, but the buyer must understand the case status and open administrative risks.
- We analyse reasons and possible legal or corrective steps; the outcome is not pre-guaranteed.
- GDPR principles, access control, and retention limited to what is necessary.
Legal and regulatory context (Croatia)
- Act on the Treatment of Illegally Built Buildings: the regularization procedure culminates in a decision on the as-built state.
- A structure is in scope when built without a valid building act or against it, subject to statutory conditions.
- Proving existence ties to formal evidence (e.g. DOF5/2011 and other evidence per the applicable text).
- Regulation on the fee for retaining illegally built structures sets the calculation of the owner’s fee.
- Documentation depth depends on building class (demanding, less demanding, simple), including the role of the chartered architect and/or engineer.
- Exclusions are possible in protected areas and heritage zones; verify before starting.
- Before marketing or quoting, verify the current consolidated text at zakon.hr and the competent body’s guidance.
A decision on the as-built state does not automatically mean that all future location/technical conditions for new construction or reconstruction have been examined.
Have a question? Send a short enquiry.
Where legalisation breaks.
Missing evidence of existence
There are not enough photos, invoices, or other proof that the building existed at the reference moment. The procedure stops at the first check.
Early evidence-set review
Before starting we walk the evidence list and mark gaps. Missing items are requested immediately, not under deadline pressure.
Building in a protected zone
The structure sits in a protected area, corridor, or heritage buffer. Category and procedure differ sharply from a standard legalisation.
Site and zone pre-check
Before contracting we check protection layers and applicable rules on the parcel. The client gets a clear answer on whether the procedure can start.
Wrong building category
The building is classified to suit the owner, not the criteria in law. The application is rejected or returned for correction.
Classification per current criteria
We set the category under current rules and actual site conditions. The reasoning goes into a written conclusion before filing.
Open ownership dispute
Co-owners disagree on who files or who pays. The procedure cannot proceed calmly without clear authority.
Legal status before regularisation
Ownership and business open points are resolved before legalisation starts. Without that we do not enter elaborates.
What we need before legalisation.
- Ownership extract and land-registry record.
- Old drawings, surveys, dated photographs of the building.
- Documents confirming the time of construction (invoices, permits, letters).
- Geodetic survey if available.
- Power of attorney if the applicant is not the owner.
A missing document is not a blocker for the first conversation. Note what you have, what is missing, and what you would like to reconstruct.
Where legalization sits in the process.
Legalization is a standalone track. It does not continue into new design services; it puts the status of an existing situation in order before any new decision.
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Clear ownership
Open ownership disputes block the procedure before it starts.
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Legalization
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Sale or financing
A settled status opens the frame for a transaction or lending.
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Reconstruction of an existing building
Legalised status gives a clear frame for further work on the existing building.
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Investor due diligence
Often enters as the first step in risk assessment of an existing property.
The regularization procedure runs under the applicable Act on the Treatment of Illegally Built Buildings and implementing acts; the outcome is not guaranteed.
Industry standards we build on
Legalization in practice is not one document, it is a chain of evidence. The standard is to separate early what we can prove from what we want to achieve.
Authoritative capture of built conditions before legal closure.
Legal status verification before transaction or financing.
Geodesy, architecture, structural statements where required.
Evidence map, versioned submissions, auditable procedural log.
Send a quick enquiry · Legalisation
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Legalisation checklist
Download the document list, or send an enquiry for a fixed quote for legalisation.
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