Building legalisation
Since 16 May 2026, buildings constructed by 21 June 2011 without a building permit, or contrary to one, can be legalised again, and there is no longer a deadline for applications. We prepare all the documentation and handle the procedure through to the as-built decision (rješenje o izvedenom stanju) and registration in the cadastre and land register.
We take on legalisation in Lika-Senj County (Senj, Otočac, Gospić, Novalja and surroundings), Novi Vinodolski and Crikvenica, and on the islands of Krk and Rab. For properties elsewhere, please get in touch.
Enter the cadastral parcel number and the cadastral municipality. We will check whether the building is visible on the 2011 digital orthophoto map and send you an indicative quote within a few working days.
Can your building be legalised?
A building can be legalised if it was constructed by 21 June 2011 and is visible on the digital orthophoto map of the State Geodetic Administration based on the 2011 aerial survey.
Compliance with the spatial plan
- A building that complies with the spatial plan can be legalised.
- A building that does not comply with the spatial plan can be legalised if it has no more than two storeys, the upper one being an attic storey. The town or municipality may allow more storeys by decision; where neither the plan nor such a decision sets a limit, up to four storeys are allowed.
- The plan more favourable to you applies: the one in force on the day the act entered into force, on the day of the application or on the day of the decision.
Where legalisation is not possible
Except in the cases set out in the law, a building cannot be legalised if it is located:
- outside a building zone in a protected area,
- in a planned corridor for transport, energy, water or communications infrastructure,
- on land designated for public and social use, or in a separate business zone outside a settlement,
- in a drinking water protection zone where construction is prohibited,
- on a mineral extraction site.
Without the required confirmations or approvals, a building cannot be legalised within an immovable cultural property or a UNESCO World Heritage area, on existing public land, or on maritime or water domain.
Nor can legalisation be granted for buildings on the boundary with a planned neighbouring parcel whose openings or projections extend onto that parcel, or for mobile homes, containers, kiosks, tents and huts made of non-durable materials.
Source: Act on the Treatment of Unlawfully Constructed Buildings (Zakon o postupanju s nezakonito izgrađenim zgradama), Articles 5 and 6 (NN 86/12, 143/13, 65/17, 14/19, 48/26)
How the procedure works
- 01
Free check
Using the cadastral parcel number and the cadastral municipality, we check whether the building is visible on the 2011 orthophoto map and whether it complies with the spatial plan, and send you an indicative quote.
- 02
Collecting documents
We agree the scope of work and collect the necessary documents (see “What you need to prepare”).
- 03
Preparing the documentation
We survey the building on site and prepare the as-built survey (snimak izvedenog stanja) and a licensed civil engineer’s statement on mechanical resistance and stability. The geodetic survey is prepared by our partner surveyor, and we arrange everything on your behalf. If you prefer, you can also hire a surveyor of your choice.
- 04
Submitting the application
We submit the application with all documentation electronically through eDozvola, Croatia’s online permit system.
- 05
Following the procedure
We follow the procedure before the competent administrative authority and respond to any requests for additional documents. The authority calculates the legalisation fee (naknada za zadržavanje zgrade u prostoru), which is paid before the decision is issued.
- 06
Decision and registration
Once the as-built decision becomes final, the building is recorded in the cadastre and registered in the land register. This part is done by the surveyor; we arrange it and include it in our quote.
What you need to prepare
For the first contact, the cadastral parcel number and the cadastral municipality are enough. To prepare the documentation, we need:
- all existing documents for the building: earlier permits, designs and drawings,
- any earlier legalisation application and decision – we will check what stage it reached and what that means for your case,
- information on when the building was constructed or extended.
We obtain the land register extract ourselves.
Costs
The total cost of legalisation consists of:
- Documentation
- as-built survey and the licensed engineer’s statement
- Geodetic survey and registration in the cadastre and land register
- prepared by our partner surveyor and included in our quote
- Legalisation fee
- calculated by the town or municipality under a Government regulation, depending on the size, location and use of the building
- Municipal utility contribution
- one-off, calculated by the town or municipality under its own decision
The legalisation fee is paid before the as-built decision is issued, in one payment or, on request, in instalments if it exceeds EUR 500.
You will find the price of our service in the indicative quote after the free check.
Frequently asked questions
My earlier application was rejected. Can I apply again?
If the application was rejected because the required documents were missing or the legalisation fee was not paid, the law expressly allows a new application. In other cases it depends on the reasons for the rejection – send us the decision and we will check.
The building is not clearly visible on the 2011 orthophoto map. What now?
Construction by 21 June 2011 can also be proven with another orthophoto map made before that date, or by an entry in the cadastral plan or another official map. We will check which option applies in your case.
I have an auxiliary building next to the house. Is there a separate procedure for it?
For a single-storey auxiliary building of up to 50 m², built next to a lawfully constructed main building, a simplified procedure applies: the application needs an extract from the cadastral plan and proof that the main building is lawful.
Ownership is not settled or a court case is pending. Can the building be legalised?
The as-built decision does not affect ownership, so unresolved ownership generally does not prevent legalisation. The law sets out one exception (unofficial translation):
“An as-built decision cannot be issued for an unlawfully constructed building in respect of which court proceedings are pending, initiated before the application for that decision was submitted, following a claim for the protection of ownership or another right in rem in respect of that building or the land on which it was constructed, if the party raises and proves this before the decision is issued.” (Article 19(1))
Can I register the building as a condominium after legalisation?
Yes, and we recommend it. Condominium registration (etažiranje) records flats and commercial units in the land register as separate units. This makes selling and renting easier, allows an individual flat to be used as collateral for a loan, clearly sets out what belongs to which co-owner and simplifies inheritance. After legalisation, we can also prepare the condominium plan.
I extended the building after 2011. Can that be legalised too?
Parts of a building constructed after 21 June 2011 cannot be legalised under this act. Get in touch – we will look at the options in your case.
Request a quote or expert advice
Office: Ul. Petra Matkovića 7, 53270 Senj, Croatia · Mon–Fri 8:00–16:00