Can You Build Without a Permit?
 

Skipping the building permit is like parking in a "No Parking" zone because it's convenient—technically possible but fraught with risks. While some contractors might claim you can proceed without a permit, here's why it’s essential:
 

1. Loan Applications

If you’re applying for a construction loan through a bank or Pag-IBIG, the building permit is often required before the first or second loan tranche is released. This ensures the loan is used for its intended purpose.
 

2. Final Electrical Service Connection

Electricity providers, such as Meralco, require a Certificate of Final Electrical Inspection (CFEI) to connect your final service line. This certificate can only be obtained with an approved building permit.

3. Professional and Legal Accountability

The permit documents the professionals responsible for designing and building your project, guaranteeing safety for up to 15 years. Unlicensed contractors or "fly-by-night" builders often skip this, leaving you with no legal recourse if issues arise.

4. Subdivision and Village Rules

Many subdivisions and villages won’t allow materials or workers on-site until a building permit is issued.

 

Building Permit Processes and Requirements

 

The Building Permit process can differ slightly depending on the city or location, but the overall steps remain quite similar. There is no centralized "one-stop shop," as documents typically need to pass through multiple departments before approval. To give you a clearer understanding, we’ve outlined the process and requirements below:

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Step 1.) Preparation of Plans and Documents

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Below is a list of plans and documents that may be required to secure your building permit. Some of these have already been covered in the Design Process (click here to review). Ensure you have all the following ready before starting your building permit application:
 

 1A. Building Plans / Construction Plans where applicable

• Lot Plan with Vicinity Map signed and sealed by a Geodetic Engineer (PhP5,000 if you do not have this yet)

• Architectural Plans signed and sealed by an Architect (included in our design package)

• Structural Plans signed and sealed by a Civil Engineer (included in our design package for houses and buildings)

• Plumbing Plans signed and sealed by a Master Plumber (included in our design package)

• Electrical Plans signed and sealed by a Professional Electrical Engineer (included in our design package)

• Mechanical Plans signed and sealed by a Professional Mechanical Engineer (included in our design package for      office, condominium unit or commercial unit)

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 1B. Supporting Documents

• Geotechnical Soil Test Report / Soil Boring Test Report for 3 storey and above structures (PhP25,000 - PhP80,000 and up) with Photocopy of VALID PRC I.D. and current PTR of Civil Engineer with sealed specimen signature of  professional 

• Project Specifications Signed and Sealed (included in our package)

• Cost Estimate or Bill of Materials Signed and Sealed (included in our package)

• Structural Analysis and Design Computations for 2 storey and above with Seismic or Earthquake Structural Analysis for 3-storey and above structures (included in our package)

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 1C. Technical Documents (as needed)

• Building Permit Forms duly accomplished with complete signature and seals

• Electrical Permit Forms duly accomplished with complete signature and seals

• Plumbing Permit Forms duly accomplished with complete signature and seals

• Mechanical Permit Forms duly accomplished with complete signature and seals

• Photocopies of VALID PRC I.D.s and CURRENT PTRs with dry seal and 3 specimen signatures of the professionals        

 1D. Other documents For renovation, addition of floor or extension

• Old Building Permit if project is for renovation, addition of floor or extension

• Old Certificate of Occupancy if project is for renovation, addition of floor or extension

• Previously approved Building Plans if project is for renovation, addition of floor or extension

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 1E. 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 - to verify identity and signature

• Photocopy of the valid I.D. of the Lot Owner (If lot owner is not the applicant) - to verify identity and signature

• Community Tax Certificate / Cedula Number, Date Issued and Place Issued of Applicant's Cedula - for notary public to notarize documents

• Community Tax Certificate / Cedula Number, Date Issued and Place Issued of Lot Owner's Cedula  (If lot owner is not the applicant) - for notary public to notarize documents

• Photocopy of Tax Identification Number (TIN) card/1901/1902/1903/1904 (Use Corporate TIN for Corporate Application)

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 1F. Supplemental Documents (if applicable)

• Notarized Authorization Letter to sign, apply and process building permit for applicant (applicant's representative)

• 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 on his or her side
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Step 2.) Obtain Legal Documents

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 2A. 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)

 2B. 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)

 2C. Tax Declaration (cost depends on value of property)

• obtained from City or Municipal hHll of your property but should be updated to this year.- (1 day)

 2D. 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)

 2E. 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)

 2F. 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

 2G. Affidavit of No Contractor if applicable and if under construction supervision only (Makati, Paranaque etc.)

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Step 3.) Obtain Clearances

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 3A. Area Clearance

• Homeowner's Association / Village Administration or Subdivision or Mall, Condominium Clearance (if inside a village or subdivision or Mall or Condominium Building). This is obtained from the Administration office of your Village or Subdivision or Mall or Building (1 day - 4 weeks)

• Barangay Clearance to construct (PhP300 - PhP50,000 and up). This is obtained from the Barangay Hall your site is located (1-3 days)

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 3B. 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 Pinas, Paranaque, Taytay etc.)

 

Step 4.) Apply Locational Clearance (Approx. PhP3,000 - PhP6,000)

• 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 - 4 weeks)

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Step 5.) Apply for Fire Safety Clearance (Approx.PhP5,000 - PhP8,000)

• Obtained from the City Hall at the Fire Department (3-10 working days)

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Step 6.) Submit Clearances, Forms, Building Plans and Documents to the Engineering Department of the Office of the Building Official and wait for approval (1-6 weeks) . Red tape would cost you about PhP20,000 - PhP50,000 in some cities.

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Step 7.) Pay the Building Permit Fee. This is costs for Assessment done by the Architects and Engineers of your Municipal / City Hall. (Approx. PhP10,000)

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Step 8.) City Tax / Contractor's Tax. This is Tax due to the improvement / building done on the lot. (Approx. PhP10,000 - PhP50,000 and up depending on the size and cost of the structure) at the teasurer's office.

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Step 9.) Signing of the Building Permit by the Building official and Release of the Building Permit (1-3 days)