Construction Permit

In which cases do you need a construction permit?

To simplify the concept of a construction permit, think of it as "a government-approved blueprint of your house." If you plan to build a new house and don't have any blueprint yet, you must apply for a construction permit.

On the other hand, if you already have a house and want to renovate it, the first question you should ask is: Will I change the blueprint/structure of the house? For example, if you want to extend the house, you'll likely need to change the structure by adding new columns. This means you'll need to apply for a construction permit. However, if you don't change the existing house structure (keeping the columns and beams as they are), then you don't need a permit.

The same applies to the roof. If you keep the existing roof structure, you don't need a permit. But if you change the roof structure, you will.

If you're unsure, you can always contact us, and we'll help with advice.

How can you get a construction permit?

To get a construction permit, you'll need to submit the following documents at Pattaya City Hall (or your local municipality):

1. Title deed (Chanote): This document proves that you own the property.
2. Passport: Identification for the application.
3. Construction plans: Detailed architectural and structural engineering plans that comply with Thai building codes and zoning regulations.

Once you've submitted these documents, you'll need to pay the permit fee. For a small residential house in Pattaya, the fee is typically between 1,000 and 10,000 THB, depending on the house's size and type.

After your construction permit is issued, you must collect it and display it at the construction site. This is important because local authorities will likely inspect the site, and the permit must be easy to see. In Thailand, neighbors may report you to city hall for noise, dust, or other issues. Having the permit displayed can protect you from such complaints. (Sad, but true.)

Common pitfalls of skipping permits

If you start building or renovating without a permit, you risk authorities stopping your construction and forcing you to get a permit retroactively. This can lead to:

• Lost time and money
• Fines
• Starting the process from scratch (plans, submissions, etc.)
• Losing your contractor's deposit if they can't work due to delays

In extreme cases, authorities can issue demolition orders, requiring you to tear down what you've built and start over with a valid permit.

How long does it take to get a construction permit?

In Pattaya, it typically takes 2-3 months after submitting your documents to get a construction permit.

If you don't have a good relationship with the local municipality, they might find "mistakes" in your construction plans, which means you'll have to fix them and resubmit. This can add 2-3 weeks or more to the process. Unfortunately, in Thailand, things are not always fast.

Tips for a smooth permit process in Thailand

It may sound like a cliche, but consulting with us before building a house can make the process much smoother. We have in-house architects who can handle the entire process for you. Here are some tips we've learned:

1. Ensure ownership documents are clear (Your name must be on the Chanote).
2. Use a licensed architect/engineer (to create perfect plans).
3. Check local zoning laws (Ensure the land is zoned for residential use).
4. Appoint a Thai agent (Foreigners may struggle with the process; a Thai agent can help).
5. Submit a complete application (Ensure all required documents are accurate and up-to-date). 6. Follow up regularly (Call and check on your application status).
7. Be prepared to make adjustments (Corrections to plans may be required).
8. Keep copies of all documents (Always have backups).
9. Plan for permit fees (Pay promptly to avoid delays).
10. Engage locals for advice (Consult builders or agencies familiar with municipal rules-Pattaya House Builder is your trusted partner!).