House Construction in Republic of Srpska
Procedure and Obligations
🏡 House Construction in Republic of Srpska
Guidelines and a Guide Through the Process from Idea to Implementation
Building a family home or a mixed-use residential and commercial building is one of the most important steps in life. Whether you are building your first home or planning an investment, it is essential to understand the legal, technical, and procedural framework to avoid costly mistakes and issues during construction.
Below, we outline all the steps, obligations, and practical advice you need to legally and wisely construct a building in the Republic of Srpska.
1. 📍 Land Location and Ownership
The first and most important step is selecting a location and checking the legal status of the plot:
✅ The land must be construction-zoned – according to the applicable spatial planning document. If the land is not classified as construction land, a change of land use must first be carried out, along with payment of a fee that depends on the land’s classification (e.g., a Class 1 field incurs a higher fee than a Class 5 field). The fee is paid for the entire surface area designated as a building plot. Therefore, it’s advisable to aim for an optimal plot size and, in the case of larger plots, consult with a surveyor to subdivide the land into smaller plots to reduce the conversion fee.
✅ It must be legally “clear” in the land registry and cadastre – registered in the name of the person intending to build (the investor). Without this, the permit procedure cannot be initiated. If the land has not yet been transferred into your name, it is highly recommended to complete this before engaging with any authorities.
2. 📄 Expert Opinion (EO) and Urban-Technical Conditions (UTC)
Before beginning project design, spatial planning guidelines must be obtained.
✅ If a detailed plan exists (e.g., regulatory plan):
An Expert Opinion is not required.
You may directly submit a request for Urban-Technical Conditions (UTC) from the relevant urban planning department.
❌ If there is no detailed plan:
An Expert Opinion must first be developed, which determines construction possibilities based on higher-level planning documents.
After that, Urban-Technical Conditions can be prepared.
🔸 Note: Location Conditions are no longer issued for individual residential or mixed-use buildings – the process is now based on Expert Opinion and UTC.
3. ✏️ Main Project Design
Based on the UTC (and possibly the Expert Opinion), the Main Project is developed in accordance with all applicable technical and legal regulations.
The Main Project includes:
📐 Architectural design,
🧱 Structural/civil engineering design (statics),
⚡ Electrical installations,
❄️ Mechanical installations (heating, air conditioning),
🚰 Water supply and sewage system design,
🚧 Traffic project (if required),
🧯 Fire protection documentation (for residential-commercial buildings),
📍 Surveying report and other technical appendices if necessary.
Main stages required for obtaining a building permit include:
architectural phase,
structural/civil phase,
water and sewage phase,
electrical phase.
Other phases are not mandatory for the permit but can be developed separately if requested by the investor. Any project phases not included in the technical documentation cannot be executed later. If changes or deviations occur during construction, an "as-built project" must be prepared before the technical inspection.
For buildings over 400 m² of gross floor area (GFA), a geotechnical soil investigation report is required in advance. Additionally, a landscaping design must be prepared as part of the technical documentation.
To understand the terminology:
Gross floor area (GFA) includes all building areas, including walls and unused spaces.
Net floor area only includes usable spaces, reduced by coefficients defined in regulations.
🔥 Fire Protection Approval:
For residential-commercial buildings, fire protection approval must be obtained, based on fire safety documentation, which is part of the technical documentation.
For purely residential buildings, this step is not required.
4. 🏗️ Building Permit
Once the Main Project is complete, along with all necessary approvals (electric utility, water utility, municipal utility, fire protection, etc.), the application for the building permit is submitted.
✅ Some municipalities support the ePermit system, which significantly speeds up the process. The goal is for all municipalities and cities to eventually transition to this system, simplifying the overall building approval process. However, it’s currently in pilot use, mainly in Banja Luka and Gradiška.
5. 🧱 Construction – Who Can Build?
The law differentiates based on the gross floor area (GFA):
👷♂️ Buildings up to 200 m² GFA:
Construction is allowed by the investor directly – the investor can organize the work and hire contractors, as long as the project and permit are followed. Professional supervision is not mandatory by law for this size.🏗️ Buildings over 200 m² GFA:
A mandatory revision of the technical documentation must be performed by an independent, licensed reviewer.Construction must be carried out by a licensed company.
Professional supervision must be engaged for all phases of construction (architectural, structural, electrical, mechanical, water & sewage, and any others specified in the documentation).
6. 🔍 Technical Inspection and Use Permit
After construction is completed:
A request is submitted for technical inspection of the building.
If everything complies with the project and regulations, a use permit is issued.
The building is then registered in the cadastre and land registry, making it fully legal.
💡 Why is it important to invest in a quality project and supervision?
Investors often try to cut costs early on by choosing the cheapest design. However, experience shows:
❗ Poorly developed projects and inadequate solutions – due to a low project price – often lead to unexpected construction costs, which greatly exceed the initial savings.
Other issues include:
last-minute technical fixes,
unplanned purchases,
bad detailing,
and even demolition and reconstruction of certain parts.
✅ Therefore, investing in a quality Main Project and professional supervision is not just technically correct, but also the most financially sound choice. A good project saves money, time, and nerves.
🎯 Conclusion
The house construction process in the Republic of Srpska is well-regulated. If managed professionally and strategically – it can be efficient and stress-free.
🔹 Get informed on time,
🔹 Resolve land ownership early,
🔹 Hire experienced and responsible designers,
🔹 Don’t skimp on design and supervision – they’re your biggest guarantee.
If you're thinking about building, Kapitel d.o.o. Doboj is here to support you through every step – from concept and documentation, to visualization, building permits, and construction supervision.