Construction of a private house — what permits are essential.

Construction of a private house is an exciting yet complex process that requires careful preparation and a clear understanding of the permitting documentation. Regardless of whether you plan to build a compact house of up to 500 sq. m or a large structure, proper documentation will protect you from fines, connectivity issues, and complications with legalizing the house.

The editorial team of Novyny.LIVE explains the steps to take, which documents to collect, and how to avoid typical mistakes based on current requirements in Ukraine.

Where to start: preparatory actions

Before starting construction, the landowner must undergo a series of mandatory steps. It is important to start with the documents for the land itself:

• there must be an ownership title;
• a cadastral number must be assigned;
• the data must be entered into the State Register of Property Rights.

After this, a topographic survey of the plot is conducted, which is ordered from a certified surveyor. This is needed for the further development of a sketch or project. In the case of construction in the Kyiv region, it may additionally be necessary to obtain an extract from the master plan from local architecture authorities, as noted by experts from the legal company Dozvil.

Two scenarios: area matters

The procedure for obtaining a building permit depends on the area of the future structure.

If the building area is up to 500 sq. m

In this case, a simplified procedure is in effect. You need to:

• prepare a topographic map;
• develop a sketch of intentions — a drawing with floor plans and layout on the plot;
• obtain a building passport — a document that contains architectural and urban planning requirements;
• register a notification of the start of construction works through the Unified State Electronic System in the field of construction or through the Center for the provision of administrative services.

If the building area exceeds 500 sq. m

The procedure is more complicated:

• topographic survey is processed;
• urban planning conditions and restrictions (UPCR) must be ordered — a document that regulates the number of floors, building density, setbacks;
• project documentation is developed;
• contracts for authorial and technical supervision are concluded;
• a notification of the start of works is submitted to DIAM (formerly DABI).

Why a project or sketch is needed

For small private houses (up to 500 sq. m), a sketch of construction intentions is sufficient, which can be developed independently or ordered from an architect. But it is important that it includes floor plans, the placement of the house on the plot, and facades.

For larger houses, complete project documentation is obligatory, which is compiled solely by specialists. This project must comply with building standards, including all design solutions, communication schemes, etc.

When are urban planning conditions and restrictions needed

This document is one of the key ones in the package for constructing large private objects. UPCR define:

• building height;
• density;
• minimum setbacks from property boundaries;
• prohibited zones for construction.

It is issued by the architecture department of the relevant city or regional administration. Both physical and legal entities can obtain UPCR.

Main list of documents for the permit

Here is a basic list needed for submitting a notification of the start of construction:

• passport and taxpayer identification number (TIN) of all landowners;
• extraction from the State Register of Rights for the plot;
• topographic survey;
• building passport or urban planning conditions and restrictions;
• project documentation (for houses over 500 sq. m);
• contracts for authorial and technical supervision.

Consequences of unauthorized construction

Many neglect permits, postponing their registration 'for later'. However, this can cost much more than it seems. In 2025, state control over illegal constructions has intensified.

Among the possible consequences:

• fines for unauthorized construction (the amount depends on the area and region);
• problems with commissioning;
• inability to connect utilities;
• prohibition on registering ownership;
• risk of forced demolition.

These risks become particularly acute when trying to sell, donate, or transfer such an object by inheritance — without proper registration, these actions are simply impossible.

What else Ukrainians should know

The ceiling height in a modern private house is a decisive factor that directly influences comfort, aesthetics, and energy efficiency of living space. Given the development of construction technologies and increasing ecological requirements, the optimal choice of this parameter becomes extremely important as it affects lighting, heating, ventilation, and the overall well-being of residents.

We also reported that the house number where you live is not just a random number; it has a significant impact on the energy of your space and determines the events occurring in your life. This number seems to endow your home with a unique vibration that attracts certain life scenarios to you.

Division into two scenarios depending on the area of the house and the list of documents needed.