Will construction become faster and more efficient? Slovakia’s New Building Act

Less red tape, more speed

Slovakia’s long-awaited Building Act brings sweeping changes for both homeowners and real estate developers. The government promises less paperwork, more digital tools, and most importantly – faster building permits. The reform is being described as the biggest shake-up in construction law in decades, aiming to make Slovakia more attractive for investment and fairer for ordinary citizens who wish to build their homes. 

One permit instead of many

Until now, many construction projects required several separate approvals, often dragging out the process for months. The new law merges these procedures into a single building permit process. Even complex projects involving multiple building parts will now be handled together, saving time and cutting bureaucracy. For investors, this means less uncertainty and fewer delays; for families, it could mean their dream home gets approved in weeks instead of months. 

Silence means consent

Perhaps the most eye-catching change is the introduction of “fictitious approval.” Municipalities now have 30 days (or 60 for large projects) to issue their opinion. If they miss the deadline, their consent is automatically assumed – giving applicants certainty and preventing endless waiting. This rule is seen as a strong push for efficiency, forcing authorities to act quickly and eliminating the frequent “administrative silence” that has frustrated builders in the past. 

No more endless objections

Previously, anyone could repeatedly object to the same project, causing significant delays. Under the new law, stakeholders and affected residents can now comment only once. The aim is to streamline public input without paralyzing the process. Critics argue this might limit civic participation, but supporters say it strikes a fair balance between protecting public interests and preventing abuse of the system. 

Digital by default

All applications must now be submitted electronically, and project documents will be stored in a new national planning and construction database. This push for digitalization should bring greater transparency and efficiency for both officials and citizens. Applicants will be able to track the status of their cases online, reducing the need for in-person visits and phone calls to offices. Over time, the system is expected to create a comprehensive digital archive of construction projects across the country. 

Small projects made simple

The Act also defines a new category of small structures – such as summer kitchens, garages, carports up to 50 m², swimming pools up to 25 m², or rooftop solar systems up to 100 kW. These will face a simplified approval process, making small-scale building much easier. For homeowners, this could mean less paperwork and faster realization of everyday projects, while businesses installing renewable energy systems see it as a positive step toward greener, more accessible solutions. 

Zero tolerance for illegal structures

A major shift concerns illegal construction. Buildings erected without a valid permit can no longer be legalized afterward. Instead, they must be removed. Liable is not only the builder but also contractors, site managers, and construction supervisors. This strict approach is designed to discourage “build first, legalize later” practices that have long plagued Slovak municipalities. Authorities believe it will also improve safety standards and urban planning in the long run.

By JUDr. Valter Pieger

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