FAQ

A geodetic study is a document that is prepared for the purpose of implementing changes in the cadastre and land registers, and can have several purposes. Some of the purposes are: registration of a building, subdivision, change of culture, etc.

The price is defined depending on the purpose, location, size of the plot, compliance with the cadastre and land registry, etc.

When planning to request the services of a surveyor, the basic information you need to prepare is the cadastral plot number and the name of the cadastral municipality or the address of the building (if there is a building on the plot). Based on the information about the plot and the purpose of the study, the surveyor will be able to tell you what purpose the study you need is for and what the price of the service will be.

For the purposes of preparing the geodetic study, the party submits the title deed and the title deed extract or an extract from the land database (BZP). If there is an object on the plot, it is necessary to submit documentation about the construction of the object (building and use permit, decision on the completed condition, certificate of age before February 15, 1968, etc.).

A building is legal if it has appropriate construction documentation and the condition on the ground is in accordance with the documentation. Documentation used to prove legality may be: a use permit, a certificate from the administrative body that the final report of the supervising engineer has been delivered to it, a certificate of use, a valid building permit or other appropriate document issued before 19 June 1991 with a certificate from the building inspection that no construction inspection procedure is in progress, a decision on the completed condition, a certificate of the completed condition, a certificate from the cadastral office that the building was built before 15 February 1968. and occupancy permit for buildings constructed before February 15, 1968. year.
If a property is registered in the cadastre and land registry, this does not mean that it is legal.

If you have legalized a property, this does not necessarily mean that the property is registered in the cadastre and land registers. A surveyor can check the registration for you.

Yes. Buildings without the appropriate permit can be registered in the cadastre and land registry. For such buildings, a note will be made in the land registry stating that they do not have a legality act. The note can be deleted when the appropriate permit is obtained for the building and submitted to the competent land registry court.

No. A building with 2 or more apartments can only be condominiumd as a whole. The prerequisite for implementing condominium is a legal building and the consent of all co-owners. If the consent of all co-owners cannot be achieved, condominiumd can be implemented through the courts.

That. Inviting all neighbors of the boundary is extremely important in order to avoid subsequent disputes. Since the boundary line is shared, it is important that both parties affected by the boundary give their opinion and have the opportunity to express themselves.

Yes. When building a fence on a boundary, it is extremely important to hire a surveyor to help you mark the boundaries if there are no visible boundary markers on the ground (boundary stone, pole, etc.).

A condominium study or Plan of special parts of a real estate is a document that graphically and textually defines the special co-ownership parts in a building, the associated secondary parts, as well as the co-owners’ shares in the ownership of the common parts of the building and land. In order to become the actual owner of an apartment that is part of a residential building, it is necessary to condominium the building.

Condominium ownership is established by a condominium study. The first step towards preparing the study is to register the building in the cadastre and land registry. If the building is not registered or there are deviations from the actual situation on the ground, it is necessary to first prepare a geodetic study.

After that, the development of a condominium study begins. To implement it, it is necessary to collect the following documentation on the legality of the facility: a valid construction and use permit with the associated architectural project, a decision on the as-built condition with a photo of the as-built condition, a certificate of the age of the facility and a use permit for facilities built before 15.02.1968, etc. If the investor does not have the aforementioned documents available, they can obtain them from the competent archive independently or through a proxy.

According to the Agricultural Land Act of 28 May 2022, agricultural land outside the construction area cannot be parceled out into cadastral plots smaller than 1 ha (1 hectare is 10,000 m2) by means of a geodetic study, except in the case of allocation of agricultural land for the construction of infrastructure and other buildings, and except in the case of inheritance.

The PGP represents a positional-elevation view of the terrain and contains a display of structures (buildings, walls, fences, bridges, etc.), traffic routes (roads, paths, etc.), boundary markers (concrete pillars, iron wedges, etc.), cultural boundaries (meadows, pastures, arable land, vineyards, etc.), infrastructure (electricity, water, drainage, telecommunications, gas, etc.) and other details. Depending on the needs of the designers, in addition to heights, the PGP can also display contour lines.

A special geodetic base (SGP) is a base for designing buildings that was previously created according to the Law on Physical Planning and Construction, which was in force until 31.12.2013.

The measured condition on the ground overlaps with the official cadastral plan, and the procedure was such that the base was sent to the cadastre for confirmation. The confirmed foundation was then sent to the designers for designing.

The PGP is no longer provided for by the Spatial Planning Act (OG 153/2013), but now a geodetic situational draft of the actual situation is being prepared.

The PGP is no longer being developed. This framework was developed based on the law that was in force until the end of 2013.
Instead of a Special Geodetic Base, a Geodetic Situational Draft of the Actual Condition is now being prepared.

Energy certification is a process of determining the energy efficiency of a building or residential unit, which involves a detailed analysis of energy consumption and environmental impacts. This process is usually carried out by certified energy certifiers or engineers specialized in energy efficiency.

Certifiers collect the necessary data about the building, such as the characteristics of the building, the type and condition of the energy systems, insulation, building orientation and other relevant parameters. Based on the collected data, detailed calculations of energy consumption for heating, cooling, ventilation, lighting and other energy needs are carried out.

An official document is created – an energy certificate, which contains the energy classification of the building (e.g. energy class A, B, C, etc.), annual energy consumption expressed in kWh/m², recommendations for improving energy efficiency, and other relevant information. After the certificate is created, a check and verification of the data is carried out to ensure the accuracy and reliability of the information provided in the certificate.

The energy certificate plays an important role when selling or renting real estate because it provides potential buyers or users with clear information about the energy efficiency of the building and helps them make informed decisions. This procedure is often regulated by the legislative framework in order to ensure the standardization and quality of energy certificates in order to encourage energy efficiency and reduce CO2 emissions.

This certificate is mandatory in several specific situations:

When selling real estate – If you are selling a building, apartment or house, you are required to have an energy certificate and show it to the buyer.
When renting – For long-term rentals (usually longer than two years), energy certification is also required.
For new buildings – Every new building must have an energy certificate as part of the documentation required for technical inspection and obtaining a use permit.
Major building renovation – If you are renovating a building to an extent that affects its energy performance, such as installing insulation, replacing windows or a heating system, a certificate is also required.

Exceptions to this obligation are certain real estate, such as:
Buildings less than 50 m²,
Religious buildings,
Temporary buildings with a term of use of up to two years,
Agricultural buildings that do not require much energy.

So, if you are planning to sell, rent or significantly renovate a property, you will probably need an energy certificate.

Energy certifiers, persons authorized to create an energy certificate.

Condominium is the legal process of dividing a multi-apartment building into independent legal units, called floors. Each floor represents a separate residential unit or commercial space that has the status of independent property. This process allows owners to create legally clearly defined units within a common building, which allows for their independent use, sale or lease.

The process of condominium development usually includes the following steps:

Geodetic surveying: The first step is geodetic surveying and measuring the building to precisely determine the boundaries of each floor.
Preparation of a condominium study: Based on geodetic data, a condominium study is prepared that describes each floor, its area, purpose (apartment, business premises) and the associated parts of the common property.
Transfer of ownership: After the condominium study is prepared, a request is submitted to the competent authority (most often the cadastral office) to register the condominium units in the land register as independent real estate.
Regulation of common areas: It also regulates the rights and obligations of the owner towards the common areas of the building, such as staircases, hallways, elevators, common areas, etc.

Condominiums are important for clearly defining ownership relationships within multi-apartment buildings or buildings with multiple commercial spaces. They provide transparency of ownership, facilitate property management, and can stimulate the development of the real estate market through the individual sale or lease of individual floors.

The geodetic project was introduced by the Construction Act (Official Gazette 153/13) on January 1, 2014. year. It is an integral part of the main project for obtaining a building permit, i.e. the preliminary design for obtaining a location permit.

The geodetic project is no longer prepared in this form, in accordance with the currently valid Construction Act (Official Gazette 39/2019, Official Gazette 125/19), and is replaced by:
– the actual situation in terms of position and height,
– geodetic study recording the actual position of individual already recorded cadastral plots,
– geodetic situation of the building plot with GML,
– geodetic study for the implementation of the location/building permit,
– staking out the facility and staking out study,
– geodetic study for registering the facility in the cadastre and land registers, and
– a statement from a certified geodesic engineer that the building is located on the plot in accordance with the building permit.

The geodetic project combines all geodetic services necessary for the construction of a facility and its registration in the cadastre and land registry, namely:
– preparation of the basis for designing the facility (geodetic situational drawing of the actual state),
– the formation of a building plot by means of a subdivision plan,
– reconciliation of the status in the cadastre and land register,
– staking out the facility on the ground and preparing a staking out study,
– registration of the object in the cadastre and land register,
– preparation of a statement by an authorized geodetic engineer that the building was built in accordance with the geodetic project.

Read more about this topic at Surveying services in design and construction.

✅ 1. Timely planning of geodetic activities
Already in the earliest stages of the project, it is necessary to involve the geodetic team in order to avoid bottlenecks in the later stages – especially when dividing parcels and obtaining permits.

✅ 2. Precise and up-to-date geodetic base
A high-quality geodetic survey of the actual situation is crucial for the correct design and subsequent implementation of construction works.

✅ 3. Rapid reconciliation of the cadastre and land registry
Without legally harmonized land, it is not possible to obtain building permits or legally begin construction. Harmonization must be carried out thoroughly and professionally.

✅ 4. Regular communication with the investor and designers
Open and fast communication with key stakeholders enables problem solving on the fly, timely delivery of studies, and adaptation to field conditions.

✅ 5. Professional geodetic supervision during construction
Continuous supervision ensures that the construction proceeds in accordance with the project documentation – from the control of stakes to the monitoring of deformations and volumetric calculations.

✅ 6. Experienced and organized surveying team
Large projects require experienced experts who understand the complexity of the process, can make timely decisions and organize work in the field and in the office.

✅ 7. Using modern technologies
The use of GNSS technology, drones for photogrammetry, 3D laser scanning and advanced software solutions enables greater precision and faster data processing.

– Working with a large number of different owners and plots,
– Inconsistent cadastral and land registry data,
– Short deadlines for delivery of geodetic studies,
– The need to coordinate works with designers, investors and supervising engineers,
– Monitoring changes on the ground during construction.

Disagreements (e.g. incorrect boundaries, discrepancies in areas) are resolved:
– additional geodetic surveys,
– harmonization of records (cadastre and land registry),
– by subdivision or merging of parcels,
– cooperation with lawyers and courts if disputes are more complex.

Surveyors serve as a key link between designers, investors, and government agencies.
Accurate and timely geodetic data enables the issuance of permits, the start of construction, site inspection, and subsequent record-keeping of the completed state. They also help prevent problems such as incorrectly placed structures or improperly used land.

In addition to standard services (survey, foundation, staking), the following are often required:
– Mass subdivisions and preparation of studies for multiple plots,
– Data reconciliation between the cadastre and land registers,
– Staking out large systems of installations and roads,
– Professional geodetic supervision throughout the entire construction phase,
– Volumetric calculations (excavations, embankments),
– Detailed monitoring of deformations and displacements of objects.

Large projects cover large areas, often involve multiple cadastral parcels, complex ownership relationships, and the need to harmonize cadastral and land registry data. In addition, coordination between multiple stakeholders (investors, designers, lawyers, institutions) and working under tight deadlines are required.