The ultimate guide for aspiring home owners to submitting their house plans for approval...
Are you ready to build on your own lot? Do you have your final design document containing your dream home? Follow us as we explore how to get building approval in Jamaica.
You should definitely get approved before starting your construction project. At minimum, you can call your local parish council to speak to an officer there. The officers are friendly and generally have your best interest at hand when you are seeking to build in Jamaica. They can provide useful information and guidance you need including an estimate of your submission cost.
Approval is required for:
1. a timber structure
2. a container
3. alterations/improvement of a building
4. renovation/change of roof
5. new buildings
6. demolition of building
7. temporary building and farm house
8. change in use of building from one use class to another - e.g., residential to commercial.
Documents Required:
Completed Application Form with prescribed fee.
Surveyor’s Diagram
Proof of Ownership which can be:
-Certified Copy of Registered Title
-Certified Copy of Sales Agreement
-Certified Copy of Will*
-Certified Copy of Deed of Gift / Conveyance*
-Certificate of Tax Payment
-If you are not the owner of the land, a Letter of Authorization from the owner, stamped and signed by a Justice of the Peace or a Notary Public, should be presented.
*Accompanied by a letter from a Lawyer or Justice of the Peace
Other documents may be required to conduct a complete review of the application, to be requested where necessary.
What Do I Do After The Plan Has Been Approved?
You are required to:
-Pick up your approvals.
-If you are not the owner, s/he must give you a Letter of Authorization, stamped and signed by a Justice of the Peace or a Notary Public.
-Commence construction within six (6) months of the issuance of the permit or it shall lapse.
-Contact the appropriate departments to carry out the inspections during the course of construction.
-Keep a copy of the plans and permits on site.
What is a Building & What is a Building Permit?
A BUILDING is any structure, temporary or permanent, that is placed or erected on land and/or another structure.
A BUILDING PERMIT is a formal approval from your Local Building Authority (Municipal Corporation) to construct, modify, extend or renovate any structure.
A PERMIT is also required when placing a temporary structure (A trailer or wooden structure), on your property.
How Long Does The Process Take?
Approximately eight (8) weeks (for residential single family buildings), however other departments and agency approvals may affect the timeline.
Can I Construct My Building If The Permit has Been Approved 2 years Ago?
NO, Building Permits are only valid for six (6) months after the date of issuance. If you do not intent to build within the initial six (6) months after approval has been issued; take the plans back to the Municipal Corporation and get them REVALIDATED.
Can An Approval Be Amended?
YES, it can. Just return the building permit, conditions and stamped plans along with the new plans for an amendment to the approval.
What if one does not submit an application but proceeds to build?
You will be:
-In breach of the Town & Country Planning Act and the Municipal Council Building Bylaws
-Liable to penalties
In respect of the Town & Country Planning Act 1957 (Amended 1999), a Stop Notice and an Enforcement Notice can be served on an owner/occupier and if he or she fails to obey the notices, a fine up to one million dollars ($1,000,000) can be imposed and, thereafter, a fine of five thousand dollars ($5,000) per day if the development continues and, in the event of a Court conviction, your property could be forfeited.
What are restrictive covenants?
Restrictive covenants are clauses in a property title that limit what the owner of the land can do within the property boundaries. They are intended to enhance property values by controlling development. Restrictive covenants are enforceable in a court of law. A person who purchases a lot in a development with restrictive covenants must honor the limitations, as these covenants "run with the land."
How is the Building fee calculated?
The Building fees are calculated based on the square meters/square footage of the structure to be erected plus a site inspection fee.
References:
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