HOW TO APPLY FOR A BUILDING PERMIT IN THE PHILIPPINES
(Detailed Procedures in Securing a Building Permit)
Researched By: Dindo Mojica, C.E., M.Eng
The Office of the Building Official takes charge of the implementation of Presidential Decree No. 1096, or the National Building Code, in the issuance of building permits as well as the inspection of all buildings except residential buildings. It is responsible in the enforcement of the provision of the National Code as well as its implementing rules and regulations.
Definition of Terms:
1) Building Permit – is a written authorization granted by the Building Official allowing an applicant/individual to proceed with the construction (of house, etc.)
2) Erection – installation in place of the components of the building
3) Addition – any new construction which increases the height or area of any existing building/structure.
4) Alteration – involves changes in materials used, partitioning, location, size of openings, structural parts, existing utilities and equipments but does not increase the overall area of the building/structure.
5) Renovation – any physical change made on a structure to increase its value, utility and/or improve it aesthetic quality or appeal.
6) Conversion – change in use of occupancy or any portion thereof which has different requirements
7) Repair – remedial work done on damaged/deteriorated portions to restore to its original condition.
8) Moving – transfer of any portion of (a building part, etc.) from its original location or position.
9) Demolition – systematic dismantling or destruction (in whole or in part)
(Note: Requirements, Procedures and Guidelines depend on the jurisdiction of the City/Municipal Engineer’s Office. It may be differ from any place in the Philippines (city to municipality) depending on the level of implementation of the National Building Code and its IRR as amended)
ISSUANCE OF BUILDING PERMIT
ABOUT THE SERVICE
A building permit is required prior to the following:
6) Use Occupancy
7) Moving or demolition of any building or structure by private persons, firms or corporation including agency or instrumentalities of the government (PD 1096 or the National Building Code)
The permit becomes null and void if work is not commenced within 1 year from the date of issuance or if the building work is suspended or abandoned at any time after it has been commenced for period of 120 days
WHO MAY AVAIL OF THE SERVICE
Any person who intends to construct, erect, alter, repair, convert, move or demolish any building may apply for a building permit. The Office of the Building Official is located in your City/Municipal Engineering office of your Local government in your vicinity.
1. Building Permit Application Forms (forms are available at the Office of the City/Municipal Engineer; or for other cities/municipalities, you may download their application forms online if they have government web services.
2. 5 Sets of Plans
a. Electrical Permit (Signed and Sealed)
b. Sanitary/Plumbing Permit (Signed and Sealed)
c. Mechanical Permit (Signed and Sealed)
d. Bill of Materials and Cost Estimates (Signed and Sealed)
e. Specifications (Signed and Sealed)
f. Architectural and Structural (Signed and Sealed)
3. Land Title or TCT (as certified by the Register of Deeds)
4. Tax Declaration
5. Tax Clearance and Tax Receipt (Present Year)
6. PRC ID/Professional Tax Receipt (PTR) – (Xerox Copy)
7. Log Book
8. Barangay Permit
9. Approved Location Plan/Subdivision Plan (Certified by a Licensed Geodetic Engineer)
10. Deed of Sale/Contract of Lease if application name is not a registered in TCT
11. Structural Design computation to be signed and sealed by a licensed Structural Engineer for buildings with height of 7.5 m (3-Storey) and above.
12. Certification of Structural Engineer in case of additional floors (Structural Stability)
13. Clearance from the government agencies exercising regulatory functions – 2 copies
Additional attachments are required for the following cases:
- · Water Supply Utilities Provider (if the building is near or beside a waterway)
- · Department of Public Works and Highways Clearance(if the building is along a national highway)
- · Environment Clearance Certificate (ECC) from the Department of Environment and Natural Resources (DENR) if the structure is a new hospital, shopping mall, school, condominium, gas station, industrial buildings, erecting a communication tower (cell sites) and other projects with environmental impact
- · Civil Aviation Authority of the Philippines (CAAP)/ Air Transportation Office (if the structure is a telecommunications site, tower or antenna)
- · Bureau of Health Devices and Technology(BHDT) Clearance of Department of Health(for telecommunications structures)
- · NPCC (National Pollution Control Commission) Certificate in case of Industrial Building Structures
- · Bureau of Fire Protection – for Fire Department Clearance
- · City/Municipal Planning and Development Coordinator – for Zoning Clearance
Bill of Materials (5) copies
Specifications (5 copies)
Mayor’s Permit/Location Clearances for MHS (Ministry of Human Settlements) now HLURB
Rule III SECTION 302. Application for Permits
1. Any person desiring to obtain a building permit and any ancillary/accessory permit/s together with a
Building Permit shall file application/s therefore on the prescribed application forms.
2. Together with the accomplished prescribed application form/s, the following shall be submitted to the Office of the Building Official:
a. In case the applicant is the registered owner of the lot:
i. Certified true copy of OCT/TCT, on file with the Registry of Deeds,
ii. Tax Declaration, and
iii. Current Real Property Tax Receipt (Real Estate Tax Receipt)
b. In case the applicant is not the registered owner of the lot, in addition to the above; duly notarized copy of the Contract of Lease, or Deed of Absolute Sale or Contract of Sale.
3. Five (5) sets of survey plans, design plans, specifications and other documents prepared, signed and sealed over the printed names of the duly licensed and registered professionals (Figs. III.1. and III.2.):
a. Geodetic Engineer, in case of lot survey plans;
b. Architect, in case of architectural documents; in case of architectural interior/interior design documents, either an architect or interior designer may sign;
c. Civil Engineer, in case of civil/structural documents;
d. Professional Electrical Engineer, in case of electrical documents;
e. Professional Mechanical Engineer, in case of mechanical documents;
f. Sanitary Engineer, in case of sanitary documents;
g. Master Plumber, in case of plumbing documents;
h. Electronics Engineer, in case of electronics documents.
4. Architectural Documents
a. Architectural Plans/Drawings
i. Vicinity Map/Location Plan within a 2.00 kilometer radius for commercial, industrial, and institutional complex and within a half-kilometer radius for residential buildings, at any convenient scale showing prominent landmarks or major thoroughfares for easy reference.
ii. Site Development Plan showing technical description, boundaries, orientation and position of proposed building/structure in relation to the lot, existing or proposed access road and driveways and existing public utilities/services. Existing buildings within and adjoining the lot shall be hatched and distances between the proposed and existing buildings shall be indicated.
iii. Perspective drawn at a convenient scale and taken from a vantage point (bird’s eye view or eye level).
iv. Floor Plans drawn to scale of not less than 1:100 showing: gridlines, complete identification of rooms or functional spaces.
v. Elevations, at least four (4), same scale as floor plans showing: gridlines; natural ground to finish grade elevations; floor to floor heights; door and window marks, type of material and exterior finishes; adjoining existing structure/s, if any, shown in single hatched lines.
vi. Sections, at least two (2), showing: gridlines; natural ground and finish levels; outline of cut and visible structural parts; doors and windows properly labeled reflecting the direction of opening; partitions; built-in cabinets, etc.; identification of rooms and functional spaces cut by section lines.
vii. Reflected ceiling plan showing: design, location, finishes and specifications of materials, lighting fixtures, diffusers, decorations, air conditioning exhaust and return grills, sprinkler nozzles, if any, at scale of at least 1:100.
viii. Details, in the form of plans, elevations/sections:
(a) Accessible ramps
(b) Accessible stairs
(c) Accessible lifts/elevators
(d) Accessible entrances, corridors and walkways
(e) Accessible functional areas/comfort rooms
(f) Accessible switches, controls
(g) Accessible drinking fountains
(h) Accessible public telephone booths
(i) Accessible audio visual and automatic alarm system
(j) Accessible access symbols and directional signs
(k) Reserved parking for disabled persons
(l) Typical wall/bay sections from ground to roof
(m) Stairs, interior and exterior
(n) Fire escapes/exits
(o) Built-in cabinets, counters and fixed furniture
(p) All types of partitions
ix. Schedule of Doors and Windows showing their types, designations/marks, dimensions, materials, and number of sets.
x. Schedule of Finishes, showing in graphic form: surface finishes specified for floors, ceilings, walls and baseboard trims for all building spaces per floor level.
xi. Details of other major Architectural Elements.
b. Architectural Interiors/Interior Design
i. Space Plan/s or layout/s of architectural interior/s.
ii. Architectural interior perspective/s.
iii. Furniture/furnishing/equipment/process layout/s.
iv. Access plan/s, parking plan/s and the like.
v. Detail design of major architectural interior elements.
vi. Plan and layout of interior, wall partitions, furnishing, furniture, equipment/appliances at a scale of at least 1:100.
vii. Interior wall elevations showing: finishes, switches, doors and convenience outlets, cross window sections with interior perspective as viewed from the main entrance at scale of at least 1:100.
viii. Floor/ceiling/wall patterns and finishing details.
ix. List of materials used.
x. Cost Estimates.
c. Plans and specific locations of all accessibility facilities of scale of at least 1:100.
d. Detailed design of all such accessibility facilities outside and around buildings/structures including parking areas, and their safety requirements all at scale of 1:50 or any convenient scale.
e. Fire Safety Documents
i. Layout plan of each floor indicating the fire evacuation route to safe dispersal areas, standpipes with fire hose, fire extinguishers, first aid kits/cabinets, fire alarm, fire operations room, emergency lights, signs, etc.
ii. Details of windows, fire exits with grilled windows and ladders.
iii. Details of fire-resistive construction of enclosures for vertical openings.
iv. Details of fire-resistive construction materials and interior decorative materials with fire- resistive/fire-retardant/fire-spread ratings
v. Other Related Documents
f. Other related documents
5. Civil/Structural Documents
a. Site Development Plan
Site Development Plan showing technical description, boundaries, orientation and position of proposed non-architectural horizontal structure such as: sewerage treatment plan (STP), silos, elevated tanks, towers, fences, etc. building/structure in relation to the lot, existing or proposed access road and driveways and existing public utilities/services. Existing buildings within and adjoining the lot shall be hatched and distances between the proposed and existing buildings shall be indicated.
b. Structural Plans
i. Foundation Plans and Details at scale of not less than 1:100.
ii. Floor/Roof Framing Plans and Details at scale of not less than 1:100.
iii. Details and Schedules of structural and civil works elements including those for deep wells, water reservoir, pipe lines and sewer system.
c. Structural Analysis and Design for all buildings/structures except for one-storey and single detached building/structure with a total floor area of 20.00 sq. meters or less.
d. Boring and Load Tests
Buildings or structures of three (3) storeys and higher, boring tests and, if necessary, load tests shall be required in accordance with the applicable latest approved provisions of the National Structural Code of the Philippines (NSCP). However, adequate soil exploration (including boring and load tests) shall also be required for lower buildings/structures at areas with potential geological/geotechnical hazards. The written report of the civil/geotechnical engineer including but not limited to the design bearing capacity as well as the result of tests shall be submitted together with the other requirements in the application for a building permit. Boring test or load test shall also be done according to the applicable provisions of the NSCP which set forth requirements governing excavation, grading and earthwork construction, including fills and embankments for any building/structure and for foundation and retaining structures.
e. Seismic Analysis
f. Other related documents
6. Electrical Documents
Electrical plans and technical specifications containing the following:
a. Location and Site Plans
b. Legend or Symbols
c. General Notes and/or Specifications
d. Electrical Layout
e. Schedule of Loads, Transformers, Generating/UPS Units (Total kVA for each of the preceding items shall be indicated in the schedule)
f. Design Analysis
g. One Line Diagram
7. Mechanical Documents
a. Location Plan and Key Plan
b. General Layout Plan for each floor, drawn to a scale of not less than 1:100, indicating the equipment in heavier lines than the building outline with names of machinery and corresponding brake horsepower shall be indicated.
c. Longitudinal and Transverse Sections of building and equipment base on the section lines drawn to scale of at least 1:100 showing inter-floor relations and defining the manner of support of machines/equipment. Sections shall run longitudinally and transversely through the building length or width other than particularly detailed section for each machinery/equipment (fired and unfired pressure vessel, elevator, escalator, dumbwaiter, etc.).
d. Isometric drawing of gas, fuel, oil system showing: Assembly of pipes on racks and supports, Legend and General Notes, Capacity per outlet and complete individual piping system.
e. Plans drawn to scale of 1:100 indicating location of store rooms, fuel tanks, fire extinguishing systems, fire doors, fire escape ladders and other protective facilities.
f. Detailed drawings of all duct work installations, indicating dampers, controls, filters, fireproofing, acoustical and thermal insulation.
g. Detailed Plans of machinery foundations and supports drawn to scale of at least 1:50.
h. Detailed Plans of boilers and pressure vessels with a working pressure of above 70 kPa regardless of kilowatt rating.
i. Design Computations and Detailed Plans of elevators, escalators, and the like drawn to scale of 1:50.
j. For all installations, additions or alterations involving machinery of at most 14.9 kW, the signature of a duly licensed Mechanical Engineer shall be sufficient except fired and unfired pressure vessels, elevators, escalators, dumbwaiters, central/split/packaged type air conditioners and piping systems of steam, gas or fuels.
k. Detailed plans of fire suppression systems, location of automatic and smoke detectors and alarm and initiating devices used to monitor the conditions that are essential for the proper operation including switches for the position of gate valves as well as alert and evacuation signals; the detailed layout of the entire safe area to be protected and the heat/smoke ventilation system.
8. Sanitary Documents
a. For deepwell, water purification plants, water collection and distribution systems, reservoirs, drainage and sewer systems, sewage treatment plants, malaria control structures, and sewage disposal systems:
i. Location Plan and Site Plan
ii. Detailed Plan and layout drawings of minimum scale 1:100
iii. Design Analysis and Technical Specifications
iv. Cost Estimates
b. For pest and vermin control, sanitation, and pollution control facilities:
i. Detailed plan, layout and drawing of abatement and control device of minimum scale of 1:100
ii. Design analysis and technical specification
iii. Cost Estimates
9. Plumbing Documents
For all plumbing installations, additions and/or alterations involving hot and cold water supply, fixtures, sewage drainage and vent system, storm drainage and sewerage system within or adjacent to the building:
a. Location Plan and Site Plan of minimum scale 1:2000
b. Plumbing Plans, Layouts and Details, of minimum scale 1:50
c. Legend and General Notes
d. Isometric drawings of the systems
e. Design analysis and technical specifications
f. Cost Estimates
10. Electronics Documents
Electronic plans and technical specifications for wired or wireless telecommunications systems, broadcasting systems, including radio and TV broadcast equipment for commercial and training purposes, cable or wireless television systems, information technology (IT) systems, security and alarm systems, electronic fire alarm systems, sound-reinforcement systems, navigational aids and controls, indoor and outdoor signages, electronically-controlled conveyance systems, electronic/computerized process controls and automation systems, building automation, management and control systems, including, but not limited to the following:
a. General layout plans with legends
b. Single line diagram
c. Riser diagram
d. Isometry of the system
e. Equipment specifications
f. Design analysis, as applicable
g. Cost estimates
11. Geodetic documents
Lot Survey Plans, including but not limited to:
a. Vicinity Map/Location Plan (5 copies)
b. Lot Plan
c. Relocation Survey Plan and Report
d. Line and Grade
e. Detailed Topographic Plan of the site and immediate vicinity
12. Clearances from Other Agencies
a. A locational clearance shall be obtained by the owner/permittee from the City/Municipal Zoning Administration.
b. Whenever necessary, written clearances shall be obtained from the various authorities exercising and enforcing regulatory functions affecting buildings/structures. Application for said clearances shall be requested by the owner/applicant and failure to receive reply within seven (7) days from receipt of the application for building permit shall be sufficient not to cause further delay i n processing the building permit application by the Building Official. Such authorities who are expected to enforce their own regulations are:
i. Department of Public Works and Highways (DPWH)
ii. Air Transportation Office (ATO)
iii. Housing and Land Use Regulatory Board (HLURB)
iv. Local Government Unit (LGU)
v. Department of Tourism (DOT)
vi. Department of Environment and Natural Resources (DENR)
vii. Department of Transportation and Communication (DOTC)
viii. Department of Interior and Local Government (DILG)
ix. Philippine Ports Authority (PPA)
x. Department of Education (DepEd)
xi. Department of Health (DOH)
xii. Philippine Institute of Volcanology and Seismology (PHIVOLCS)
xiii. Laguna Lake Development Authority (LLDA)
xiv. Manila Waterworks and Sewerage System (MWSS)
xv. National Water Resources Board (NWRB)
xvi. Department of Agrarian Reform (DAR)
xvii. Department of Agriculture (DA)
xviii. Department of Labor and Employment (DOLE)
xix. National Housing Authority (NHA)
xx. National Council for the Welfare of Disabled Persons (NCWDP)
National Building Code of the Philippines
2005 Revised IRR of PD 1096
To facilitate processing of the following before submitting the application to the Office of the Building Official
• Requirements of the National Building Code
• Requirements of the Referral Code/Architectural Code, Philippine Electrical Code (PEC), Revised Plumbing Code, National Structural Code of the Philippines (NSCP), Philippine Mechanical Engineering Code (PMCE)
• Compliance with BP 344 should be indicated in detail on plans for commercial, institutional and public buildings
• Provision of Parking area for new buildings (institutional and commercial)
• If setbacks and side yard requirement are not met, firewall (strictly with no opening) must be provided which shall not extend beyond 1 meter from roof level
• A special power of attorney shall be provided if owner is not the signatory in all applications
• Forms and letter, plans, specification, bill of materials, and cost estimates and other pertinent documents must be signed and sealed by the designer complete with the latest PTR and PRC ID.
• All these documents must be signed by the owner
All fees prescribed in the revised IRR of PD 1096 of the National Building Code (as prescribed in the NBCDO Memorandum Circular No. 01 Series of 2005, just ask the Office of the Building Official for exact/detailed schedule of fees)
How to Avail of the Service (Steps)
1. Secure Building Permit Application Forms with the list of requirements (Online or personally from the office of the City/Municipal Engineer). Secure clearances from other agencies.
2. Submit duly-accomplished application form with complete clearances for verification
3. If assessment and technical requirements are complete, secure computation of overall amount of regulatory fees and Secure Order of Payment
4. Proceed to City/Municipal Treasurer’s Office, present the Order of Payment, pay the prescribed fees, receive Official Receipt (OR) and return to Office of the Building Official
5. Submit Official Receipt (OR) for attachment to Building Permit
6. After approval of the Building Official, return to the Office of the Building Official for 15 days after payment for the releasing of Building Permit
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Application for Building Permit conditions
1. That under Article 1723 of the Civil Code of the Philippines, the engineer or the architect who drew up the plans and specifications for a building structure is a liable for damages if within (15) years from the completion of the building/structure, the same should collapse due to the defect in the plans or specifications or defects in the ground. The engineer or architect who supervises the construction shall be solidarity liable with the contractor should the edifice collapse due to defect in the construction or the use of interior materials.
2. The building permit shall accompanied by the various applicable ancillary and accessory permits, plans and specification signed and sealed by the corresponding design professional who shall be responsible for the comprehensive and correctness of the plans to the Code and its IRR and to all applicable referral codes and professional regulatory rows.
3. That the proposed construction/erection/addition/alternation/conversation/repair/moving/ demolition, etc. shall be in the conformity with the provision of the National Building of Code, and its Implementing Rules and Regulations (IRR).
a. That prior to commencement of the proposed projects and construction an actual relocation survey shall be conducted by the duly licensed Geodetic Engineer.
b. That before commencing the excavation the person making or causing the excavation to be made shall be notify in writing the owner of adjoining property not less than ten (10) days before such excavation should be protected.
c. That no person shall be use or occupy a street, alley or public sidewalk for the performance of work covered by a building permit.
d. That no person shall perform any work on any building or structure adjacent to a public way in general use for pedestrian travel, useless the pedestrian are protected.
e. That the supervising Architect / Civil Engineer shall keep at the jobsite at all times a logbook of daily construction activities wherein the actual daily progress of the construction including test conducted, weather condition and other pertinent data are to be recorded, same shall be made available for scrutiny and comments by the OBO representative during of the conduct of his/her inspection pursuant to Section 207 of the National Building Code.
f. That upon completion of the construction, the said licensed supervising Architect/Civil Engineer shall submit to the Building Official duly signed and sealed logbook as built plans and other documents and shall also submit prepare and submit a Certificate of Completion of the project stating that the construction of the Building/Structure conform to the prevision of the Code, its IRR as well as the plans and specification.
g. All such changes, modifications and alternations shall likewise be submitted to the Building Officials and the subsequent amendatory permit therefore issued before any work on said changes, modification and alternation and alternation shall be stated. The as-built plans and specifications just an orderly and comprehensive compilation of all documents which include the originally submitted plans and specification of all amendments there as to actually built or they may be entirely new set of plans and specification accurately describing and/ or reflecting therein the building as actually built.
4. That no building/structure shall be used until the Building Officials has issued a Certificate of Occupancy therefore as provided in the Code. However, a partial Certificate of Occupancy may be issued for the Use/Occupancy of a portion of a building/ structure prior to the completion of the entire building/structure.
5. That the building permit shall not serve as exemption from securing building written clearances from various government authorities exercising regulatory function affecting building/structure
6. When the construction is undertaken by contract, the work shall be done by a duly licensed and registered contractor (PCAB) pursuant to the provisions of the Contractor’s License Law (RA 4566)
7. The Owner/Permittee shall submit a duly accomplished prescribed “Notice of Construction “to the Office of the Building Official prior to any contractor’s activity.
8. The Owner/Permittee shall put a Building Permit sign which complies the prescribed dimensions and information, which shall remain posted on the construction site for the duration of the construction.