Building?
What you should know
IT IS the desire of many Jamaicans to acquire real estate, whether as a residence or business. While some may opt to buy, there are those who wish to build.
The first step towards building your own home or office space is acquiring land. After you have made arrangements for payment such as a mortgage via a reliable and trusted mortgage partner, the next step is to get your design done.
It is wise to consider hiring a licensed or certified professional to do your building designs. For more elaborate designs, consider using an architect or structural engineer. Architects help you to realise your design objectives and guide you through the design and construction process of your project. He/she will determine the configuration that best suits your site. A professional architect gives you much more than a set of drawings or blueprint. They give you a first look at your space and peace of mind in knowing the workmen will have a road map for building.
After finalising your design, you must get it approved by the Town Planning Department or the building section of the relevant municipal corporation, where you will receive a building permit.
ACQUIRING A BUILDING PERMIT
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 weeks (for residential single-family buildings) However, other departments and agency approvals may affect the timeline.
WHAT DO I NEED TO SUBMIT MY PLAN?
Number of plans needed: Single-family dwelling house – three sets Multi-family house – nine sets Apartment building – nine sets Commercial structure – nine sets Change of use – nine sets
DOCUMENTS REQUIRED
Completed application form with prescribed fee Surveyor’s diagram Complete checklist Proof of ownership, which can be: – Certified copy of registered title
– Certified copy of deed of gift/conveyance*
– Certificate of tax payment
– Accompanied by a letter from a lawyer or justice of the peace*
If you are not the owner of the land, a letter of authorisation from the owner, stamped and signed by a justice of the peace or a notary public should be presented.
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, he/she must give you a letter of authorisation, stamped and signed by a justice of the peace or a notary public.
Commence construction within six 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.
NB: For temporary buildings, the permit is to be renewed yearly.
WHAT HAPPENS IF MY APPLICATION HAS BEEN REFUSED?
If your application has been refused, the corporation is required to do the following:
Write a notification letter to you stating the reason(s) for refusal and guide you as to the process that you can take to appeal this decision.
If the appeal process is unsuccessful, to give a refund not exceeding 50 per cent of the total fees payable.
WHAT IF I ERECT A BUILDING WITHOUT AN APPROVED PERMIT?
Anyone who is found to be building without a permit may be issued a Stop Notice requesting IMMEDIATE CESSATION OF WORKS until the plan is submitted, approved and a permit is issued.
If a building is found to be in breach and the developer has subsequently submitted the plans, the fees will be doubled.
When a Stop and Enforcement Notice is issued and you have disobeyed, you will be taken to court.