🏚️ Can I build anything under 25 m² anywhere on my land?

Quick answer

You cannot — and it is the location, not the area, that decides. From 1 January 2026 a qualifying one-storey small building with a footprint of up to 25 m² may be built, placed or demolished without construction-intent documents. But not everywhere. Outside a city no documents are needed, unless the site lies within the territory of a nationally protected cultural monument. Inside a city the exemption applies only on land where one- or two-apartment residential construction is permitted. And 25 m² is not the same as 60 m²: the latter describes the broader first group of buildings, not this exemption.

📋 The rules

A small building: one storey, footprint up to 25 m²
From 2026 — no construction-intent documents
Outside a city: allowed, except cultural monuments
In a city: only on residential building land
60 m² is a different, broader group of buildings

🔓 Exceptions

The exemption does not override zoning, fire-safety or protection-zone requirements
In a protected cultural-monument territory the ordinary exemption does not apply
Where you affect a neighbour's rights or an easement, consent may still be required

⚠️ Penalties & fines

If the project genuinely falls within the exemption, there is no fine for having no permit. But where documents were required, building without an explanatory memorandum, approval card or building permit costs up to €2,000 for a natural person and up to €20,000 for a legal entity. The building authority can stop the works and order the previous condition restored — at your expense. And here is what many miss: if you want the small building entered in the Cadastre and Land Register, you must use the construction-notice procedure. The absence of paperwork does not itself register the property — the structure stays unofficial.

📎 Official sources

Last verified: 2026-07-12

❓ Frequently asked

Can I build under 25 m² anywhere?

You cannot. The area only defines a qualifying small building — the location conditions must also be met. In a city the exemption applies only on land zoned for one- or two-apartment housing.

What changed in 2026?

From 1 January a qualifying small building may be built, placed or demolished without construction-intent documents. Previously such projects generally went through a construction notice.

Must the small building be registered?

If you want it entered in the Cadastre and Land Register, you must use the construction-notice procedure. The absence of paperwork does not by itself produce an official registration.

Does the exemption override other rules?

It does not. Municipal zoning, building lines, fire-safety and protection-zone requirements all remain. In a protected cultural-monument territory the exemption does not apply at all.

What is the fine if documents were required?

Building without the necessary explanatory memorandum, approval card or building permit costs up to €2,000 for a natural person and up to €20,000 for a legal entity.

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