How the Property Legalization Process Works: Steps, Documents, and Common Scenarios (2025)

How the Property Legalization Process Works: Steps, Documents, and Common Scenarios (2025)

Legalization of illegally constructed buildings is once again a very relevant topic for many property owners. Due to changes in legislation and increasingly frequent inspections, now is the right time to check all your house documentation – we often hear: "We thought we had everything, and then it turned out something was missing."

Whether you’ve inherited a house without a permit or made additions over the years without proper documentation, the legalization process can allow you to register your property in the cadastre and land registry, and to invest, renovate, or sell without worry.

This guide outlines all the steps you need to take to successfully legalize a building, with the note that some details may vary depending on your specific case.

1. Checking the actual condition of the building

The first step is to assess the current state of the building on site. It is compared with:

• the existing building permit (if any)

• the condition visible on the 2011 DOF (state orthophoto map)

• the cadastral map and land registry records

This helps determine which parts of the building were constructed without a permit and whether legalization is even possible. If there are parts that are not compliant, adjustments or demolition may be required.

2. Geodetic survey of the existing condition

A licensed surveyor visits the site and prepares a geodetic survey (elaboration of recording) showing the actual state of the building. This survey is the foundation for legalization and must:

• include exact dimensions of the building

• align with the 2011 DOF

• show the position of the building in relation to the parcel and boundaries

A survey of the as-built condition prepared by a licensed architect always accompanies the geodetic survey.

3. Preparing the documentation to submit the request

Once all technical data has been gathered, the documentation is prepared for submission to the competent administrative department. The following is required:

• application for legalization

• geodetic elaboration

• as-built condition survey (architect)

• proof of ownership (land title)

• cadastral map

• proof of construction date (photos, invoices, witness statements)

In some cases, previously issued decisions or co-owner statements may also be required.

4. Paying fees and communal contributions

After the application is reviewed and accepted, the owner receives:

• a calculation of the fee for retaining the building in the space

• calculation of communal contributions (depending on the municipality or city)

Once all fees are paid, the authority issues a Decision on As-Built Condition.

5. Registration in the cadastre and land registry

Once the decision is obtained:

• the surveyor submits documentation to update the cadastre

• then the process for land registry entry is initiated

Only then is the building fully legalized, visible in official records, and ready for sale, renovation, or condominium division.

6. When is legalization not possible?

There are cases where legalization is not allowed:

• the building is not visible on the 2011 DOF

• the building is on another person’s parcel without consent

• the building is located in a protected area (e.g. maritime domain, nature park)

In such cases, the only option may be demolition or partial legalization of the sections that meet the requirements.

7. How long does the process take?

The duration depends on the completeness of the documentation and the speed of the local authorities. On average:

• documentation preparation: 2–6 weeks

• application processing: 1–6 months

• registration in the cadastre and land registry: an additional 30–60 days

Conclusion – a guide to help you navigate the process

If you're unsure where to start, this guide can help you understand the process step by step. Legalization gives you legal security, opens possibilities for renovation and sale, and ensures unrestricted use of your property.

If you own a property on the coast and are interested in already legalized houses, apartments, or land – browse our selection on the website Marvel real estate.