Building a House in Jamaica: Getting Your Plans Approved

Many people in Jamaica build without approval, often to save time or money. But under the Building Act, building without a permit can lead to heavy fines and even an order to knock down the work. Getting approval also protects you, because it means your house has been checked for safety.

Here's how the process generally works. Details and fees vary by parish, so always check with your municipal corporation.

Who approves building plans?

Your local municipal corporation (the parish council) is the building authority. A building officer reviews your plans against the National Building Code, and other agencies may also need to sign off, such as the fire brigade, health department, National Works Agency or NEPA.

Step 1: Get your plans drawn

You'll need building plans prepared by an architect or a qualified draughtsman. For many buildings, structural drawings from a registered engineer are also needed.

Step 2: Gather your documents

Most parishes ask for:

• Copies of the building plans
• Proof that you own the land, or permission from the owner
• A survey or site plan showing the building on the land
• The completed application form and fee

Fees are usually based on the floor area of the building.

Step 3: Submit and wait for approval

The municipal corporation checks the plans, sends them to other agencies if needed, and a committee approves them. Don't start building until you have the permit and the stamped approved plans.

Step 4: Call for inspections

Approval isn't the end. You must notify the corporation before certain stages so a building officer can inspect, usually:

• Before you pour the foundation
• Before you pour a concrete roof slab
• Before a timber roof frame is covered

Give a few days' notice. Skipping an inspection can lead to big fines.

How long does a permit last?

A permit is generally valid for up to two years. If you haven't started within six months, you may need to apply for an extension.

What if you build without approval?

Under the Building Act, the authority can issue stop notices and enforcement notices, with fines running into the millions of dollars. In serious cases, a court can order the building to be demolished.

Tips

• Talk to the building department before you draw plans. They'll tell you what your parish needs.
• Keep copies of every approval and inspection.
• Budget for the time approvals take, so you don't rush into building early.