Outbuildings, saunas and garages up to 25 m² - what can be built without the approval of the building board?

More and more private house owners dream of their own relaxation corner in the yard - a cozy sauna, a canopy for summer evenings, a hot tub or a practical outbuilding. The good news is that the latest legislative reliefs make the implementation of these plans much simpler and without unnecessary bureaucratic burden.

"DM Grupa" has collected the most important information about the new regulations so that you can safely and legally properly improve your property.

1. What is a small building and an auxiliary building?

Legislation divides buildings according to their area and use.

• A small building: It is a one-story building whose construction area does not exceed 25 m².
• What objects are they? They include saunas, garages, utility buildings, firewood sheds, sheds, greenhouses, as well as sheds with platforms for setting up hot tubs or recreation areas.

2. The big news: Cancellation of coordination for small buildings

According to the latest amendments to the regulations, the requirements for the construction of small buildings have been significantly eased. This means that a small sauna or shed can now be built or placed much faster.

• Outside cities (in the countryside and villages): Small buildings may be built, erected or demolished without construction documents and without approval from the building authority.
• In cities: The same relaxed procedure applies to plots of land for the construction of private houses (where one or two apartment houses are allowed construction).
• Exception: The simplified procedure does not apply to the territories of cultural monuments protected by the state - coordination is still necessary there.

What does the law say?

This simplified procedure is determined by MK Regulation No. 529 "Building construction regulations" 7.3. subsection (in force from 01.08.2025) and the official explanations of the Construction State Control Office (BVKB).

3. What MUST be observed, however?

The fact that the construction board does not have to submit a project does not mean that the small building can be placed anywhere in the yard. The general regulatory requirements must still be strictly observed:

1. Distance from the neighbor's border: The minimum distance from the small building to the neighbor's plot border is 4 meters. If you want to build a building closer, the neighbor's written consent is absolutely necessary.
2. Fire safety gaps: A safe distance must be maintained between buildings (especially if it is a sauna with a stove or a heated hot tub).
3. Protective lanes: Construction must not violate red lines, street protective lanes, as well as underground or surface communications (electricity cables, gas and water pipes) protective strips.

4. Registration in the Cadastre and Land Registry

If a small building is built without the approval of the building authority, it is not automatically registered in the state registers.

• If registration is not required: A small firewood shed or greenhouse can be built without registration.
• If you want to register the building: If you want to register a sauna, garage or auxiliary building in the Cadastre and Land Registry (for example, to increase the property value), a simplified construction notice must be submitted in the Construction Information System (BIS).

5. Sauna and hot tub - the perfect combination in your yard

When planning a recreation area, sauna and hot tub are the most popular combination. Since a sauna up to 25 m² can be built without long coordination, all that remains is to think about the location of the sauna and the tub.

• Base and location: The tub and the sauna require a stable, level base (for example, a paved area, a wooden terrace or a box-type chipped base).
• Fire safety and communications: If firewood is intended for the sauna and the tub stoves, plan a safe distance from other buildings and neighbors' borders, as well as provide convenient water supply and drainage.

Summary

The new legislative changes provide an excellent opportunity to improve your yard without unnecessary expenses and time consumption in building authorities. The main thing is to keep a distance of 4 meters from the neighbor's borders and safety requirements.

Are you planning to build a sauna or install a relaxation area for a hot tub?

Contact the specialists of "DM Grupa" - we will help you choose the most suitable solutions for your yard and advise you on the correct preparation of the base and engineering networks!