Minor works — no permit required
Not every construction activity requires a permit. Lithuanian regulations distinguish between works requiring a permit and minor works (Nesudėtingieji statiniai ir statybos darbai) that can be carried out without a permit or with a simplified notification. Minor works typically include: small outbuildings below defined size thresholds (garages, sheds); internal renovation not affecting structural elements; routine maintenance and decoration; and small landscaping structures. The thresholds for minor works are defined in STR 1.01.08:2002 and are specific to building category and location. We confirm whether a specific project requires a permit or qualifies as minor works before any planning begins.
The Three-Stage Building Permit Process
Every building permit application in Lithuania follows a defined three-stage sequence. Each stage produces a specific output that forms the basis for the next stage. Attempting to shortcut the sequence — for example, submitting the INFOSTATYBA application before territorial planning compliance is confirmed — results in rejection and a restart.
Stage 1: Territorial planning compliance
Before any design work begins, the intended construction must be confirmed to be consistent with the territorial planning documents applicable to the site. Lithuania has a hierarchical system of territorial plans: the national spatial plan sets broad parameters; county spatial plans and municipal master plans (Bendrasis planas) define land use zones and permitted uses; and detailed plans (Detalusis planas) — where they exist — provide site-specific guidance including permitted building height, density, setbacks, and architectural requirements.
The territorial planning check involves: identifying the land use category applicable to the site; confirming that the intended construction is a permitted use in that category; checking whether a detailed plan exists for the site; and — where the construction is in a location subject to special conditions (protected zones, coastal areas, cultural heritage areas) — obtaining the opinions of the relevant specialist authorities. In Vilnius, Kaunas, and Klaipėda, many sites in or near the historic centre are subject to the oversight of the Cultural Heritage Department, which must approve any changes to the external appearance of buildings in protected areas.
Stage 2: Design documentation preparation
Once territorial planning compliance is confirmed, the design documentation for the construction is prepared by a licensed design organisation. Construction design documentation must be prepared and approved by appropriately qualified professionals in accordance with the Lithuanian Law on Construction and the applicable construction technical regulations. The required qualifications and certification depend on the building category, design discipline and responsibilities of the professional involved. The Lithuanian Chamber of Architects performs relevant professional certification functions for architects, while the Construction Products Certification Centre (SPSC) performs certification functions for construction technical professionals, including relevant civil engineering specialists. The Lithuanian Chamber of Civil Engineers should not be identified as the universal authority issuing structural and engineering design qualification certificates.
The design documentation package for a new build or major reconstruction typically includes: an architectural project (site plan, floor plans, elevations, sections, and specifications); a structural project (foundation design, structural calculations, and reinforcement drawings); engineering projects (HVAC, electrical, plumbing, fire safety systems); and, where required, specialist reports (geotechnical survey, environmental impact assessment, noise assessment). Each project section must be certified by the relevant Responsible Designer and, where required, reviewed by the relevant specialist authority before submission.
Stage 3: INFOSTATYBA application
The complete design documentation is submitted through the INFOSTATYBA portal. The VTPSI reviews the application against the applicable legal requirements — territorial planning compliance, design documentation completeness, and technical compliance with the STR building regulations. During the review period, VTPSI may request clarifications or supplementary information. The statutory review period is 10 business days for simple residential and 20–30 business days for complex commercial or heritage-sensitive projects, though in practice the timeline depends on the completeness of the submission and any queries raised by reviewing authorities.
INFOSTATYBA — the digital permit portal
INFOSTATYBA (www.infostatyba.lt) is Lithuania’s national building permit information system, operated by the VTPSI under the Ministry of Environment. All building permit applications in Lithuania are submitted and managed through this system. The portal requires the applicant to register and to have a qualified electronic signature (QES) for document submission. Design organisations submit their certified design documentation through INFOSTATYBA, and each reviewing authority — VTPSI, the municipality, utility companies, fire safety, heritage protection — records its assessment and approval through the system. The permit is issued electronically through INFOSTATYBA.
Design Documentation: What Is Required and Who Must Prepare It
The design documentation for a building permit is not simply architectural drawings — it is a set of technical documents prepared by licensed professionals, certified to specific Lithuanian regulatory standards (STR — Statybos techninis reglamentas), and submitted in a defined format through INFOSTATYBA. Understanding the design documentation requirements before engaging a designer prevents misalignment between what the designer produces and what the VTPSI requires.
The Responsible Designer — Lithuania’s licensing requirement
Every building permit application in Lithuania must include design documentation certified by a Responsible Designer — a licensed professional holding a valid design certificate issued by the Lithuanian Chamber of Architects or the Lithuanian Chamber of Civil Engineers, as appropriate to the design discipline. The Responsible Designer bears personal legal responsibility for the compliance of their certified design with the applicable STR standards and the conditions of the territorial plan.
Foreign architects and engineers may participate in preparing construction designs for Lithuanian projects, subject to the professional qualification, recognition and authorisation requirements applicable to their activities. Professionals qualified in other EU/EEA Member States may be eligible to provide services in Lithuania under the applicable professional qualification recognition framework. Where Lithuanian legislation requires a certified project manager or other qualified specialist, the relevant professional must hold qualifications recognised for the proposed activities. Certification by a Lithuanian national is not a universal requirement solely because the design was prepared by a foreign professional. This means foreign architects and engineers typically work in collaboration with a Lithuanian licensed professional who reviews the design for compliance with Lithuanian regulations and certifies it. We coordinate introductions to Lithuanian licensed designers for foreign investors and developers who have their own design teams.
What the design documentation must contain
- Explanatory note — description of the project, its purpose, the construction method, and compliance with applicable requirements
- Site plan — showing the position of the building on the plot, distances to boundaries, access routes, and existing structures
- Floor plans — at scale, showing all rooms, dimensions, and primary design elements for each floor
- Elevations — external appearance of the building from all four directions, at scale
- Sections — cross-sections through the building showing floor heights, structural elements, and roof construction
- Structural drawings and calculations — foundation design, structural frame, load calculations; prepared by a licensed structural engineer
- Engineering system designs — HVAC, electrical, plumbing, fire detection and suppression, as applicable
- Energy performance calculations — confirming compliance with the energy efficiency requirements of STR 2.01.02:2016
- Fire safety project — for buildings above defined size or occupancy thresholds, reviewed and approved by the Fire and Rescue Department
- Geotechnical survey report — soil investigation results; required for most new build projects
Heritage zones and the Cultural Heritage Department
Construction in or adjacent to protected cultural heritage areas — which include large parts of Vilnius Old Town, Kaunas interwar architecture zones, and coastal historic areas — requires additional coordination with the Cultural Heritage Department (Kultūros paveldo departamentas prie Kultūros ministerijos). The Cultural Heritage Department must review and approve any design that affects the external appearance of protected buildings or their visual setting. In Vilnius Old Town (a UNESCO World Heritage Site), the approval requirements are particularly strict and can significantly extend the design and permit timeline. We identify heritage zone constraints at the earliest stage of the planning process to prevent design work that cannot subsequently be approved.
Post-Permit Obligations: During and After Construction
Construction supervision
Once the building permit is issued and construction begins, the project is subject to both mandatory technical supervision and mandatory author supervision. Construction technical supervision (statinio statybos techninė priežiūra) is mandatory in the cases prescribed by the Lithuanian Law on Construction and applicable construction technical regulations. The requirement depends on the building category, construction method and nature of the works. A construction permit does not automatically make independent technical supervision mandatory for every project. Where supervision is required, it must be performed by an appropriately qualified specialist in accordance with the applicable statutory requirements. Author supervision (Autoriaus priežiūra) — visits by the Responsible Designer to confirm that the construction matches the design — is mandatory for buildings above certain thresholds and recommended for all significant projects. Deviations from the approved design discovered during supervision must be documented and — where they are material deviations — may require a permit variation before continuing.
Permit variations
If during construction the design needs to change — due to unforeseen site conditions, client requests, or material supply issues — and the changes are material (affecting the building’s volume, external appearance, structural system, or compliance with the conditions of the permit), a permit variation must be obtained before the changes are implemented. Minor technical changes that do not affect the permit conditions can be documented in the construction diary and the as-built drawings without a formal variation. We advise on the threshold between minor changes (no variation required) and material changes (variation required) as questions arise during construction.
Completion act (statybos užbaigimo aktas)
Construction completion in Lithuania is formalised through the procedure applicable to the particular building and construction works. Depending on the building category and statutory requirements, completion may require a construction completion act (statybos užbaigimo aktas) or a declaration of construction completion (deklaracija apie statybos užbaigimą). For qualifying single-family and two-family residential buildings, completion is generally documented through a declaration confirmed by an authorised expert contractor and registered through Infostatyba. A completion act is not universally required for every construction project. Following the applicable completion procedure, the building and relevant property rights must be registered in the Real Estate Register within the statutory deadline. The legal consequences of incomplete construction documentation depend on the building’s registration status, category and applicable completion requirements. Certain buildings require a construction completion act, while others require a registered declaration of construction completion. Lithuanian law also permits registration of qualifying unfinished construction under the applicable cadastral and registration procedures. The absence of a completion act does not universally prohibit every sale or mortgage of a building. However, the use and occupation of buildings subject to mandatory completion requirements may be restricted until the required procedures have been completed.
Building registration
Following the completion act, the building must be registered with the Centre of Registers (Real Estate Register). Registration requires: the completed completion act, an inventory of the building (prepared by a licensed surveyor), and the owner’s title to the land. Registered buildings are assigned a unique register number and appear in the public real estate register. The registration is required for any subsequent legal transaction involving the building — sale, lease, mortgage, or inheritance. We advise on the building registration process and coordinate with licensed surveyors as part of our post-construction support service.
Illegal Construction: Consequences and Legalisation
Illegal construction — building or significantly modifying a structure without the required permit — is a persistent issue in Lithuania, and the VTPSI and municipal authorities actively investigate and act on unauthorised construction. For investors who have purchased land or buildings with existing structures, understanding whether those structures have valid permits is essential due diligence.
Consequences of illegal construction
The consequences of building without a permit in Lithuania are significantly more serious than in many other jurisdictions:
- Administrative fines — up to €6,000 for legal entities; up to €2,000 for individuals; applied per violation
- Demolition order — the VTPSI can order the demolition of an illegally constructed structure regardless of its structural quality or the investment made; the owner bears the demolition cost
- Criminal liability — for serious violations (large-scale illegal construction, construction in protected zones) criminal charges under the Criminal Code can apply to responsible directors
- Restriction on sale and mortgage — an illegally constructed structure cannot be registered in the Real Estate Register and therefore cannot be legally sold or mortgaged until regularised
- Utility connection refusal — utilities (electricity, gas, water) will not be permanently connected to an unregistered building
Legalisation of existing illegal construction
It is possible to retrospectively legalise some illegally constructed structures through a formal legalisation process — but only where the structure would have qualified for a permit at the time it was built under the territorial planning conditions then applicable. The legalisation process is more expensive and less certain than obtaining a permit before building: it requires a retroactive territorial planning compliance assessment, full design documentation (as-built drawings certified by a licensed designer), and VTPSI approval. The VTPSI may require structural surveys and safety assessments as conditions of legalisation. Structures built in violation of zoning rules — for example, in protected zones or exceeding permitted density — cannot be legalised and must be demolished.
Due diligence for property purchases
Before purchasing property in Lithuania — particularly residential buildings, warehouses, or commercial premises that have been extended, converted, or significantly modified — it is essential to verify that all structures on the site have valid building permits and completion acts. We check permit status for any property through the INFOSTATYBA database and the Real Estate Register as part of our pre-purchase legal due diligence service. Purchasing a property with illegal construction without being aware of it transfers the demolition liability to the buyer.
Building Permit Reference: Works by Category
Construction Permit Advisory Service Pricing
Our construction permit advisory services cover the management and coordination of the permit process — from initial planning assessment and designer introduction through to INFOSTATYBA submission and permit collection. We do not prepare the design documentation ourselves (which must be prepared by licensed design organisations) but we coordinate with designers, manage the INFOSTATYBA process, and liaise with VTPSI and other reviewing authorities throughout.
Designer fees are separate
Our service fees cover the permit management and coordination process. The fees charged by the licensed design organisation for preparing the architectural, structural, and engineering design documentation are separate — they are agreed directly between the client and the design organisation and vary based on the size and complexity of the project. We introduce designers appropriate to the project type and scale and can advise on typical design fee ranges for specific project categories.
Frequently Asked Questions