Legalisation allows certain unlawfully built structures to be brought into the legal system. Find out which buildings may qualify, what changed in 2026, which documents are required and what buyers and sellers should check before a property transaction.
When buying an older house, an apartment building or a property that has been extended over time, the documentation does not always match the actual condition on site. An unauthorised extension, an additional floor or another part built without the required approval can complicate a sale, financing and later ownership-related procedures.
This is why the legal status of the building should be checked before buying or selling, especially with older houses and properties that have been altered over time. In 2026, Croatia changed the legalisation rules by removing the former final deadline for applications. However, the key date remains unchanged: only buildings and unauthorised parts that meet the statutory conditions and were built no later than 21 June 2011 can qualify.
Below, we explain what legalisation means, which buildings may qualify, how the procedure works and what buyers and sellers should pay attention to before entering into a property transaction.
What does legalisation of an unlawfully built structure mean?
Legalisation is a procedure through which an unlawfully built building or an unauthorised part of an existing building can, under the prescribed conditions, be brought into the legal system. The procedure ends with a decision on the as-built condition of the structure.
This is particularly important when the actual condition of the property does not match the documentation. Examples may include a house with an unauthorised additional floor, an enclosed terrace, an extension or another alteration that falls within the legalisation rules.
However, legalisation does not mean that every unlawfully built structure can be approved retrospectively. Croatian law sets time, location and technical conditions that must be checked for each individual property.
1. What changed in Croatia in 2026?
Amendments adopted in 2026 removed the previous deadline that limited the submission of new legalisation applications. Owners of buildings that meet the statutory conditions are therefore no longer restricted by the former 2018 deadline.
This does not legalise new unauthorised construction. The cut-off date of 21 June 2011 remains essential. The building or the unauthorised part must have been built no later than that date and its existence at that time must be demonstrated in the manner required by law.
The procedure has also been further digitalised. Applications for a decision on the as-built condition are submitted to the competent administrative authority through the eDozvola electronic system, together with the required documentation in electronic form.
2. Which buildings may qualify for legalisation?
The basic condition concerns the date of construction. The procedure applies to an unlawfully built building or an unauthorised reconstructed part of an existing building that was built no later than 21 June 2011.
As a rule, the existence of the building at that time is demonstrated through its visibility on the official 2011 digital orthophoto imagery of the Croatian State Geodetic Administration or by another form of evidence accepted under the law. If the building is not clearly visible, additional official evidence may be required.
The procedure may concern an entire house built without the required approval or only an unauthorised extension or reconstructed part of an otherwise lawful building. Before documents are prepared, it is therefore important to identify exactly which parts of the property do not match the permits and official records.
3. Which buildings cannot be legalised?
Buildings constructed without the required approvals after 21 June 2011 cannot be legalised under this procedure. Removing the application deadline did not change this cut-off date.
Croatian law also excludes certain structures because of their location or type. Restrictions include, among other situations, certain infrastructure corridors, maritime domain and specific protected areas, land or cultural heritage locations. Some special cases require additional approvals from the competent authorities, while others cannot be legalised at all.
For this reason, the fact that a building existed before June 2011 is not enough on its own. Its location and any statutory restrictions should be checked before investing in professional documentation.
4. Which documents are required?
The exact documentation depends on the type and condition of the building, but Croatian law requires several basic documents for most properties. They are prepared in electronic form by authorised professionals.
The required documentation commonly includes:
- an as-built geodetic survey, or an extract from the digital cadastral plan if the building is already recorded in the cadastral plan,
- an as-built architectural survey prepared by an authorised architect or civil engineer,
- a statement by an authorised civil engineer regarding mechanical resistance and stability when the building or relevant part is completed,
- evidence that the building existed by 21 June 2011 when its visibility on the official orthophoto imagery is not clear,
- additional approvals or confirmations from competent authorities where required for a specific location.
Before surveys and plans are prepared, it is useful to gather all existing property documents. This makes it easier to compare cadastral and land registry records, construction approvals and the actual condition of the property.
5. What does the legalisation procedure look like step by step?
The first step is to determine whether the structure can qualify at all. The construction date, actual dimensions, cadastral data and any existing building approvals should be reviewed. If the basic conditions are met, authorised professionals can prepare the required surveys and supporting documents.
The application is then submitted to the competent administrative authority through the eDozvola system. The authority reviews the documentation and the facts relevant to the decision and, where required, may carry out an on-site inspection.
Once the statutory conditions have been met and the required legalisation fee has been paid, the authority issues the decision on the as-built condition. The legalised building can then be recorded in the cadastre in accordance with the applicable rules, with the documentation also being relevant to the land registry process.
6. How much does building legalisation cost in 2026?
There is no single total price for every property. The legalisation fee should be distinguished from the cost of an authorised surveyor, architect or engineer, as well as any municipal contribution and other expenses that may arise in a particular case.
Under the regulation that entered into force in July 2026, the legalisation fee is calculated according to the size, use and location of the building. The minimum fee for one building or part of a building is EUR 150. A 25% discount is available for a one-off payment made within the prescribed period, while instalment payment may be requested for fees above EUR 500 subject to the prescribed conditions.
This is not necessarily the full cost of the procedure. For larger or more complex buildings, professional surveys and technical documentation can represent a significant part of the total expense, so it is advisable to obtain an estimate for the specific property before starting the process.
What does legalisation mean when selling a property?
When a house or another building is sold, the buyer should be able to understand exactly what is being purchased and whether the actual condition of the property matches the documentation. If part of the building is not lawful or has not been properly recorded, additional issues may arise before the contract is signed, particularly with mortgage-financed purchases or planned renovations.
Before a sale, it is useful to compare the decision on the as-built condition with cadastral records and the land registry and ownership rights. For apartments, it is also important to check condominium registration and whether the registered unit matches the property on site.
It is also important to understand that a decision on the as-built condition does not in itself resolve ownership of the building or the land. Legalisation concerns the status of the construction, while ownership, co-ownership, encumbrances and other property rights must be checked separately.
What should a buyer check before purchasing a legalised property?
If a seller states that a house or another structure has been legalised, the buyer should request the decision on the as-built condition and check whether it covers the property as it exists today. Particular attention should be paid to floor area, number of storeys, extensions and auxiliary buildings.
In addition to evidence regarding the legality of the building, ownership, encumbrances and land registry entries should be reviewed separately. Once the purchase becomes serious, the buyer should also understand the content and purpose of the preliminary and final sale contracts.
You can read more in AB Adrion’s guide to the preliminary contract and real estate sale contract.
Buying or selling property in Makarska and the surrounding area?
For older houses, apartment buildings and other properties, it is useful to check the documentation before the purchase or sale reaches its final stage. Browse the current AB Adrion property offer or contact the agency for information about properties in Makarska and on the Makarska Riviera.
Frequently asked questions about building legalisation
Can a house built after 21 June 2011 be legalised under this procedure?
No. Under the Croatian procedure for unlawfully built buildings, the key time condition remains that the building or unauthorised part was built no later than 21 June 2011.
Is there an application deadline in 2026?
The former final deadline was removed by the 2026 amendments. A new application can therefore be submitted after the old 2018 deadline if the building meets all other statutory conditions.
How is an application submitted?
An application for a decision on the as-built condition is submitted to the competent administrative authority through the eDozvola electronic system together with the required documentation in electronic form.
How much is the legalisation fee in 2026?
The fee depends on the size, use and location of the building. Under the regulation adopted in July 2026, the minimum fee is EUR 150 for one building or part of a building being legalised. The total cost may be higher because professional documentation and other obligations are separate.
Does legalisation automatically resolve ownership?
No. A decision on the as-built condition does not have legal effects on ownership or other property rights. Ownership, co-ownership and any encumbrances must be checked separately in the land registry.
What if only part of a house was legalised?
The buyer or owner should check exactly which part is covered by the decision on the as-built condition and whether the property today still matches that documentation. Later alterations that are not covered by the decision do not automatically become lawful.
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