UNDERSTANDING THE SWEDISH BUILDING PROCESS
Navigating the Maze of Building Permits, Architects, and BUILDING RULES IN sWEDEN
My name is Reuben, and I’m an architect originally from the UK, now living in the beautiful city of Malmö, Southern Sweden and co-founder of the Malmö Architecture Cooperative. If you’re new to this country, or perhaps have dreamt from afar of building a Swedish summer house, then this article will break down various steps and areas of the architecture and building process in Sweden.
When I first moved here I wished that a reference guide like this existed so I do hope that this will come in handy.
To illustrate how confusing the process can be in Swedish, a reference guide would be called a ‘lathund’ - which translates to a ‘lazy dog’. A sign of the confusion to come..!
Let’s begin with some keywords that will come up along the way.
Bygglov : Building permit
Detaljplan: Detailed plan
Kommun: Municipality
Bygghandlingar: Construction documents
Ritningar: Drawings
Konstruktionsritning: Structural drawing
Fasadritning: Elevation drawing
Situationsplan: Site plan
Marklov: Land use permit
Förhandsbesked: Preliminary decision
Building a house or making significant modifications to an existing property in Sweden can be a complex process, often involving various permits, architectural expertise, and compliance with specific regulations. In this article, we will delve into the intricacies of understanding building permits and also how to understand your local detaljplan. We will split the process into easy chapters, this way if you want to you can jump directly to your answer, or feel free to read the entire way through!
Understanding Building Permits in Sweden
Understanding the Detaljplan: Planning for New Houses and Extensions
Understanding Building Permits in Sweden
The Swedish building permit system, like in most countries, aims to ensure that construction projects adhere to local conditions, safety, zoning, and environmental regulations. Various permits are required depending on the scope and nature of the construction project, such as building permits (bygglov) and land use permits (marklov). There are some examples of projects that will not require a Bygglov, one, in particular, being the concept of the Attefallshus - we’ll get to that in a later blog post. Stay tuned!
Before applying for Bygglov, it is important to have a clear understanding of the project's scope and purpose. Determine whether your project involves new construction, renovation, extension, or alteration of an existing structure. This clarity will help you navigate the application process more effectively.
Förhandsbesked
In some cases you may choose to pursue a Förhandsbesked (preliminary decision) before your official Bygglov application, it is typically sought when your area is outside of the detaljplan. For more information on the detaljplan, jump to the bottom of the article.
This application begins with a detailed description of the proposed project. This includes information about the type of construction or renovation, such as building a new house, or extension, or making significant alterations to an existing structure.
By obtaining guidance early on, you can identify potential issues, challenges, or restrictions related to your project. This allows you to make informed decisions, potentially avoiding costly revisions or rejections during the formal Bygglov application process.
The cost of a Förhandsbesked can vary depending on the specific municipality and the complexity of the project. The fee is typically lower compared to the formal bygglov application. On average, the cost can range from a few thousand to several tens of thousands of Swedish kronor (SEK). It's important to contact the local municipality or planning department to obtain accurate and up-to-date information regarding the application fee.
Seeking Förhandsbesked offers several benefits to individuals or developers. By addressing potential issues at an early stage, a Förhandsbesked helps mitigate risks associated with non-compliance, design conflicts, or costly modifications later in the process. It can save time, effort, and financial resources by identifying potential hurdles upfront. Obtaining a preliminary decision can instil confidence in the project's viability. It demonstrates a proactive approach to ensure compliance with regulations and gain support from the municipality, neighbours, or other stakeholders involved in the approval process! If unsure, speak to your architect about whether it is necessary!
Bygglov
Whether or not you choose to pursue a Förhandsbesked , the next step in the process is the formal Bygglov application. If you haven’t made a Förhandsbesked application then you will usually begin with contacting the local municipality's (kommun) planning or building department to discuss your project and determine the specific requirements for obtaining a bygglov. This is most often done by an architect, as they will have established working relationships with those in the planning department - however, feel free to also contact them yourselves. Different municipalities may have varying regulations and guidelines, so it is crucial to understand the specific rules that apply to your location.
To apply for a bygglov, you will need to prepare the necessary documentation. The required documents typically include:
Building drawings: Provide comprehensive plans and drawings of the proposed construction, renovation, or alteration. These should include architectural drawings, structural plans, electrical and plumbing layouts, and any other relevant technical specifications. The kommun will insist that the drawings are professionally done, so as tempting as it may be to pull out the grid paper and ruler, it’s a good idea to have an Architect produce the drawings for you.
Site plan (Situationplan): Include a site plan indicating the project's location within the property and its relation to neighbouring structures, roads, and other relevant features. The site plan should also outline property boundaries, setbacks, and access points.
Description of the project (Projektbeskrivning) : A projektbeskrivning for a bygglov application should provide a comprehensive overview of the proposed construction project. It typically includes essential details such as the purpose of the project, architectural plans and drawings, building materials to be used, intended modifications or additions to existing structures, and any relevant technical specifications. The projektbeskrivning should also address the project's compliance with the detaljplan, and environmental considerations.
For larger projects or those with potential environmental impact, an environmental impact assessment may be required. The ‘Kommun’ will advise on this during the initial consultation, as it can be a costly addition to the application and is good to avoid when not necessary. Although, of course, sustainability and environmental impact should be at the forefront of your considerations for the project! This assessment evaluates the project's potential effects on the environment and suggests measures to mitigate any adverse impacts.
Depending on the project, additional documents such as energy efficiency calculations, structural engineering reports, or historical preservation assessments may be necessary.
Submitting the Bygglov
Once you have gathered all the required documentation, submit the bygglov application to the local municipality's building department. Pay attention to any specific submission guidelines or forms provided by the municipality. It is advisable to make copies of all submitted documents for your records. The cost of the application will vary depending on your municipality and also the size of your project. The following are all estimations and for the exact cost, you must contact your local municipality.
Small-scale projects, such as minor renovations or a small extension usually cost around 5000-15,000SEK. Medium Scale projects, such as larger extensions or the new construction of a house can range from 15’000-30’000SEK. Larger projects, such as multi-house projects or commercial properties can range anywhere from 30’000SEK upwards.
After receiving your application, the municipality will review the documentation to ensure compliance with building codes, zoning regulations, and other applicable requirements. This process may involve consultations with various departments, such as urban planning, fire safety, and environmental authorities.
In some cases, the municipality may require a neighbour consultation process. This involves notifying neighbouring property owners about your proposed project and giving them an opportunity to raise objections or provide feedback. The municipality will consider any valid concerns during the permit assessment.
Once the municipality has reviewed your application and completed the necessary assessments, they will make a decision regarding the Bygglov. You will be notified in writing about the decision, whether it is an approval, rejection, or request for additional information. If approved, the notification will specify any conditions or restrictions associated with the permit. The average processing time for a Bygglov application in Sweden varies depending on the project's scale, ranging from a few weeks to several months, with larger projects potentially taking over a year.
What do I do if my Bygglov is rejected?
If your bygglov application is rejected there are a number of steps that you can take. Hope is not lost! Also be aware that it is not uncommon for you to have to make amendments to your application, so don’t panic and think that the project is over. You and your Architect should begin by carefully reviewing the rejection notice provided by the municipality. Understand the specific reasons for the rejection, which may include non-compliance with zoning regulations, architectural guidelines, or other relevant factors.
Next, you can reach out to the municipality's planning or building department. Request clarification on the reasons for the rejection and seek guidance on potential options for addressing the concerns raised. Based on the feedback received, revise the project plans to address the reasons for rejection. This may involve modifying the design, adjusting the scope of the project, or addressing any non-compliance issues. Ensure the revised plans meet the requirements! Following the resubmission, the municipality (kommun) will review the revised application and make a decision. The processing time may vary depending on the complexity of the project and the workload of the municipality. Stay in contact with the municipality for updates on the progress of the application review, they are here to help you with the process!
What do I do if my Bygglov is approved?
If you have skipped to this part, then congratulations - you are now one big step closer to realising your project. With the approved building permit in hand, you can proceed with the construction or renovation work according to the plans and specifications outlined in the permit. Ensure compliance with the approved design, building codes, regulations, and any specific conditions or requirements mentioned in the permit.
If any modifications or deviations from the approved plans become necessary during the construction process, it is important to consult with the municipality. Depending on the nature and significance of the changes, you may need to apply for additional approvals or amendments to the existing permit. Seek guidance from the municipality to ensure compliance and avoid potential issues.
Once the construction or renovation work is completed, notify the municipality to schedule a final inspection. The municipality's building control department will visit the site to assess whether the project has been carried out in compliance with the approved permit and relevant regulations. Upon successful completion of the final inspection, the municipality will provide final approval or certificate of occupancy, indicating that the project meets the necessary standards.
After obtaining the final approval, ensure that any remaining obligations or requirements are fulfilled. This may include submitting documentation, such as as-built drawings, energy performance certificates, or other post-construction reports, as specified by the municipality.: Once all post-construction requirements have been met, the building permit is considered closed. Keep a record of the approved building permit and related documentation for future reference or potential resale purposes.
Understanding the Detaljplan: Planning for New Houses and Extensions
A detaljplan is a detailed map that guides the development of a specific area, specifying where buildings can be constructed, what activities are allowed, and ensuring a cohesive and organised urban landscape
The concept of "detaljplan" (detailed plan) plays a crucial role in urban development and construction in Sweden. For newcomers or non-native Swedish speakers, understanding detaljplaner can be helpful when navigating the planning and building processes in Sweden.
Detaljplaner are comprehensive documents that outline the guidelines and regulations for land use and development within a specific area or neighbourhood. They are created by the municipality and serve as a legal framework for urban planning. Detaljplaner specifies how the land can be used, where buildings can be located, and what types of activities are permitted within the designated area.
Detailed plans were introduced to ensure orderly development and to balance the interests of different stakeholders, such as residents, businesses, and the environment. Over time, the process of creating detaljplaner has become more standardized and transparent.
Learning to read and understand detaljplaner requires some familiarity with planning terminology and symbols commonly used in Sweden. While the documents are primarily written in Swedish, some municipalities provide translations or summaries in English to facilitate accessibility for non-Swedish speakers. It can be helpful to seek assistance from professionals, such as architects, urban planners, or translators specializing in urban planning terminology.
To interpret a detaljplan, one must pay attention to several key elements:
Plan Area: Identify the specific area covered by the detaljplan. This may be a neighbourhood, district, or even a smaller plot of land.
Land Use Categories: Understand the different land use categories specified in the plan, such as residential, commercial, industrial, or green areas. These categories indicate what types of activities are allowed in specific zones.
Building Regulations: Familiarise yourself with the regulations regarding building height, setbacks, floor area ratio, and other parameters that determine the physical aspects of construction within the plan area.
Symbols and Legends: Pay attention to the symbols and legends used in the plan, as they provide visual representations of various elements like buildings, roads, parks, and utilities. They also illustrate where you can and cannot build.
Restrictions and Guidelines: Take note of any specific restrictions, guidelines, or special requirements mentioned in the detaljplan. These may include provisions for environmental considerations, architectural aesthetics, or historical preservation.
To find your local detaljplan in Sweden, you can typically access it through the municipality's official website or visit the municipality's planning or urban development department, where they keep records and documents related to urban planning. The detaljplan is publicly available information that residents and property owners can access to understand the regulations and guidelines governing land use and development in their specific area.
While detaljplaner can appear complex, they serve as important tools for maintaining the integrity and quality of urban development. Once you learn how to properly read and understand them you’ll feel like a pro.
