Apartment layout alterations in Riga and Latvia - design, approvals and legalization
BAU Fonds handles apartment layout alterations in Riga and throughout Latvia: from reviewing documents and preparing the project to obtaining the required approvals, completing the process in BIS and assisting with the update of cadastral data. Legalization is required when alterations have already been carried out without the necessary documentation: partitions have been moved or removed, rooms have been combined, or the location of the kitchen or bathroom has been changed. This issue often arises before selling or purchasing an apartment or applying for a mortgage, when the actual apartment layout does not correspond to the inventory file. If renovation work is only being planned, we will help determine which changes are permitted in advance, prepare the project and arrange the necessary approvals. You will receive full architectural support and complete management of the documentation.
When You May Need Our Services
The layout alteration has already been carried out without approval. We will assess whether the completed changes can be retained and prepare the documents required for legalization
You are selling an apartment. We will help resolve discrepancies between the actual layout and the official documents before the transaction.
You are purchasing an apartment with an altered layout. We will assess whether the alterations can be legalized and determine the scope of the required documentation.
You are planning renovation work that includes layout alterations. We will prepare the project and arrange the necessary approvals before the work begins.
You have received a notice from the building authority (būvvalde). We will review the requirements of the building authority and prepare a solution for rectifying the identified violations.
How the Apartment Layout Alteration Process Works
Document review. We review the inventory file, existing projects and information about completed or planned alterations.
Inspection and assessment. We verify the actual apartment layout, carry out the necessary measurements and determine whether the alterations can be legalized.
Project preparation. The architect prepares the plans and explanatory documentation. If load-bearing structures are affected, a structural engineer is involved.
Submission through BIS. We submit the documents through the Construction Information System (Būvniecības informācijas sistēma - BIS) and arrange the required approvals.
Completion and cadastral data. Once all requirements have been fulfilled, we complete the construction process and assist with updating the apartment data with the State Land Service (Valsts zemes dienests - VZD).
The applicable procedure depends on the alterations carried out, the status of the building and any previous decisions issued by the building authority (būvvalde). For apartment alterations that do not affect load-bearing structures, a simplified procedure - "vienkāršota atjaunošana" - is often applicable, with the submission of a "paziņojums par būvniecību" (construction notice).
What Documents Are Needed to Get Started
For an initial assessment, please send us:
The apartment address and cadastral designation, if known.
The inventory file or cadastral survey file - "inventarizācijas lieta / kadastrālās uzmērīšanas lieta".
A description of the alterations: what has already been changed or what you are planning to change. The changes can also be marked directly on the floor plan.
Photographs of the rooms where alterations have been carried out or are planned.
Previously approved projects, BIS documents and correspondence from the building authority (būvvalde), if available.
To submit the documents, proof of ownership will be required and, if we are acting on your behalf, the appropriate authorization in BIS. The need for any additional consents or technical opinions will be determined after reviewing the apartment.
If you do not have an inventory file, start by sending us the address and a description of the situation - we will advise which documents need to be obtained.
Cost of an Apartment Layout Alteration Project
The full scope of services, required inspections, additional approvals and applicable fees are determined after reviewing the documents and are specified in our proposal.
Cost of an apartment layout alteration project:
- without affecting load-bearing structures: 480 EUR;
- layout alteration involving load-bearing structures: from 3,200 EUR.
The stated price is for the project and excludes VAT.
Contact Us
Schedule a consultation and get answers to your questions
Can an apartment layout alteration carried out by the previous owner be legalized?
Yes, provided that the completed alterations are permitted and can be retained. The documents and technical solution must first be reviewed. The fact that the renovation was carried out a long time ago does not in itself make the work legal. The current owner may be required to rectify any identified violations; responsibility for carrying out the unauthorized work is considered separately.
Does removing a non-load-bearing partition require approval?
Construction documentation may be required for the removal of a non-load-bearing partition. The fact that load-bearing walls are not affected does not automatically mean that no formal procedure is required. In a typical case, a notification procedure through BIS is used, but the architect must review all alterations and the specific characteristics of the building.
What renovation work usually does not require an apartment layout alteration project?
Painting walls, wallpapering and replacing floor finishes without altering the floor structure usually do not require an apartment layout alteration project. If the renovation affects walls, openings, utility systems or the floor structure, the required documentation should be determined before the work begins.
Can an opening be made in a load-bearing wall, or can an existing opening be legalized?
Whether such a solution is possible must be determined by a structural engineer. A technical inspection, structural calculations and a reinforcement design may be required, together with the necessary consents and approvals. An opening that has already been made is assessed based on its actual condition. It is not possible to guarantee that it can be retained without first carrying out an assessment.
Can the kitchen be combined with a living room or the bathroom be relocated?
This depends on the specific apartment: the location of the rooms, ventilation, gas supply, water supply and sewerage systems, as well as the potential impact on neighbouring apartments. The architect assesses whether the proposed solution is permitted. Removing a non-load-bearing wall does not in itself make every possible combination of rooms permissible.
Is the consent of neighbours or the building manager required?
Consent is required in cases specified by law, particularly where common property or the rights of other owners are affected. The parties whose consent is required and the appropriate form of approval are determined based on the project. The consent of the building manager does not always replace a decision by the apartment owners, and the consent of neighbours does not override technical requirements.
Questions About Property Transactions and Completion of the Approval Process
Can an apartment be sold or a mortgage obtained if the layout alteration has not been approved?
An unapproved layout alteration does not automatically prevent a property transaction, but it may affect the property valuation and financing conditions. The mortgage decision is made by the bank. Before selling the apartment, it is advisable to review the documents and determine how any discrepancies should be resolved so that they do not become an obstacle for the buyer.
What should be checked before purchasing an apartment with an altered layout?
Compare the actual layout with the inventory file, request the relevant projects and obtain confirmation that the construction process has been completed. If there are discrepancies, obtain an architect's assessment before paying a deposit. This will help determine whether the alterations can be retained and what additional costs may arise after the purchase.
Is obtaining a new inventory file sufficient?
No. Updating cadastral data does not replace the formal approval of construction work. The existence of the required project documentation and the status of the construction process must be checked. The procedure for updating data with VZD is determined separately: in the cases provided for by law, the data may be updated on the basis of BIS documents without a new on-site survey by VZD.
Does the owner need to work with BIS personally?
No. Documents may be submitted by an authorized representative. BIS - Būvniecības informācijas sistēma - is Latvia's national Construction Information System. The owner grants the necessary authorization and confirms documents in cases where their direct participation is required.
What should I do if the building authority requires an unauthorized layout alteration to be rectified?
Provide the specialist with the building authority's decision together with the apartment plan and any existing projects. The requirements and deadlines must be reviewed, the possibility of legalizing the existing solution assessed, and the necessary documents prepared. If the alterations cannot be retained, they may need to be corrected or the apartment restored to a condition that complies with the applicable requirements.
Can renovation work begin immediately after ordering the project?
Ordering a project does not by itself authorize the start of work that requires formal approval. The applicable procedure must first be determined, the required documentation prepared and all conditions for starting the work fulfilled. These conditions differ depending on whether a notification procedure or a procedure requiring formal approval applies.
We will take care of your project from start to full legalization. All the complicated paperwork and dealing with government institutions is our responsibility. Summer houses, private homes, legalization of unauthorized alterations - don’t wait for fines, start today.
