Legalisation of buildings in Montenegro: procedure, documents and costs
The new Law on Legalisation of Unpermitted Buildings has applied since August 2025. To start the procedure, the building must first be registered in the cadastre, with a survey report prepared by a licensed surveying company. The deadline for the registration application is 14 August 2027
Information, not legal advice. This text explains a general procedure. Regulations change and every case is different. For property decisions, disputes and deadlines consult a lawyer or the competent authority. →
In brief: the key points
| Law | Law on Legalisation of Unpermitted Buildings (Zakon o legalizaciji bespravnih objekata), in force since Zakon o legalizaciji bespravnih objekata — usvojen 31.7.2025, na snazi od 14.8.2025, izmijenjen 2026 (rok za upis produžen do 14.8.2027)., amended in 2026. |
| First step | Registering the unpermitted (illegally built) building in the cadastre |
| Deadline for the registration application | 14 August 2027 (originally February 2026, extended twice) |
| Registration application | Only with complete documentation — incomplete applications no longer preserve the deadline |
| Survey part | Survey report (geodetski elaborat) of the as-built state of the building, prepared by a licensed surveying company |
| Who decides | Buildings up to 500 m² — local administration; larger buildings and special categories — a state authority |
| Costs | Urban rehabilitation fee (naknada za urbanu sanaciju) (depends on zone and use), surveyor, administrative fees |
| If you miss the deadline | Risk of the building being demolished at the owner's expense |
Two steps not to confuse
- Registering the unpermitted building in the cadastre. The cadastre records that the building exists and what it is like. This is not yet legalisation.
- The legalisation procedure. The competent authority checks the conditions, calculates the fee and issues a decision. Only then is the building legal.
The statutory deadline applies to the first step. That is why the most important thing now is to order the survey report in time — at the end of 2025, surveyors were booked up months in advance.
Which buildings can be legalised
Basic conditions under the law:
- the building is visible on the orthophoto image published by the competent ministry;
- the building does not extend beyond the plot boundaries;
- property and legal relations are resolved or can be resolved;
- there is access from a public road.
Legalisation is not possible, among other cases, for buildings on land designated for infrastructure, for temporary structures and for buildings in protected natural areas. You can check the orthophoto yourself on the Geoportal.
The legalisation procedure step by step
- Check the building on the orthophoto and the plot in eKatastar.
- Hire a licensed surveyor — they prepare the survey report of the as-built state. What the survey report contains.
- Prepare photos of all façades in JPG format (at least 5 megapixels).
- Submit a complete application for cadastre registration by 14 August 2027
- Start the legalisation procedure with the competent authority (local administration or state authority). When the authority notifies you, you have a deadline to submit the requested documents.
- Pay the fee in one go or in instalments.
- Obtain the legalisation decision and registration without the annotation (zabilježba) of illegality.
Documents
| Document | Who provides it |
|---|---|
| Survey report of the as-built state of the building | Licensed surveying company |
| Photos of all façades (JPG, min. 5 MP) | Owner or surveyor |
| Proof of rights to the land (property certificate (list nepokretnosti), contract) | Owner / cadastre |
| Evidence for a fee reduction (if you have any) | Owner, competent authorities |
| Other documents requested by the competent authority | Upon the authority's notification |
Costs of legalisation
The total cost has three parts:
- Urban rehabilitation fee — depends on zone, use and floor area: on request.
- Surveyor — survey report: on request.
- Administrative fees for registration and the decision.
| Fee payment method | Conditions |
|---|---|
| In one go | Discount 20% |
| Instalments — basic residential building | Up to 360 monthly instalments |
| Instalments — other buildings | Up to 120 instalments |
| Reductions | For socially vulnerable persons and other categories set by law |
Legalisation in your municipality
For buildings up to 500 m², the local administration decides. You will find the contact of the competent secretariat and surveyors who handle legalisation on the municipality page.
- Podgorica 48
- Nikšić 8
- Bar 12
- Budva 10
- Herceg Novi 8
- Kotor 2
- Tivat 2
- Ulcinj 4
- Danilovgrad 3
- Cetinje
- Bijelo Polje 3
- Berane 3
- Pljevlja 1
Order a survey report for legalisation
Surveyors are overloaded before deadlines. Send your request early.
Frequently asked questions
Is cadastre registration the same as legalisation?
No. Registration records the building. Legalisation is a separate procedure that ends with a decision.
Can I submit an incomplete application to “preserve” the deadline?
Under the 2026 amendments to the law — no. The registration application is submitted with complete documentation, including the survey report.
What if the building is not visible on the orthophoto?
Under the law, such a building does not meet a basic condition. Check on the Geoportal and consult the competent authority.
Who decides on a building larger than 500 m²?
The state authority responsible for legalisation, not the local administration.
Sources: Law on Legalisation of Unpermitted Buildings (Official Gazette — Službeni list); Legalisation procedure (gov.me); Investitor.me, 3 August 2026 — new deadline. Updated: