Building a house in Montenegro can seem daunting, especially if it’s your first time going through the process. But with a clear plan, an understanding of the steps, and the right professional support, your dream home can become reality much more smoothly than you think.
This guide walks you through everything: from the first idea and land purchase to the building permit and final registration.
1. Purchasing the Land - With Caution
Before you fall in love with a plot because of its sea view or attractive price, take the time to check the documents first. In Montenegro, that’s the only way to be sure the land can actually be built on.
The two key documents you should always ask for are:
a. List nepokretnosti (Property Deed)
This official document shows who owns the land, its exact size, and whether there are any debts or legal claims on it - for example, a mortgage or a court dispute. You can easily check all this yourself on the ekatastar.me - you only need the plot number to view all details from the List nepokretnosti.
If you proceed to checking Government’s Geoportal you could also verify if the plot has legal access to a public road, which is one of the most important details before buying.
However, the List nepokretnosti does not include information about utilities such as electricity, water, or sewage.
b. Urban and Technical Conditions (Urbanističko tehnički uslovi-UTU)
If the owner doesn’t already have this document, you (or they) can request it from the local municipality for about €50–€60, depending on the Municipality.
The UTC is crucial because it specifies:
- Whether the land is buildable or not,
- The maximum permitted height and footprint of a future house,
- The minimum distance your future house must keep from neighbouring plots and the road, as defined by the UTC,
- And the availability and planned routes for infrastructure (electricity, water, sewage, and road access if construction of a new road is planned).
✅ In short: Before buying, make sure you have all the information:
a. List nepokretnosti and geoportal→ confirms ownership and road access.
b. Geoportal → confirms road access.
c. Urban and Technical Conditions → confirm buildability and infrastructure.
2. Architectural designs
This is where your dream home begins to take shape. The process includes several steps:
a) Concept Design (Idejno Rješenje)
Once you have your Urban and Technical Conditions (UTC), it’s time to turn your ideas into something real.
This step, the concept design is where your dream home begins to take form on paper.
Your architect will create a concept design based on the UTC and your personal preferences. This is the moment to define the style, layout, and how the house will fit into the landscape: from the placement of windows and terraces to how sunlight and views will shape your daily life.
How long it takes: The concept design phase usually takes 30 to 60 days, depending on the size of the house, your specific requirements, and the complexity of the terrain.
Why this step matters so much?
- It ensures your project fully complies with the legal building limits defined in the UTIt helps you and your architect test different ideas early, before investing in detailed engineering plans.
- Once the concept design is approved, all further documentation and permits are based on it, so this stage lays the foundation for the entire project.
b) Approval by the Chief City Architect
Once the concept design is complete, it must be submitted to the Chief City Architect for approval.
This step is legally required - without it, you cannot proceed to develop the Main Project.
During the review, the Chief City Architect’s office checks whether the design complies with the UTC, respects height and size limits, fits naturally into its surroundings, and meets the municipality’s architectural standards. Don’t worry - a good architect will ensure your concept fully meets all UTC requirements and moves through approval smoothly.
How long it takes: The review period varies significantly by municipality. Some offices are impressively efficient, while others take longer depending on their workload and internal procedures.
In my own experience, Cetinje Municipality is currently the fastest - they once approved my Concept Design in just 5 days (kudos to the Municipality of Cetinje!) - whereas in other municipalities, I’ve waited up to 40 days for the same step.
c) Main Project: Turning the Vision into a Buildable Plan
Once your concept design is approved, your architect develops the Main Project - the most detailed and technically important phase of the entire process.
Just a tiny part of the main project looks like this :)
This is where every centimetre of your future home is drawn, measured, and specified. The Main Project serves as the precise guide for builders, ensuring the construction team knows exactly what to do, how to do it, and where.
It includes complete architectural, structural, electrical, plumbing, and mechanical plans, as well as material specifications and calculations.
In fact, the Main Project lists all materials that will be used, along with their estimated quantities and current costs, allowing you to know the total investment before even one square metre of concrete is poured.
d) Project Revision - Currently Not Required for Family Houses up to 300 m² .
In some cases, the Main Project must be reviewed by a licensed revision company, which checks that it meets all legal, structural, and technical requirements before a building permit can be issued.
However, if you’re building a family residential house up to 300 m², this step is not required under current Montenegrin law (as of 2025).
3. Get Building Permit
Once your project is complete, you can apply for the Building Permit at the municipality.
You’ll need to submit:
- The Main Project,
- Proof of land ownership,
- Confirmation of paid communal fees (if payment is required)
- A copy of your ID or passport.
After submitting all documents, the municipality will calculate the communal fee for land development. The building permit becomes valid only after this fee is paid. However, there might be a good news here.
💡 Good news: In many rural or less-developed areas, communal fees are not charged at all which can save you a significant amount of money. Your municipality will inform you during the permit application whether your project qualifies for this exemption.
4. Construction and Supervision
Once your building permit becomes valid, you can begin construction.
Before starting, you must:
- Notify the Ministry of Ecology, Spatial Planning, and Urbanism about the beginning of works.
- If required: appoint a supervising engineer who ensures construction follows the approved project.
However, here’s some good news: According to current Montenegrin law, private family houses up to 300 m² do not require independent supervision.
This saves homeowners a significant amount of money, as supervision can only be performed by licensed engineering supervision companies, which are often costly for small projects.Instead, the responsible person, typically your architect (project manager) or construction company, takes care of ensuring that all work complies with the approved plans.
Important: The responsible construction manager must keep all documentation on-site, including:
• the approved Concept Design and Main Project.
• the building permit.
• and all relevant notifications, reports, payment proofs...
These documents must be readily available in case of inspections, which may occur during construction.
A good construction company will keep a detailed work log and photo documentation of each phase and it’s wise to make sure your contract includes milestone-based payments linked to this progress.
For example, each payment can be released after specific stages are completed: foundation, structure, roof, façade, and final inspection.
This keeps everything transparent, ensures accountability, and protects you from paying ahead of actual work done.
5. Completion and Registration
After the building is complete, you need to apply for:
- Certificate of Occupancy (Upotrebna dozvola): confirming that your house has been built according to the approved project and is safe for use.
- Property Registration: officially registering your new home in the Real Estate Cadastre (land registry).
Only after these two steps do you become the legal owner of the completed property in all official state records and can finally begin interior design, furnishing, and setting your move-in date.
💡 Key Considerations
Working with local architects, engineers, and builders who understand Montenegrin regulations and procedures can save you both time and money. They can anticipate challenges that first-time builders often miss and make the entire process smoother and more predictable.
I’m a licensed architect specialised in family homes, with over 10 years of experience leading projects on behalf of clients: from land purchase and design to construction management and final paperwork.
If you’re planning to build your home in Montenegro and want the process handled professionally and stress-free, feel free to get in touch here.