Building a House in the Philippines - Necessary Documents

If you are thinking of building a house in the Philippines or any buildings for that matter, it is best to consult an ARCHITECT who can advise you on what is to be done. You may refer to the left side of this site (Find an Architect). Remember that an Architect is the best professional for the job and the only professional allowed by law (RA 9266) to undertake architectural designs for projects in the Philippines.

Philippine architects have the knowledge, skills and experience to design your house or building. They shape ideas into drawings which is to be used by builders for construction and they are also needed for building permits. Some clients do not want to spend much money for the design thinking that they can "fix" everything during construction - that will be a very costly mistake.

RA9266 also stipulates that before the Architect is to submit any sketches or drawings to a client, there should be a service contract signed by both parties which is very important as it is intended to protect the interests of both parties as well. You may enter into a Full Detailed Architectural and Engineering Design Services Contract (Full DAED Services) or a Full Detailed Architectural Design Services Contract (Full DAD Services). The first one is the most common and the easiest as you are talking to one team only led by the Architect, wherein all the engineering design (structural, electrical, mechanical, electronic, sanitary, etc.) services will be done by his team. The second one is more complicated as you will enter into a contract with the Architect and separate contracts for the other engineering design professionals, wherein the Architect will still be the prime professional and the separate engineering design works will still have to be coordinated thru the Architect.

For the fee of the Architect, you may refer to the Architects Standards of Professional Practice (SPP) Documents where for design, the fee is pegged at a certain percentage of the construction cost.

Once, all drawings and construction documents are completed you may now proceed with the application for building permit as indicated in the following diagram:

Supposedly, it is the client who shall process the application but since it is a very tedious job, you may ask your contractor to do it for you and include it in the contract. For the construction of your building, you may ask the help of your Architect in choosing the contractor thru bidding or by negotiated bidding. For smaller projects, you may also opt to ask your Architect to undertake the construction of your project using the Design-Build arrangement, where the Architect prepares the design as well as administer the construction of the project. You will end up saving more but will consume much of your time as well. Ask your Architect on this possibility.

The documents to be submitted for building permit application shall be the following:

A) Drawings and other Documents from Professionals:

1. Architectural Documents to be signed and sealed by a Registered and Licensed Architect
2. Structural Documents to be signed and sealed by a Registered and Licensed Civil Engineer
3. Electrical Documents to be signed and sealed by a Registered and Licensed Professional Electrical Engineer
4. Sanitary Documents to be signed and sealed by a Registered and Licensed Sanitary Engineer
5. Plumbing Documents to be signed and sealed by a Registered and Licensed Master Plumber
6. Electronic Documents to be signed and sealed by a Registered and Licensed Electronics Engineer
7. Mechanical Documents to be signed and sealed by a Registered and Licensed Mechanical Engineer

B) Copy of lot title or lot plan; either present or previous Owner
C) If lot is not owned; affidavit of consent from owner or contract of sale or lease contract
D) Tax declaration
E) Latest tax receipts
F) Owner’s or building permit applicant’s Community Tax Certificate (cedula)
G) Lot survey c/o subdivision
H) Soil exploration or soil bore test if project is 3 floors and above
I) Barangay clearance specific for construction
J) If Building permit applicant does not stay in Philippines, Special Power of Attorney (for construction purpose)

Note:
Always remember that when you are compelled to a court, you would like the most effective lawyer at hand; if you want a doctor, you would like the most effective doctor to diagnose/heal YOU. So, if you are going to build a house wherein you are going to spend most of your time, make sure you hire the right professional to do the job - the ARCHITECT)