Buying Properties in Estonia: Renovation & Building‑Permit Roadmap

1 | Do You Even Need a Permit?

Project Type	Permit Required?	Fast‑Track “Notice” Option
Interior layout change (non‑load‑bearing wall)	❌	✔ – Works Notice (Ehitus­teatis)
New window/door opening	✔	❌
Kitchen/bathroom replacement	❌	–
Balcony glazing	✔	❌
Solar‑panel roof array (< 15 kW)	✔ (simplified)	–
Detached garden shed ≤ 20 m²	❌	✔

Rule of thumb: If you alter structure, façade, or utilities capacity—expect a Building Permit (Ehitusluba).

2 | Permit Types & Authorities

Permit	For Projects	Issued By	Statutory Time
Ehitus­teatis (Works Notice)	Minor non‑structural works	Municipal Building Dept.	10 days
Ehitusluba (Building Permit)	Structural or façade changes, > 60 m² additions	Same	30 days (can extend to 60)
Kasutusluba (Occupancy Cert.)	Post‑works sign‑off	Same	10 days

Submit digitally via the Ehitisregister portal with Smart‑ID / e‑Residency signature.

3 | Cost Breakdown (Typical Apartment Remodel)

Item	Cost (€)
Architect drawings	1 200
Structural engineer calc (if needed)	600
Municipal permit fee	100–250
Waste‑disposal permit	40
As‑built survey (for occupancy cert.)	150
Total Compliance Cost	≈ 2 000

Budget 3 %–5 % of renovation budget for paperwork.

4 | Timeline From Idea to Handover

Day	Task
0	Hire architect; scope works.
14	Receive drawings & engineer note.
15	Submit permit package via Ehitisregister.
45	Permit granted (Ehitusluba).
46	Notify HOA & neighbours (7 days).
53	Start construction.
120	Works complete; book inspection.
130	Occupancy certificate issued—project closed.

5 | Common Pitfalls & How to Avoid Them

• Skipping asbestos survey in Soviet‑era flats—€3 000 fine.

• Ignoring HOA bylaws—balcony glazing banned in some façades.

• Under‑estimating structural impact—cutting a load‑bearing wall voids insurance.

• Noise‑hour violations—work only 07:00 – 22:00; fines up to €400.

6 | Sustainable Retrofit Bonus

Projects that raise EPC to Class B or better qualify for:

• KredEx grant 30 %–50 % of eligible costs.

• Green‑loan rate cut 0.3 pp.

Include energy‑model calculations in permit pack.

7 | Contractor & Liability Essentials

Requirement	Why
MTR‑licensed builder	Municipalities verify before issuing permit.
2‑year workmanship warranty	Mandatory under Estonian law.
All‑risk site insurance	Banks demand for loans > €50 k.
Fixed‑price contract with staged payments	Guards against cost overruns.

8 | Bryan Estates Permit Concierge

• Architect + engineer bundle from €1 500.

• Digital submission, progress tracking, and neighbour notices.

• Preferred MTR‑licensed contractors vetted for quality.

• Post‑works EPC verification & grant application support.

Frequently Asked Questions

Can I live in the flat during works?

Yes, but dust/noise—insurers advise temporary relocation if major structural changes.

What happens if I start without a permit?

Stop‑work order + fine up to €32 000; must still file permit retroactively.

Is English documentation accepted?

Plans can be bilingual, but official forms must be in Estonian.

Ready to Renovate the Right Way?

Email info@bryanestates.ee or call +372 123 4567 for a fixed‑fee renovation‑permit package and timeline estimate.