Before you renovate in North Cyprus: permits, contract and site survey checklist

Whether a renovation goes smoothly is often clear before the first hammer swings. Does the work need a permit? Has the building management agreed? Does the contract spell out the scope? Interior work such as painting, new finishes or replacing units usually does not need a permit, while work that touches the structure, the facade or the building's external appearance may need the municipality's approval. Get the definitive answer from your municipality.

The list below is meant to be at hand before you start a renovation in North Cyprus. It is general information and not a substitute for legal advice.

Which works may need a permit?

Whether a permit is needed depends on the type of building, where it is and what the work involves. The split below is a guide and should not be read as a hard rule.

Works that usually do not need a permit

• Interior painting
• Replacing floor and wall finishes
• Replacing kitchen units, bathroom units and sanitaryware
• Minor repairs to non-structural parts
• Renewing plumbing or wiring without changing the layout

Works that may need a permit

• Any change that touches load-bearing walls, columns, beams or floor slabs
• Extensions, extra storeys, adding enclosed floor area, or enclosing a balcony or terrace
• Opening new windows or doors in the facade, or enlarging existing openings
• Changing the roof structure
• Outdoor structures such as pools and retaining walls
• In some areas, changes to facade colour or the building's external look

Whenever you are not sure, ask the relevant department at your municipality. If work that needed a permit is done without one, it can cause problems later when you sell, deal with the title deed or claim on insurance.

If you are considering any change to the structure, get a civil engineer's opinion, whatever the permit position. You cannot always tell by eye whether a wall is load-bearing.

What to have ready when you ask the municipality

Before you visit or call the municipality, being able to describe the work briefly and clearly makes the conversation easier. Getting answers to these questions usually helps:

• Does this work need a permit or a notification?
• If it does, which documents are required? Proof of ownership (the title deed), the existing drawings and new drawings are among those commonly requested.
• Do the drawings need to be prepared and signed by an architect or an engineer?
• How long does the application take, and is there a fee?

Documents, timescales and fees can vary between municipalities and with the type of work. Note down the answer you get, ideally with the name of the department you spoke to.

If you rent, or manage your home from abroad

As a tenant, get the landlord's written consent for any permanent change, and set out in the same document who pays for what. If you manage the property from abroad or from another town, keep communication in writing. Ask for photos at the end of each stage. If needed, name someone local who can check on site for you.

Approval from the building management

If you are working in a flat or a villa on a managed development, the management is a party to the job as well as the municipality.

• Get written approval from the management for any work on the facade, common areas, roof or service shafts.
• Find out the working hours, the days when noisy work is allowed and the rules for using the lift.
• Plan deliveries, rubble removal and parking in advance.
• Let your neighbours know how long the work will take. Even a short note left at the door heads off a lot of friction.

Preparing for the site survey

The site survey is the foundation of a renovation. A well-prepared survey directly shapes both the accuracy of the quote and the schedule. Before it, have these ready:

1. A list of the work you want done, in order of priority if possible
2. Pictures of spaces and materials you like
3. Any drawings of the building and details of past renovations
4. A list, with photos, of known problems such as damp, cracks or leaks
5. A rough budget range and the date you would like the work finished by
6. Whether you will be living in the home during the work
7. Who will hold the keys during the work, and whom the crew should contact when needed

What to cover at the survey

• The state of walls, floors, ceilings, services and damp is checked on site, and measurements are taken.
• Hidden problems that might turn up during strip-out, and how they would be handled, are discussed.
• Getting materials in, scaffolding, rubble removal and parking are assessed.
• It becomes clear whether electricity or water will need to be cut during the work, and whether existing connections need any change.
• Material lead times and your own time constraints are considered together.
• Working hours, which days the noisy work will fall on, and any precautions needed for small children or pets at home are discussed.

What the contract must include

As long as the work goes well, a verbal agreement seems enough. When a disagreement arises, though, all you have is what is in writing, so a good renovation contract should cover every one of these points:

1. Which job is done in which room, item by item.
2. The brand, range, colour or grade of the materials. Clear specifications rather than vague terms such as "first-quality tiles".
3. Whether the quote includes materials or covers labour only. Who buys which materials, and who is responsible for delivery.
4. The total price and a payment plan tied to completed stages.
5. Start date, stages, expected completion date and what happens if there is a delay.
6. That extra work or changes requested mid-job are priced in advance and done only with written approval.
7. Where a permit is needed, who applies for it and follows it up.
8. Whether rubble removal and a final clean are included.
9. A joint inspection at handover, how to report defects that appear afterwards, and any warranty terms.

Before you sign, also read the attachments, such as the quote, the materials list and any drawings. If a clause is unclear, ask. Put the answer in writing, keep a signed copy and add any changes approved during the work to the same file. If you have any legal doubts, speak to a lawyer before signing.

Handover checklist

• Run every tap, drain and cistern and check for leaks.
• Try each socket, switch and light one by one.
• Check that doors and cabinet fronts open and close properly.
• Look along painted surfaces from the side, in daylight and under artificial light.
• Go over grout, sealant and joints.
• Check the floor for scratches, cracked tiles or gaps in the grout.
• Ask for a list of materials used, the colour codes and any warranty documents.
• Write down anything outstanding and agree a date for it to be put right.

Common mistakes

• Starting work without asking whether a permit is needed.
• Telling the building management only once the noise has started.
• Agreeing on a total price without putting the scope in writing.
• Asking for changes mid-job without discussing their cost and effect on the schedule in writing.
• Accepting the handover in a hurry and remembering the snags later.
• Paying in full before the work is finished and the handover check is done.
• Keeping no record of the materials and colour codes used.
• Assuming that a job not discussed at the survey will be done anyway.

Let's give your renovation a solid start

A good renovation starts with a clear scope, a realistic schedule and a written agreement. At Oruç Concept we always begin with an on-site survey and prepare itemised quotes, with materials included or for labour only. On permits, we recommend getting the definitive answer from the municipality. We factor it into the plan together with you. If you are planning a villa renovation, a kitchen renovation or a bathroom renovation, get in touch to book a free site survey. For work with construction firms, see our subcontracting services page.

Photos: Lucas Kepner, Scott Graham, Jakub Żerdzicki, Unsplash