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Land Use Permits

What are K1, K2, and K3 coefficients?

K1 defines the building coverage ratio (footprint), K2 defines the floor area ratio (total building area), and K3 defines the minimum green space ratio required on the plot.

How can I change the zoning of my land?

Zoning changes require submitting an urban planning justification to the City Council. It is a complex process often requiring a Functional Zone Change application or a Detailed Development Plan.

Does agricultural land need a permit?

You generally cannot build on agricultural land without first converting its status to non-agricultural, which is a separate procedure involving the Ministry of Environment/Agriculture.

What is the "Red Line"?

The Red Line marks the boundary between your private plot and public space (e.g., roads, sidewalks). You cannot build structures beyond this line.

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Land Use Permits and Construction Parameters: The First Stage of Building

Land Use Permits (often referred to as Stage I of the Construction Permit or "Conditions for Land Use for Construction") are a fundamental stage of real estate development in Georgia. Before an architectural project is prepared, the owner must obtain consent from the municipality on what is allowed to be built on a specific plot. This document defines development coefficients (K1, K2, K3), maximum building height, functional purpose, and placement within the plot boundaries. Mistakes made at this stage or incorrectly defined parameters often turn land into an unusable asset or lead to refusal of the construction permit. Assistance from a lawyer is necessary to use the land's potential most effectively and obtain the desired parameters.

What Does This Service Cover?

Specialists on Legal.ge offer full services regarding the determination of land use conditions:

  • Urban Planning Analysis: Preliminary study of the land plot, determining zoning status, and identifying potential restrictions (protected areas, utilities, cultural heritage).
  • Documentation Preparation: Preparing topographic plans, situational plans, and photo materials for the application.
  • Application Management: Submitting an application to the municipal service (e.g., Tbilisi Architecture Service) to approve the conditions for land use for construction.
  • Detailed Development Plan (GRG): If necessary, legal support and coordination with urban planners for developing a Detailed Development Plan (GRG).
  • Parameter Optimization: Negotiating with the municipality to obtain maximum construction parameters within the law.
  • Easements and Red Lines: Resolving issues related to neighboring plots, road easements, and adjustment of red lines.

Common Situations When You Need a Lawyer

Obtaining land use permits becomes complicated in the following cases:

  • Land Status Mismatch: The plot is designated for agricultural use, and you want to convert it to non-agricultural for construction.
  • Zoning Problems: The plot falls into a recreational or landscape zone where construction is prohibited or restricted.
  • Lack of K2 Coefficient: The existing coefficient does not allow you to build a building of the desired area, and you need to increase or purchase it.
  • Cultural Heritage: The plot is located in a historic zone, requiring consent from the Cultural Heritage Council.
  • Neighbor Consent: You plan to build close to the boundary line (violating the normative distance), for which you need notarized consent from the neighbor.

Georgian Legal Framework

The issue is regulated by the Code of Spatial Planning, Architectural and Construction Activity of Georgia. Important is Government Resolution No. 59 "On Basic Provisions for Regulating the Use of Territories and Development," which defines zoning rules and coefficients. In the capital, the Tbilisi City Assembly resolution "On Approval of Rules for Regulating the Use of Territories and Development of Tbilisi Municipality" also applies. A lawyer must know both central and local regulations.

Process: How Collaboration with a Specialist Works

The process includes:

  1. Analysis: Checking the potential of the plot on the interactive map and Public Registry.
  2. Strategy: Determining the best way to get desired parameters (e.g., doing a GRG or direct permit).
  3. Application: Preparing and sending the application to the Architecture Service.
  4. Communication: If a defect is identified, it is promptly corrected.
  5. Receiving Order: An administrative act approving the conditions for land use for construction is issued.

Why Choose Legal.ge?

A land use permit is the foundation upon which your project is built. An incorrectly planned process leads to months of delay and financial loss. Legal.ge connects you with urban law specialists who know the specifics of municipal bodies' work and will help you maximize the value of your real estate. Start construction on a solid legal foundation with Legal.ge.

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