Condo work permits in Metro Manila: what contractors need before they start

A condo renovation or repair in Metro Manila usually needs more paperwork than the work itself. Before a contractor brings tools into the unit, the building's property or admin office often needs approved plans, a permit form, the contractor's IDs and a cash bond. The city building office may also need its own permit, depending on the scope. This guide sets out the steps in order, so you can plan the timing before anyone starts.

For expats, the first thing to know is that the building is a gatekeeper as well as a landlord or association. The admin office sets its own rules, and the city permit is a separate process. Confirm both before you sign a contract, and build the approval time into the schedule, because approvals can delay the start by weeks.

Start with the condo's property or admin office

Start with the property management office, which may be called the admin office, the PMO or the building administrator. DMCI Homes, a developer with buildings in Makati and BGC, says owners must secure a Permit to Carry Out Renovation from the PMO before the work begins. The same guide says owners may only use contractors accredited or authorised by the property management office, so check that list before you hire anyone.

Ask the office for the current homeowner's manual or renovation rules. They set out what is allowed, which materials are restricted and how deliveries and waste must be handled. DMCI's guide says owners must remind contractors about material delivery and removal, sanitation and prohibited activities inside the building.

Documents and the cash bond

The usual file for a DMCI-managed building includes the approved plans, a completed renovation or upgrade permit form, the contractors' IDs and the applicable fees. The same guide says a cash bond secures the permit, and its amount depends on the scope of the work. The bond is refundable without interest two months after completion, less any deductions for damage or other charges.

Plan the timing around the paperwork. DMCI says approved plans are typically released about twelve working days after the office receives complete documents. A missing signature or a missing contractor ID can push the start back by weeks, so send one complete package rather than several partial ones.

Expats who rent should ask the landlord to sign the application, since the permit is often in the unit owner's name. Check the lease for who pays the bond and whether the landlord must attend the approval. Get the answer in writing before the contractor's deposit is paid.

Contractors and workers

Contractors and their workers usually need valid government IDs for gate access and for the admin office record. Keep copies of every ID for the building file, and tell each worker the building's rules before the first day. A crew that learns the rules on day three costs more time than one briefed on day one.

Set the working hours and the service lift rules in writing with the contractor. The admin office sets the hours for noisy work and the use of the service lift, and a contractor who ignores them may lose access to the building. Ask the contractor to confirm that they have read the building's rules before they start.

When the city building permit applies

Under Section 301 of the National Building Code, PD 1096, a building permit is required before a building or structure is erected, constructed, altered, repaired, moved, converted or demolished. Whether work qualifies for a narrow exemption depends on its exact scope; do not assume cosmetic work is exempt. Confirm the applicable requirements with the local Office of the Building Official (OBO).

The 2004 IRR lists narrow exemptions, including repairs that do not affect structural members, non-load-bearing partitions, interior repairs to a house without additions or alterations, doors, windows and flooring, and specified plumbing repairs in single-detached dwellings and duplexes. These exemptions must still comply with the Code and IRR. Ask the local Office of the Building Official (OBO) whether your work qualifies and what local requirements apply.

Fire safety and licensed professionals

Under the Fire Code, a Fire Safety Evaluation Clearance is required before a building permit is issued, and a Fire Safety Inspection Certificate is required before occupancy. Confirm how these requirements apply with the Bureau of Fire Protection and the local building official, especially when a renovation changes the layout or electrical load.

Permit plans must be prepared, signed and sealed by the relevant duly licensed and registered design professionals, such as the architect and applicable civil, sanitary, electrical and mechanical professionals. Check each professional's current PRC credentials and PTR. A fire safety practitioner has a separate requirement: BFP accreditation and the applicable BFP Certificate of Competency. A contractor's word is not a substitute for the required credentials and signatures.

Makati or Taguig: check the address

BGC is mostly in Taguig City, not Makati, so the right city building office depends on the unit's exact address. Many newcomers assume that BGC means Makati, and then file with the wrong office. Check the address on the title or the lease, then contact the office that covers it.

Local requirements vary, so confirm current rules with the Office of the Building Official. Ask for the checklist in writing, and keep copies of every approval, since a future sale or renovation may ask for them.

Frequently asked questions

Do I need a building permit to paint my condo? The Revised IRR exemption list does not name painting, so do not assume none is needed. Ask the Office of the Building Official, and the admin office, before the painters arrive. Some buildings also restrict solvents and certain materials inside units.

How long does approval take? DMCI says approved plans are typically released about twelve working days after complete documents are received. Other buildings set their own timelines, so ask at the start.

Who pays the cash bond? In DMCI-managed buildings, the bond is part of the permit application, and it is refundable without interest two months after completion, less any deductions. Confirm who pays it and who gets the refund in writing with the admin office.

Can a contractor file the permit for me? Some buildings let the contractor file on the owner's behalf, but the owner usually has to sign. Ask the admin office what it accepts before the contractor starts the paperwork.