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Regulation of Construction Activities in Armenia: Institutional Framework, Permitting Procedure and Recent Developments

1. Legal Framework

The regulatory framework governing construction activities in the Republic of Armenia is structured on a hierarchical basis, with legislation and sub-legislative acts forming the foundational layers.

At the statutory level, the Law on Urban Development provides the substantive foundations for spatial planning, design, construction. This law is supplemented by the Civil Code, the Land Code, as well as a number of Government decisions and secondary regulations.

Of particular importance is Government Decision No. 596-N dated 19 March 2015, titled “On Establishing the Procedure for Issuance of Permits and Other Documents for Construction in the Republic of Armenia, and on Annulment of Certain Government Decisions.” This Decision prescribes the procedural rules for architectural-planning assignments, construction permits, extensions, completion acts, and occupancy permits, and it is supplemented by Annexes that define document forms, expertise procedures and the categorisation of construction objects.

Technical norms and standards are issued by the Urban Development Committee (UDC), which ensures that projects meet seismic, fire-safety, and other technical requirements.

2. Institutional Responsibilities

2.1 Municipal Authorities

Municipalities (community heads and mayors) are the primary permitting authorities. Acting under the Law on Urban Development and Decision No. 596-N, they are empowered to:

  • issue architectural-planning assignments;

  • grant construction permits;

  • extend existing permits;

  • issue completion certificates; and

  • provide occupancy permits.

    • 2.2 Urban Development Committee (UDC)

    The UDC develops policy, issues technical regulations, and maintains registers of licensed specialists. It also plays a methodological role in ensuring consistent application of Decision No. 596-N and related rules.

    2.3 Inspectorate for Urban Development, Technical and Fire Safety

    This Inspectorate monitors compliance with safety and technical norms on construction sites. It has authority to suspend works for serious violations and — following recent amendments — may conduct intensified inspections for certain state-funded or higher-risk projects.

    3. Digitalisation of Permitting

    Since 1 January 2025, all applications regulated under Decision No. 596-N (architectural-planning assignments, construction permits, completion certificates, occupancy permits, etc.) must be submitted exclusively online through the government platform [urban.e-gov.am]. The electronic system standardises submission, integrates checks against national registers, and issues electronic permits bearing official digital signatures.

    4. Permitting Procedure under Decision No. 596-N

    The procedure consolidated in Decision No. 596-N follows a structured sequence:

  • Verification of land rights and zoning — the applicant must demonstrate title or other legal basis for use of the land and compliance with planning designations.

  • Architectural-Planning Assignment (APA) — prior to issuing the design permit, the municipality secures technical conditions from relevant utility providers (water, electricity, gas, telecommunications) and issues the APA, which defines principal design parameters (height, density, siting, permitted uses).

  • Preparation of design documentation — on the basis of the APA, the developer engages licensed professionals to prepare the design; certain projects require mandatory state technical, seismic or fire-safety expertise and/or environmental expertise.

  • Construction permit — submitted electronically with the required attachments; the municipality reviews and issues the permit (or refuses it) within the timeframes prescribed by Decision No. 596-N.

  • Construction stage — works are implemented under licensed supervision and are subject to inspection by the Inspectorate.

  • Completion and commissioning — upon completion the municipality issues a completion certificate and subsequently an occupancy permit; use of the building without these documents is not lawful.

    • 5. Required Documentation

    Decision No. 596-N and its Annexes prescribe the documentation generally required, which typically includes: title or lease documents, the architectural-planning assignment, approved project documentation, any required expert opinions, construction site safety plans, and proof of payment of applicable fees. The exact checklist differs according to project category and location.

    6. Classification of Construction Objects and Its Implications

    (a) Statutory basis and Annex structure.

    Decision No. 596-N organises construction objects by risk categories and delegates to its Annexes the concrete lists and procedural consequences. Annex N4 to Decision No. 596-N sets out the categorisation of objects by risk; Annex N2 regulates the forms and types of expert examination; Annex N3 governs electronic permitting.

    (b) The five-category system (I–V):

    Pursuant to Annex N4 and the implementing guidance, construction objects are classified into five categories according to scale, complexity, function, and potential risk to persons and environment:

  • Category I — Low risk. Includes small-scale works such as current repairs, interior finishing, landscaping and similar works that, by their nature, do not require a design permit or full design documentation. Certain Category-I activities may be performed without formal permitting or only by notification, in accordance with the lists in Annex N4.

  • Category II — Medium risk. It consists of relatively simple building projects that remain limited in scope and complexity (Annex N4 contains specific quantitative limits and types). For many Category-II objects, the statutory regime permits the replacement of a full expert review with a written assurance in place of expertise․

  • Category III — Medium-high risk. Covers objects of greater complexity where a simple expert examination is required (as prescribed in Annex N2).

  • Category IV — High risk. Includes technically complex or larger-scale objects that demand comprehensive expert examination and intensified technical and supervisory control.

  • Category V — Highest risk. Includes projects of exceptional danger, technical complexity, or strategic/state importance. For Category-V objects the Government determines the procedural specifics (including the technical brief and timelines), and such projects are subject to the strictest expertise and supervisory regime under the decision.

    • (c) Practical implications by category.

  • Expert examination: The type and scope of required expertise are category dependent. Category II projects may rely in part on contractor warranties; Category III normally requires simple expert review; Category IV requires comprehensive (complex) expertise; Category V design documents are subject to special comprehensive expert examination, and for which the conditions and timeframes for issuing construction permits shall be determined, in each individual case, by a decision of the Government of the Republic of Armenia.

    • Content supplied by Poghosyan Legal Consulting