As-Built Survey

What is an as-built survey?

An as-built survey, known in Slovak as porealizačné zameranie, is a post-construction geodetic measurement and documentation that records the actual location, dimensions, and elevations of all completed structures and infrastructure on a building site. Performed by a licensed surveyor or geodet after construction is substantially complete, the survey involves precise field measurements compared against the approved design drawings to verify that what was built matches what was permitted. The result is a geometric plan—a legally binding cadastral document that forms the basis for occupancy approval and property registration.

Why is an as-built survey required in Slovakia?

Under Slovak building law, an as-built survey is mandatory for residential projects, building extensions, and any work that alters built area or land use. The requirement exists for three interconnected reasons. First, the building authority requires verified compliance with approved plans before issuing occupancy approval (kolaudačné rozhodnutie). Inspections and visual checks alone cannot certify exact setbacks, building coverage ratios, or finished floor elevations for flood compliance. Second, the geometric plan serves as the authoritative document for cadastral registration, which is the final administrative step that secures ownership in the national land registry. Third, the survey protects both the builder and future owners by creating an independent, certified record of what was actually built—a safeguard against disputes over property boundaries, easements, or compliance status.

Under the new Building Act 25/2025 (effective April 1, 2025), these requirements remain in force. While the 2025 reform streamlined permitting procedures by merging zoning and construction workflows, the post-construction verification process, including as-built surveying, continues to be essential for occupancy and registration.

How does an as-built survey differ from other surveying disciplines?

An as-built survey differs from a geodetic survey in scope and timing, though both are geodetic work. A geodetic survey is a broader discipline encompassing site measurements for design, boundary surveys, and large-scale mapping. An as-built survey is specifically the post-construction phase: it documents existing conditions after building is complete. It differs from a boundary survey (which defines property lines) and from a topographic survey (which maps terrain features before construction). The as-built survey is also distinct from a construction progress survey; while progress surveys verify work during construction phases, the as-built survey is the final, legally binding measurement that underpins occupancy approval and registration. Only the as-built survey can be used as the basis for the cadastral survey plan (geometric plan) that enters the building into official records.

When should an as-built survey be conducted?

Timing is critical. The survey must be scheduled after construction reaches substantial completion—meaning the building is weathertight, structural work is finished, and interior fit-out is complete enough that final dimensions can be accurately measured. Scheduling too early risks having to re-survey if final work alters dimensions; scheduling too late delays occupancy approval. Best practice is to request the survey two to three weeks before planned occupancy inspection. This window allows time for the surveyor to conduct fieldwork, process measurements, prepare the geometric plan, and submit it to the building authority. If the survey reveals non-compliance, there is still time for the contractor to make corrections before occupancy approval is demanded. Delays in conducting the as-built survey can postpone occupancy approval indefinitely, halting project closeout and delaying the property owner's ability to move in or assume operational use.

What does an as-built survey document?

The as-built survey captures the as-built state of the property through precise field measurements. Table 1 outlines typical documentation scope:

The surveyor also compares the actual measurements to the approved building permit drawings, noting any discrepancies. Minor deviations (typically within 5–10 cm for residential work) may be acceptable; significant deviations require correction or formal waiver before occupancy approval.

How does an as-built survey affect cadastral registration?

The as-built survey is the bridge between occupancy approval and final property registration. Once the building authority issues occupancy approval based on the geometric plan, the property owner uses that same geometric plan to apply for cadastral registration with the Land Registry Office. The geometric plan, derived from the as-built survey, becomes the official record of the building in the national cadastre of real estate. This registration is the final step that confirms ownership, establishes the building's permanent legal status, and makes it a mortgageable, saleable asset. Without cadastral registration—which cannot proceed without an as-built survey—the property cannot be financed, sold, or transferred. The survey thus serves as the essential link between construction completion and legal finality.

Timeline Table 2 illustrates how the as-built survey fits into the broader building-to-registration sequence:

What are common misconceptions about as-built surveys?

One widespread misconception is that contractors or builders can prepare an as-built survey. Under Slovak law, only licensed surveyors (geodeti) are qualified to produce a survey that will be accepted for occupancy approval and cadastral registration. Contractor-prepared sketches or measurements, while useful for internal project management, have no legal standing and will be rejected by the building authority. A second misconception is that as-built surveys are optional if the project is built carefully to specification. Statutory law makes them mandatory; even if construction appears to comply perfectly, the survey is legally required. A third misconception is that the survey can be conducted years after occupancy. In practice, it must be completed before occupancy approval is issued; attempting to register a property in the cadastre without the geometric plan will result in rejection or demands for retrospective surveying, which becomes more difficult and costly once the site is occupied. Finally, some believe that as-built surveys are an unnecessary expense that can be eliminated. In reality, the modest cost of the survey (typically €800–€1,500 for a family home) is far less than the legal and financial consequences of proceeding to occupancy and registration without proper documentation.