Building a house in Sri Lanka is a significant milestone in a sri Lankans life. It involves careful planning, obtaining the necessary approvals, and ensuring everything complies with Sri Lankan regulations. In this guide, we’ll explore the essentials of constructing a house in Sri Lanka, including legal documentation, planning considerations, and cultural influences on home design.
What Defines a House?
A house is a structure designed for people to live in, providing shelter and a space for daily activities. It can range from a modest hut to a complex building equipped with modern amenities such as plumbing, electricity, and air conditioning. Standard houses typically include:
Bedrooms: For rest and privacy.
Bathrooms: Equipped with basic sanitary facilities.
Kitchens: Designed for cooking and food storage.
Living Rooms: Spaces for social gatherings and relaxation.
Houses come in various styles and sizes, reflecting the cultural, environmental, and economic factors of a region. For instance, in Sri Lanka, houses often feature open verandahs, tropical architecture, and spaces that blend indoor and outdoor living.
Essential Documents for Building or Owning a House in Sri Lanka
When building or registering a house in Sri Lanka, having the correct legal documents is crucial. These documents not only confirm ownership but also ensure compliance with local laws and regulations. Below is a comprehensive guide to the key documents required and their significance.
1. Title Deed of the House
The title deed is one of the most important documents for any property. It serves as a formal record that confirms the ownership, interest, and rights to the property.
- Title: A legal term that establishes the lawful ownership of the property.
- Importance of Title: It showcases the property’s history and ensures its legal health.
- Pedigree Check: It is standard practice to verify the title history for 25 to 30 years through an independent lawyer or a trusted notary public.
The title deed acts as a safeguard against future disputes, making it a critical step before purchasing or constructing a house.
2. Certificate of Conformity (COC)
The Certificate of Conformity (COC) is an official approval certifying that the house meets the required safety, technical, and regulatory standards.
- Purpose: Ensures the house complies with the construction guidelines set by the local municipality.
- Importance: Without this certification, the property may not be eligible for certain legal processes or utility connections.
3. Approved Lot Plan of the Land
The approved lot plan is an official survey map that outlines the specific plot of land, as sanctioned by government authorities.
- Why It’s Necessary: Essential for verifying the boundaries of the land and completing the registration process.
- Who Approves It: The plan is typically prepared by a licensed surveyor and approved by the relevant authorities.
4. Certificate of Ownership
This document certifies the rightful owner of the house or property.
- Purpose: Essential for the registration process and to validate ownership.
- Where to Obtain It: Issued by the Assessment Department of the Municipal Council in the respective district or city.
5. Non-Vesting Certificate
The non-vesting certificate ensures that the property is not owned or reserved by the government or other entities.
- Significance: Crucial for the house registration process.
- Where to Obtain It: Available from the Municipal Council of the respective area.
6. Street Line Certificate
This certificate defines the property’s relationship to the street line and ensures it does not violate municipal construction rules.
- Purpose: Confirms the legal positioning of the property relative to the street.
- Issued By: The Local Pradeshiya Sabha (Divisional Council).
- Importance: Prevents potential municipal actions for violating street line regulations.
7. Extracts of the House
The extracts document provides the historical records of the land and property.
- Why It’s Essential:
- Verifies the land’s legal history.
- Confirms that the property has been listed in municipal records.
- Ensures the construction adheres to approved plans.
- Bank Requirements: Often requested by banks for mortgage or loan approvals.
- Pedigree Check: Extracts should cover at least 25 to 30 years.
8. Valuation Report
A valuation report estimates the property’s value as assessed by a licensed valuer.
- Purpose:
- Determines the property’s market value.
- Required for stamp duty payments during registration.
- Who Approves It: The Inland Revenue Department uses this value to calculate applicable taxes.
Step-by-Step Guide to Building Your House in Sri Lanka
Building your own house is an exciting journey, but it requires careful planning and compliance with local regulations. Once you’ve selected suitable land, the process can be broken into three main stages: Consultation and Planning, Obtaining Permits, and Construction. Below, we outline these steps in detail to help you navigate the process effectively.
1. Consultation, Planning, and Design
The first step in building your home is designing a plan that meets your needs and complies with local building regulations. Here’s how to get started:
Consult a Designer or Architect
- Hire a Recognized Professional: Look for a trustworthy architect or designer with good reviews and proven experience.
- Initial Consultation: During the first meeting, share your vision, including the house size, number of rooms, layout, and other requirements. The architect will provide suggestions and create a rough sketch based on your ideas.
- Street Line Guidelines: The architect will need details such as the street line regulations for your property.
Site Inspection
To design an accurate plan, the architect will visit your site.
- Measurements and Analysis: The architect or their team will take essential measurements and analyze the land to ensure the design fits.
- Finalize the Plan: Once the initial draft is ready, review it and request any necessary changes. After approval, the architect will provide the final housing plan.
2. Obtaining Permits
Before construction begins, it’s essential to get the necessary approvals and permits from local authorities.
Key Approvals
- Building Plan Approval: Submit the finalized plan along with the title deed, survey plan, and other documents to the divisional council for approval.
- Environmental Clearances: Depending on the location, you may need additional permits for environmental considerations.
- Tax Number: Once the divisional council approves your plans, obtain a tax number from the divisional secretariat.
Utility Applications
It’s a good idea to apply for water and electricity at this stage.
- Water Supply: Visit the Water Board with the necessary documents and submit your application.
- Electricity Connection: Submit the required forms to the Electricity Board to initiate the process.
3. Construction
With all the approvals in place, you’re ready to start building your home.
Selecting a Constructor
- Research: Look for experienced construction companies or individual contractors with a good reputation.
- Check Credentials: Review their previous work, references, and client testimonials.
- Obtain Quotes: Get detailed quotations to compare costs and services.
Sourcing Materials
- Discuss Requirements: Work with your contractor to determine the raw materials needed for walls, roofing, and other construction components.
- Ensure Quality: Insist on using high-quality materials and avoid cheap, substandard supplies. Quality materials ensure the durability and safety of your home.
Final Steps to Complete Your House Construction in Sri Lanka
Final Steps to Complete Your House Construction in Sri Lanka
Once the main construction work is underway, your focus shifts to ensuring everything is built to specification and finished to perfection. The completion phase includes quality control, final inspections, and adding the finishing touches to your new home. Here’s a breakdown of the steps to successfully complete your house in Sri Lanka.
1. Construction Process
- Excavate the Site and Lay the Foundation: The first step is to prepare the land, ensuring a solid foundation for your house.
- Build the Structure: Construct the walls, roof, and floors according to the architectural plans and specifications.
- Install Utilities: Set up essential services like plumbing, electrical wiring, and other utilities to ensure your home is fully functional.
- Interior and Exterior Finishing: Complete the interior and exterior by adding paint, tiles, fixtures, and fittings. These final touches bring the design to life.
2. Quality Control and Inspections
Throughout the construction process, regular inspections are crucial to ensure that the work aligns with the approved plans and specifications.
- Monitor Progress: Conduct periodic checks to verify that the work is on track and meets safety and quality standards.
- Identify Defects: If any issues arise, address them immediately to avoid delays or problems later on.
3. Hiring Skilled Labor
To ensure the quality of construction, it’s essential to hire experienced and skilled laborers for various tasks.
- Masons for brickwork and stone structures.
- Carpenters for woodwork, doors, and windows.
- Electricians to handle electrical installations safely.
- Plumbers to ensure the correct setup of water and sewage systems.
- Other Skilled Workers may be needed for specialized tasks like tiling, plastering, and painting.
4. Completion and Handover
Once the construction is finished, it’s time for the final steps before officially calling your house complete.
- Final Inspection: Conduct a thorough inspection to ensure no defects or unfinished work remain.
- Obtain a Completion Certificate: After the final inspection, request a completion certificate from the local authorities, which confirms that the house meets all safety and regulatory standards.
- Handover: Once the certificate is obtained, the keys are handed over, and you can take possession of your new home.
References