If you’re planning to put up a building in Ghana, let’s say, a house, shop, or office, you need to follow the rules. These rules are called building regulations or codes, and they exist to keep people safe, protect the environment, and ensure developments are well-planned.
Skipping these rules can cost you money, time, or even lead to a demolition. So, let’s walk through the key things every builder or investor should know about construction regulations in Ghana.
You need a Building Permit—Always
This is the first and most important rule. Before you start digging or laying blocks, you must get a permit from the local assembly. The Accra Metropolitan Assembly lists two types of permits: the development permit and the building permit.
Development Permit
This is a permission in writing which authorises a developer to carry out development per the conditions specified in the permit. These conditions may include zoning, planning standards and structural conditions of a proposed development.
Building Permit
It allows the construction of buildings or any structure to proceed. It’s, however, subject to compliance with the building code. This permit relates to how a building is erected and focuses specifically on key indicators like structural stability, fire resistance, and weather resistance, among others.
When Do You Need a Permit
Essentially, when you want to put up any structure, you need a permit. Per Ghanaian law (Act 480, Section 48; Act 936), you need a building permit when you want to:
- Erect any building or structure (except those excused by law)
- Make alterations or renovations to an existing building.
- put up a temporary structure or fence erected around a building or construction site
- Change use of structure (rezoning)
- Subdivide or merge plots
- Extend time for construction—issued development or building permits have a 5-year validity period; extension is available for persons who need extra time for the project.
- Put up temporary structures—these are not permanent and are renewable every 6 months.
- Regularise an existing building that does not have a permit.
- Extend an existing building
- Demolish any structure.
That’s a tall list! It covers every kind of construction or building you want to undertake and includes planning permissions where developer proposals may vary from those accepted by local authorities.
These permits, in essence, show that your building plan meets zoning rules, follows local layout plans, and matches the official building codes in Ghana. Without this permit, your project is illegal. Yes! Even if it’s on your land.
So, what would you need to get a building permit in Ghana? Here are the requirements:
- Submit your full set of applications to the Physical Planning Department
- Attach the completed land ownership document from the Lands Commission
- Attach four copies of architectural drawings signed by a certified architect.
- Attach four copies of structural drawings signed by an engineer.
- Proposed development must conform to the zoning status
- A certified soil test report
- Fire-certified report, including drawings from the Ghana National Fire Service
- Environmental Protection Agency Permit
- Structural integrity report in case construction development has already commenced or is completed
If it’s an organisation, local authorities also require your Business Registration Certificate, Business Operating Permit, and a current property rate payment (for existing buildings).
Quick Tip: When getting a building or development permit, don’t just submit the form. Work with an architect or engineer who understands the permit process and local laws.
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Follow the zoning laws
You must understand that not every area is meant for every type of building. Zoning decides what kind of development is allowed in a particular location. The Land Use and Spatial Planning Authority has specified all zoning guidelines and planning standards to guide every developer.
For example, residential areas are for homes, not factories; commercial zones are for offices, shops, and banks. Likewise, mixed-use areas allow both homes and small businesses.
If you build a house in an area zoned for warehouses, authorities can stop the project. That’s why understanding zoning is a key part of developer guidelines in Ghana.
Your Building Must Meet Ghana’s Construction Standards
This is where the Ghana building code comes in. These codes are official rules that guide how buildings should be designed and built.
They cover things like the strength of foundations and roofing, drainage systems, fire safety, and earthquake resistance, especially in places like Accra, which is in a seismic zone.
These standards help avoid building collapse, flooding, and other risks. They also ensure your project is safe for people to live or work in.
Environmental Permits May be Required
Some types of developments need approval from the Environmental Protection Agency (EPA). These permits are usually for bigger projects like apartment blocks, shopping malls, hotels, and factories.
You’ll be asked to do an Environmental Impact Assessment (EIA) to show how your project will affect the land, water, and nearby communities. This step is a big part of construction regulations in Ghana, and skipping it can delay your project or lead to fines.
Respect Utility Setbacks and Public Lands
Every building must stay a safe distance from electricity poles, water pipelines, roads, and drains, as well as rivers and lagoons.
This is called a setback. It keeps your building safe and prevents you from blocking public infrastructure. If you build too close to a road or power line, authorities can pull it down, whether or not you have a permit.
So, when planning your layout, ask about setback rules in your area. They’re a key part of developer guidelines in Ghana.
You Must Register Your Land
There’s no two ways about this! Before building, make sure your land is properly registered with the Lands Commission. That it’s free from litigation or disputes and that it’s marked with site plans.
If you don’t register your land, you may struggle to get a permit. Worse, someone else could claim ownership.
Many developers in Ghana lose money by building on land without proper documents. Avoid this. Always do a land search before starting any project.
Supervision is Required by Law
You can’t just hire any mason or carpenter and start work. According to the law, a qualified architect or engineer must supervise your project. This ensures that the work matches the approved design, the materials are safe and strong, and all building stages follow proper steps.
This is not just about ticking boxes; it’s about safety and quality. In the event of a collapse or issue, authorities will ask: Who supervised the job?
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You’ll be Inspected Multiple times
Once you get your building permit, the local assembly will inspect your site during construction. They check for proper foundation, drainage and plumbing, roofing and ventilation, as well as structural strength.
These checks happen at different stages: during foundation, lintel, roofing, and completion. If something isn’t right, they can stop the project until you fix it.
You Need a Completion Certificate
By law (Regulation 10-7 L. I. 1630, Act 925, Section 161), you must apply for a Certificate of Completion for Habitation after building. This shows the authorities that the building was done properly, that it matches the approved plan, and that it’s safe for people to live or work in.
Without this certificate, you may not be able to sell or rent the property officially. Some banks and buyers ask for it before they agree to a purchase.
Conclusion
Ghana’s building rules may seem like a lot, but they exist for good reason. They protect your investment, the environment, and the people who will live or work in your building.
So, if you’re planning any construction project, be sure to understand the building codes in Ghana, follow the construction regulations, and stick to the official developer guidelines. You’ll save yourself stress, money, and possible court issues.
And if you’re unsure, talk to a professional: an architect, land surveyor, or planner. It’s always better to do things the right way from the start.