Construction Permit and Certificate of Occupancy
What they are and Why they Matter
A Construction Permit legally authorizes building works (new build, extension, structural alterations) after technical review of building plans by the building authority. In Maseru, this is the Maseru City Council (MCC) – Building Control; in other districts, apply to the relevant local authority/planning office. You must also obtain a Certificate of Occupancy after completion to lawfully use the building. Official step-by-step guidance is available on the Maseru City Council – Construction Permit e-Portal.
A Quick Snapshot:
| Legal authority | Actors | What it means | Outcome |
| Building Control Act, 1995 (see LesLII) | MCC Building Control (Maseru) or other local building authorities | Councils issue building permits (before works) and certificates of occupancy (post‑completion) for buildings constructed to approved plans and standards. | Receive a permit with conditions before building and an occupancy certificate after final inspection. |
| Town and Country Planning Act, 1980 (see LesLII) | Planning authorities | ‘Development’ of land (buildings/engineering works or change of use) requires planning permission/approval. | Planning compliance sits alongside the building permit. |
| Land Regulations, 2011 (see LesLII) | Planning authority / Commissioner of Lands | Lessees submit site & building plans for approval before development; drainage/sewer connections as required. | Plan approvals and service connections are prerequisites/conditions alongside the permit. |
| Maseru City Council – Construction Permit e-Portal. | MCC + utilities (WASCO, LEC), Fire | Typical flow: apply, document checks, fees/invoice, technical reviews/clearances, permit issued; on completion, request inspection → occupancy certificate. | Digitized, trackable workflow; occupancy follows a successful final inspection. |
Process, Required Documents, and Where to Apply
| Step & process | Required documents (typical) | Where to apply / contacts |
| Step 1: Pre‑application check, confirm zoning/land rights, whether your works count as development, and which reviews apply (planning, EIA, services). | Lease/land rights; cadastral/site plan; concept/architect’s brief; EIA clearance if scheduled. | MCC Building Control (Maseru) or your district planning/building office. See e‑Regulations Construction Permit steps. |
| Step 2: Lodge construction‑permit application* on Maseru City Council – Construction Permits e-Portal – create an account if a portal is available, upload plans, and submit. *Use physical applications in other districts. | Architectural drawings; structural calculations; site plan; proof of land rights; utility layouts as requested. | Local building authority (MCC or district). |
| Step 3: Document check & invoicing – records clerk checks completeness; invoice based on project attributes. | Corrected drawings (if bounced); payment of permit fees per tariff. | Local building authority (MCC or district). |
| Step 4: Technical reviews & clearances – planning/building code review; water/sewer (WASCO), power (LEC), Fire where required. | Finalized plans; utility clearances; responses to reviewer comments. | MCC internal routing + WASCO/LEC/Fire as applicable. |
| Step 5: Construction Permit issued – with conditions; start within the validity window. | Acceptance of permit conditions; display permit on site if required. | Building authority issues permit (download/collect). |
| Step 6: Inspections during works – call‑outs at key stages; submit variations for approval if design changes. | Site diary; inspection requests; revised drawings for variations. | Building inspectors (MCC/district). |
| Step 7: Completion & Occupancy Certificate – notify completion; final inspection; if compliant with approved plans & safety, occupancy certificate is issued. | As‑built drawings (if required); copy of construction permit; ID; utility completion letters where applicable. | Issued by the building authority. See e‑Regulations – Occupancy Certificate steps. |
Key Validity and Conditions
- Start works within the permit validity window (permits can lapse if works do not commence in time; extensions may be requested in writing).
- Build to the approved plans; submit and obtain approval for any variations that affect structure, safety, or compliance.
- Do not occupy the building before the Occupancy Certificate is issued; councils can revoke or enforce compliance for breaches.
Practical Notes for Investors
- Sequence the critical path: planning permission/EIA (if applicable) and utility clearances should be initiated early to avoid permitting deferrals.
- Use digital portals where available to track comments, upload revisions, and receive invoices/permits.
- Plan for the final inspection and occupancy timeline in your go‑live schedule; ensure contractor close‑out documents are ready.
Helpful Links