Building Works Permit Application (Hong Kong)

A Building Works Permit Application in Hong Kong sets out the particulars an applicant must provide to obtain the approval concerned.

The Buildings Ordinance (Cap. 123) is the primary statute governing building construction and safety in Hong Kong. Enacted in 1955 and substantially amended over subsequent decades, Cap. 123 establishes a thorough regulatory framework administered by the Buildings Department. The BD's statutory mandate includes: approving building plans and issuing occupation permits; enforcing building safety through inspection and prosecution; managing the Authorised Person (AP) Register; regulating minor works under Cap. 123N; administering the Mandatory Building Inspection Scheme (MBIS) under Part VIA of Cap. 123; and taking enforcement action against dangerous buildings and unauthorised building works (UBWs).

A Building Works Permit Application covers several regulatory pathways under Cap. 123. For major building works — new construction, major A&A works, or demolition — the application takes the form of a building plans submission under Section 14 of Cap. 123, made by a registered Authorised Person (AP) through the BD's electronic Plans Approval System (ePlan). For minor works under Cap. 123N, the application takes the form of a prescribed notification submitted by a registered minor works contractor or qualified professional before commencement of the minor works. The BD distinguishes between Class I, II, and III minor works under Cap. 123N, with progressively simpler notification requirements for lower-risk works.

The Buildings Department processes building works permit applications in consultation with other government departments: the Fire Services Department (FSD) reviews fire safety provisions; the Drainage Services Department (DSD) reviews drainage connections; the Electrical and Mechanical Services Department (EMSD) reviews energy efficiency compliance under the Building Energy Efficiency Ordinance (Cap. 610); and the Water Supplies Department reviews plumbing arrangements. The BD aims to process straightforward full building plan submissions within 60 days of receipt of a complete application.

Forms-legal.com provides a Hong Kong Building Works Permit Application template designed to help building owners and their professional advisers prepare the cover letter and application documentation required for submissions to the Buildings Department under the Buildings Ordinance (Cap. 123).

A Hong Kong Building Works Permit Application is required whenever a building owner or developer proposes to carry out works that require formal Buildings Department approval under the Buildings Ordinance (Cap. 123).

New building construction of any scale — residential, commercial, industrial, or institutional — requires a full building plans submission under Section 14 of Cap. 123 before any works commence on site. The submission must be made by a registered Authorised Person (AP) appointed by the building owner. No exemption from this requirement exists for small new buildings, except for certain minor temporary structures covered by specific government permits.

Major alterations and additions to existing buildings — including adding floors, constructing rooftop structures, enlarging windows, converting usage from industrial to commercial, or carrying out substantial internal works affecting load-bearing elements — require BD plan approval. Property owners in Hong Kong planning significant renovation works should consult an AP at the outset to determine whether a full building plans submission or the minor works scheme applies.

Demolition of existing buildings in Hong Kong requires a building works permit under Section 14 of Cap. 123. The demolition plan must address structural stability during demolition, protection of adjoining properties, dust and noise management, and disposal of demolition waste in accordance with the Waste Disposal Ordinance (Cap. 354).

Owners of buildings covered by the Mandatory Building Inspection Scheme (MBIS) under Part VIA of Cap. 123 — applicable to buildings aged 30 years or above — must arrange for qualified inspections and carry out required repair works certified by a registered inspector. Significant repair works under the MBIS programme may require a building works permit.

Changes of use of premises — converting a domestic building to a hotel, an industrial building to offices, or a car park to retail — typically require BD plan approval because the new use has different fire safety, means of escape, ventilation, sanitary fitment, and structural loading requirements.

Installation of new lifts, escalators, or building services installations that require structural modifications to the building also require a building works permit submission, coordinated with the BD and the relevant specialist departments.

A Hong Kong Building Works Permit Application must contain the following key elements to constitute a complete and valid submission to the Buildings Department under the Buildings Ordinance (Cap. 123).

Applicant and Owner Details: The full legal name and address of the building owner, and the AP's name, registration number on the BD's AP Register, professional qualification (registered architect under Cap. 408, registered engineer under Cap. 409, or registered surveyor under Cap. 417), and contact details. For corporate owners, the Companies Registry registration number must be stated.

Site and Building Identification: The full address of the site, the government lot number and lot type (Crown Lease, Block Government Lease, or New Grant), and — for existing buildings — the building's name, age, number of storeys, and current use.

Description of Proposed Works: A clear description of the nature of the proposed building works — new construction, alteration and addition, demolition, change of use, or regularisation of existing UBWs. The statutory basis for the application (typically Section 14 of Cap. 123) should be stated.

Building Plans: Architectural drawings prepared by the AP, including site plans, floor plans, elevations, and sections drawn to the required scales. Plans must show all dimensions, GFA calculations, means of escape provisions under the BD's Code of Practice, and structural elements. For electronic submissions via ePlan, plans must be in the BD's prescribed digital format.

Structural Submissions: Structural plans, calculations, and the RSE's certification of structural adequacy under the Building (Construction) Regulations (Cap. 123B), if structural works are involved.

Fire Service Installation Plans: FSI plans compliant with the Code of Practice for Minimum Fire Service Installations, prepared by a registered FSI contractor, reviewed by the Fire Services Department.

Drainage Plans: Plans showing drainage connections compliant with the Building (Standards of Sanitary Fitments, Plumbing, Drainage Works and Latrines) Regulations (Cap. 123I).

Energy Efficiency Assessment: For applicable commercial buildings, an energy efficiency assessment under the Building Energy Efficiency Ordinance (Cap. 610) demonstrating compliance with the Building Energy Code issued by EMSD.

Fee Payment: The prescribed BD plan checking fee calculated in accordance with the Third Schedule to the Building (Administration) Regulations (Cap. 123A), based on the gross floor area of the proposed works. Appeals against BD decisions lie to the Appeal Tribunal (Buildings) under Section 44 of Cap. 123 within 56 days of the disputed decision.

AP Certifications: The AP's certification that the submitted plans comply with the Buildings Ordinance and all applicable regulations, and the AP appointment letter from the building owner. Forms-legal.com provides this Building Works Permit Application template in PDF and Word format for use by APs and building owners.

Obtaining a Building Works Permit from the Hong Kong Buildings Department (BD) under Section 14 of the Buildings Ordinance (Cap. 123) involves assembling professional submissions before any works commence on site. Work through the following steps to prepare and file a complete application.

1. Appoint an Authorised Person (AP). Building works permit applications in Hong Kong must be submitted by an AP registered on the BD's AP Register — a registered architect under the Architects Registration Ordinance (Cap. 408), registered engineer under the Engineers Registration Ordinance (Cap. 409), or registered surveyor under the Surveyors Registration Ordinance (Cap. 417). Where structural works are involved, a Registered Structural Engineer (RSE) must also be appointed. Formalise the AP's appointment in writing before any design work begins.

2. Determine the applicable regulatory pathway. Assess whether the proposed works qualify as minor works under the Building (Minor Works) Regulation (Cap. 123N) — classified into Class I, II, or III based on complexity and risk — or require full building plan approval under Section 14 of Cap. 123. Minor works use a simplified notification and registration scheme; major works require full plan submission. Misclassifying major works as minor is an offence under Cap. 123.

3. Prepare building plans and supporting submissions. The AP prepares architectural drawings — site plan, floor plans, elevations, and sections — to BD-prescribed scales, showing dimensions, gross floor area calculations, means of escape provisions, and structural elements. Where required, the RSE prepares structural plans, calculations, and the certification of structural adequacy under the Building (Construction) Regulations (Cap. 123B). Fire service installation plans compliant with the Code of Practice for Minimum Fire Service Installations must be prepared for review by the Fire Services Department. Drainage plans compliant with the Building (Standards of Sanitary Fitments, Plumbing, Drainage Works and Latrines) Regulations (Cap. 123I) must also be included.

4. Complete the application cover letter and BD forms. State the full legal name and address of the building owner, the site address, the government lot number, the nature of the proposed works, and the statutory basis for the application (Section 14 of Cap. 123). For corporate owners, state the Companies Registry registration number. The AP certifies that all submitted plans comply with the Buildings Ordinance and all applicable regulations.

5. Calculate and pay the plan checking fee. Fees are calculated in accordance with the Third Schedule to the Building (Administration) Regulations (Cap. 123A), based on the gross floor area of the proposed works. The BD periodically revises the fee schedule — confirm the current rates directly with the Buildings Department before submission. Additional fees may be payable to the Fire Services Department, Drainage Services Department, and Electrical and Mechanical Services Department.

6. Submit through the BD's electronic Plans Approval System (ePlan). The AP uploads the full submission — plans, calculations, certifications, and the cover letter — in the BD's prescribed digital format. The BD aims to process straightforward full submissions within 60 days of receiving a complete application. Incomplete submissions are returned with a deficiency notice.

7. Notify the BD at least 14 days before commencement of works. After plan approval, the AP must serve a commencement notice on the BD at least 14 days before any works begin on site, using the prescribed form under the Building (Administration) Regulations.

8. Certify completion and obtain the Occupation Permit. On completion, the AP certifies the works conform to the approved plans and applies for an Occupation Permit under Section 21 of Cap. 123. Works carried out without the required permit, or deviating from approved plans, constitute unauthorised building works (UBWs) subject to enforcement orders under Section 24 of Cap. 123 and fines of up to HK$400,000 under Section 40 of Cap. 123. Appeals against BD decisions lie to the Appeal Tribunal (Buildings) under Section 44 of Cap. 123 within 56 days of the disputed decision. Retain all approved plans, BD correspondence, and completion certificates permanently as part of the building record.