Building works
Submitting building plans in Hong Kong: approval and consent
Building plans for private building works go to the Building Authority through an Authorized Person you appoint. Here is when plans are needed, the forms, the 60-, 30- and 28-day limits, and what BD’s curtailed check means.
At a glance
- Who submits
- Authorized Person, with RSE and RGE where needed
- Main forms
- BA5 plans, BA8 consent, BA10 contractor
- First submission decision
- Within 60 days
- Resubmission decision
- Within 30 days
- Consent to commence
- Issued or refused within 28 days
Building plans for private building works in Hong Kong go to the Building Authority through the Buildings Department (BD). As an owner you do not file them yourself. BD says anyone intending to carry out building works must appoint an Authorized Person (AP) and, where necessary, a Registered Structural Engineer (RSE) to prepare and submit the plans for approval. Approval of plans and consent to start work are normally separate applications, and a first submission is decided within 60 days. Many jobs inside a flat need no plans at all, so check that first.
Do you need to submit plans?
| Kind of work | Route |
|---|---|
| Works inside a building that do not involve its structure and are not designated minor works, such as plastering, laying tiles, or repairing or replacing sanitary fitments | Exempted works. No prior approval or consent, and no need to appoint prescribed professionals or contractors |
| Works designated as minor works | The Minor Works Control System, with simplified submissions |
| Works involving the structure, such as removing a structural wall, beam or column | Appoint an AP and an RSE, and submit building plans for approval |
| A new building | A full set of prescribed plans, then an occupation permit at the end |
BD’s FAQ on alteration and addition works in domestic premises adds that, as long as the works do not involve the structure, replacing or relocating a door (except one involving a staircase and its protected lobby) or adding a metal gate outside the entrance is exempted building work.
Who prepares and submits the plans
- Authorized Person. Prepares and submits the building plans.
- Registered Structural Engineer. Appointed where the works involve structural elements.
- Registered Geotechnical Engineer. Appointed for the geotechnical elements of building works.
- Registered contractor. Appointed to carry out the works. The appointment is notified to BD on Form BA10.
Our guide to the professionals the Buildings Ordinance requires sets out how the roles fit together.
Types of plans
BD’s new building works page says a development project involves several types of prescribed plans, such as general building plans, foundation plans, superstructure plans, site formation plans, drainage plans, demolition plans, and excavation and lateral support plans. Not every project needs every type. BD also publishes guidelines for using Building Information Modelling (BIM) in statutory submissions.
The main forms
| Form | What it is |
|---|---|
| BA5 | Application for approval of plans of building works and/or street works, and certificate of preparation of plans |
| BA8 | Application for consent to the commencement and carrying out of building works or street works |
| BA10 | Notice of appointment of registered contractor, notice of commencement of building works or street works, and undertaking by registered contractor |
All three are on BD’s forms page for new building works and alteration and addition works.
Step by step, with the time limits
- Check the route. Use the table above. If the works are exempted or minor works, this process does not apply.
- Appoint the professionals. Appoint an AP, and an RSE and RGE where the works need them. Check each name on the Buildings Department registers.
- Plans go in. The AP submits the plans with Form BA5. BD uses a centralised processing system: interested government departments are consulted and the Building Authority collates their comments within the time limits for processing building plans.
- Decision on the plans. The Building Authority approves or disapproves a first submission or major revision within 60 days, and a resubmission within 30 days.
- Consent to start. A separate application on Form BA8. Consent is issued or refused within 28 days.
- Appoint the contractor and start. The registered contractor’s appointment and the start of works are notified on Form BA10. Check the contractor on the matching contractor register too.
What the curtailed check means
For general building plans, superstructure plans and drainage plans, BD has adopted a curtailed check system that looks at fundamental issues only. For superstructure plans, for example, BD checks the master framing plans, notes, design loads, design methods, material standards, design codes and fire resistance rating requirements of structural elements. For drainage plans, it checks the disposal system, the underground drain layout and access for maintenance or repair. Other plan types, such as demolition, site formation, foundation and excavation and lateral support, have their own lists of items. The detail is in practice note ADM-19.
An approval therefore does not mean BD has checked every detail of the plans. Ask your AP how the rest of the design is being checked for compliance.
Common mistakes
- Treating a structural change as renovation. Removing a structural wall, beam or column needs an AP, an RSE and approved plans.
- Starting on approval alone. Approval and consent are separate applications. Approved plans alone do not let work begin.
- Assuming everything inside a flat is exempt. Exempted works must not involve the structure and must not be designated minor works.
- Checking the firm instead of the person. AP, RSE and RGE registrations belong to named people.
Our architecture directory lists practices from their own websites. It is not a submission portal, and a listing is not a Buildings Department appointment. ranked.hk is not the Buildings Department, and this guide is not legal advice.
Questions people ask
Can I submit building plans myself as the owner?
No. The Buildings Department says anyone intending to carry out building works must appoint an Authorized Person and, where necessary, a Registered Structural Engineer to prepare and submit building plans for approval. You appoint them, and they deal with the Building Authority.
How long does the Buildings Department take to approve building plans?
The Building Authority approves or disapproves first submissions and major revisions within 60 days, and resubmissions within 30 days. Consent to start the works is a separate application, issued or refused within 28 days.
Do I need approved plans to renovate my flat?
Not for exempted works. Works inside a building that do not involve its structure and are not designated minor works, such as plastering, laying tiles or replacing sanitary fitments, need no prior approval or consent. Works involving the structure, such as removing a structural wall, beam or column, need an Authorized Person and a Registered Structural Engineer and approved plans.
What is the difference between plan approval and consent?
Approval is the Building Authority’s decision on the plans, applied for on Form BA5. Consent is permission to start and carry out the approved works, applied for on Form BA8. They are normally separate applications, so approved plans alone do not let work begin.
What is the Buildings Department’s curtailed check?
For general building plans, superstructure plans and drainage plans, the Buildings Department checks fundamental issues only. Approval therefore does not mean every detail of the plans was checked.