Architecture & plans: the basis of every real estate project
The architect is the first link in a successful real estate project. He or she is responsible for designing the plans, coordinating the technical documents and filing the necessary applications for the various permits. This is the basis on which the entire administrative procedure is built.
The ground plan is the starting point: it’s an aerial view of the cadastral parcel showing the current state of the land and the projected state after construction. It shows existing or planned buildings, accesses, facilities, networks, plantings and all the data required to understand the project. The architect then draws up the layout plan, which takes into account any constraints linked to roadways, regulatory setbacks or the integration of new infrastructures.
In addition to technical aspects, the architect designs volumes, defines the organization of spaces, chooses materials and ensures compliance with town planning documents. He can also submit a request for a derogation if certain rules require adaptation.
Here’s a concrete example: let’s imagine a project to build 22 200 m² villas with swimming pools on individual 700 m² plots, spread over a 20,000 m² plot. The architect will draw up the overall layout, layouts, access roads, setbacks and green spaces, and coordinate all the technical documents required for the submission of permit applications.
Certificat de conformité and permis d’habiter: final validation of the project
The certificate of conformity and the building permit are issued once the work has been completed in accordance with the authorizations granted. The owner submits an application to the president of the local council, accompanied by the plans referred to “ne varietur”, a copy of the building permit and, if applicable, certificates from the architect or design office.
A commission visits the site within a week of the application to check that the project is in order. It draws up a report attesting to the project’s conformity, or issues remarks to be corrected. In the event of a positive opinion, the building permit or certificate of conformity is issued within a maximum of 30 days.
A word of caution: remarks of non-conformity are frequent when modifications have been made during the course of construction without the submission of an amending plan. This can lead to significant delays, or even a temporary refusal to issue a building permit.
Building permit: the key element in your file
Planning permission is a mandatory step in any real estate project, whether for a single-family home, a building, a subdivision or a facility. The file must include
- Ten sets of plans signed by the architect
- Copy of C.I.N. or identity card
- Company bylaws, if any
- Original certificate of ownership and legalized copies
- Cadastral maps
- Project information sheet
- Information note issued by Agence Urbaine
- Data sheets (fire department, public property tax, etc.)
- Legalised architect’s contract
- Site notebook
In the event of modifications to the project, a dossier de plan modificatif must be submitted, with plans colored according to the agreement (yellow for demolition, red for construction). The statutory deadline for obtaining a building permit is 60 days, but this can be extended if documents are missing or if a commission requests additional information.
Practical tip: anticipate the administration’s requests by checking with your architect that each document conforms before submission. Most delays are caused by incomplete files or errors in cadastral plans.
Building permits: an essential step before occupancy
For all residential buildings, a building permit is required before you can move in or use the property. The procedure is similar to that for a certificate of conformity: submit an application, the relevant plans, a copy of the building permit and a discharge for occupancy of the public domain. Certificates of completion may also be required.
The commission carries out an on-site visit, then draws up a report. If everything is in order, the building permit is issued within an average of 30 days. If not, technical remarks will have to be corrected.
Subdivision permits: for the creation of building plots
A subdivision permit is required for any operation involving the division of land for building purposes. The file must include the application addressed to the president of the local council, ten sets of plans for the project, an information note from the Agence Urbaine, a cadastral plan and a certificate of ownership.
After approval, additional technical documentation is required (fire survey, sewerage plan, street lighting plan, telecom plan). A fee equivalent to 4% of the total cost of the equipment must be paid (75% before authorization, 25% before provisional acceptance).
Average lead time: 3 to 6 months, depending on the complexity of the project.
A word of caution: make sure that the layout plan and access routes are validated prior to submission. The absence of access or failure to respect setbacks often results in refusal.
Morcellement authorization: dividing a property into several titles
When a property is owned by several co-owners who wish to divide it up, they must apply for a parcelling authorization. This operation transforms a single land title into several individual parcel titles.
The file includes an application, ten sets of plans signed by an architect and a surveyor, a certificate of ownership, a cadastral map and the company’s articles of association, if applicable. After validation, a tax of 4% of the market value of the plots is due.
Practical tip: it’s essential that plans conform to cadastral regulations and that property boundaries are perfectly defined. Any topographical error can hold up the operation for several months.
Average lead times and tips for a successful project
- Building permit: 60 days minimum, often 2 to 3 months in practice
- Building permit / certificate of conformity: 30 days
- Subdivision permit: 3 to 6 months depending on the size of the project
- Splitting: 2 to 4 months
- Obtaining land title after construction: 8 to 10 months on average
Practical points to watch out for: check that architectural plans are consistent with cadastral documents, make sure you have the most recent information memo, and anticipate delays related to technical commissions, which are often longer than officially indicated.
Conclusion: professional support is the key to success
The success of a real estate project in Morocco depends on mastering administrative procedures, anticipating deadlines and ensuring the conformity of technical documents. Calling on the services of an experienced architect and qualified partners (surveyor, design office, notary, lawyer) is essential to avoid bottlenecks and secure your investment. A well-prepared project is one that moves ahead quickly and without unpleasant surprises.