Building Permits in Ghana: Do You Need One and How to Get It

Ghana's construction sector has a widespread problem: buildings going up without valid permits. Some estimates suggest 60–70% of buildings in many Ghanaian cities were built without planning permission. The short-term convenience of skipping the permit process creates serious long-term problems for property owners.

Do You Need a Building Permit?

Under the Local Government Act and building regulations, you need a building permit before beginning construction of:

• Any new residential building
• Extensions or additions to existing buildings beyond minor works
• Change of use of an existing building (e.g., converting residential to commercial)
• Demolition of a structure
• Erection of boundary walls, gates, and fences above a specified height

Minor works (repairs, repainting, small internal alterations) generally don't require permits — but check with your local authority.

Who Issues Building Permits?

Building permits are issued by the relevant local government authority:

• Accra: Accra Metropolitan Assembly (AMA) — Building Inspectorate
• Kumasi: Kumasi Metropolitan Assembly (KMA)
• Other cities: The relevant Metropolitan, Municipal, or District Assembly (MMDA)

In areas outside urban centres, the District Assembly is the relevant authority.

What You Need to Apply

• Completed application form (from the assembly)
• Site plan / survey plan of the land
• Architectural drawings of the proposed building (prepared by a licensed architect or engineer)
• Structural drawings (for multi-story buildings)
• Proof of land ownership (title deed, allocation letter, or lease)
• Environmental Impact Assessment (for large developments)
• GWCL (water) clearance in some areas

The Application Process

1. Submit complete application to the assembly's building permits office
2. Assembly examines plans for compliance with zoning, setbacks, height limits, and structural standards
3. Site inspection by building inspectors
4. Approval issued (with conditions) or rejection with reasons
5. Pay permit fees
6. Receive permit certificate before construction begins

Timeline: typically 2–8 weeks in metropolitan assemblies; longer in smaller districts.

Costs

Permit fees are set by each assembly and vary by building size and type:

• Small residential (1–2 bedrooms): GHS 500–1,500
• Medium residential (3–4 bedrooms): GHS 1,500–5,000
• Large residential or commercial: GHS 5,000–50,000+
• Architect/engineer fees for drawing preparation: GHS 3,000–15,000

Consequences of Building Without a Permit

• Stop work order: The assembly can halt construction immediately
• Demolition order: The assembly can require demolition of the entire structure at your cost
• Fines: Substantial fines under the building regulations
• Mortgage problems: Banks will not mortgage a property without valid permits
• Sale problems: Buyers' lawyers will flag the missing permit — making resale difficult
• Insurance: Insurance may be voided for property without permits

Regularisation: Can You Fix It After the Fact?

Yes — assemblies have regularisation processes for buildings constructed without permits. You apply retroactively, the building is inspected for compliance, and you pay regularisation fees (which are typically higher than regular permit fees as a penalty). If the building doesn't meet standards, you may need to modify or demolish parts of it.

Use our free Land Deal Risk Check before buying any property — including checking for permit status. Read about construction contracts and land ownership transfer.