Current parking requirements in development projects: Optimizing solutions for statutory cities and avoiding sanctions
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As of July 2024, a new decree on construction requirements has come into effect. In connection with the new Building Act, it changes the rules for parking spaces. An error in their calculation or placement can cost you millions of Czech crowns and may even prevent final approval (occupancy permit). In this text, we show what the law requires, where the biggest risks lie, and how to avoid them.
Article contents
Quick summary
- Nationwide Decree No. 146/2024 Coll. sets a general framework for parking spaces; however, for specific calculations it often refers to technical standards and allows deviations in spatial planning documentation.
- Prague, Brno and Ostrava have their own building regulations that take precedence over the nationwide decree, and ignoring these specific rules leads to the project being rejected.
- The most common practical mistakes include incorrect determination of gross floor area, overlooking e-mobility requirements, and underestimating the binding nature of zoning plans.
The new Building Act brought fundamental changes, but not the same everywhere
When Decree No. 146/2024 Coll. on requirements for construction took effect in 2024, many developers expected the rules to be unified. Although the new Building Act centralized building administration, in the area of technical requirements room remained for the specific rules of major cities.
In practice, it has proven to be a fundamental mistake to rely solely on the nationwide decree without checking municipal building regulations and zoning plans, as this leads to projects that cannot be approved. A practical overview of typical permitting bottlenecks and how to prevent them is summarized in Managing Czech building permits: Avoid delays and protect your investment.
The three largest cities—Prague, Brno and Ostrava—issued their own implementing regulations based on authorization in the new Building Act. If you are building in these metropolitan areas, the nationwide decree does not apply to you to the extent governed by these regulations.
How the requirements for apartment buildings work under the nationwide decree
Outside the territory of Prague, Brno and Ostrava, Decree No. 146/2024 Coll. applies. For calculating the number of parking spaces, it typically refers to the relevant Czech technical standards (in particular ČSN 73 6110), unless a zoning plan or regulatory plan provides otherwise.
For apartment buildings, the standard is to provide parking spaces for residents as well as visitors, with common practice requiring one space per apartment unit of a certain size.
This is where the first pitfalls lie—one common mistake is that builders mechanically apply coefficients without verifying the binding part of the zoning plan of the specific municipality. For residential and commercial projects, it therefore makes sense to have the regulatory requirements and calculation methodology verified already at the preparation stage within development and construction law. The zoning plan may set stricter coefficients than the standard.
If you are working in a municipality that prefers public transport and has this embedded in its zoning plan, parking requirements may be reduced.
When there is an obligation to provide parking spaces
The obligation to provide parking spaces applies to new buildings and alterations to completed buildings if the change triggers an entitlement to additional spaces. The decree sets out exemptions for specific cases; however, for standard residential and commercial projects this obligation is unavoidable.
Deciding whether and how many spaces to build is not merely a mathematical exercise, but a legal assessment of compliance with the new Building Act and implementing regulations. The practical impact of an incorrect design (including liability between the investor and the contractor) is also discussed in the update Did the investor give you incorrect construction specifications? Who is liable for what and how the court views it.. ARROWS, a Prague-based law firm, routinely verifies compliance with spatial planning documentation for its clients to prevent conflicts in the permitting process. If the project is structured through a special-purpose vehicle, it is also useful to consider typical ownership and governance pitfalls described in Hidden Risks in Real Estate SPVs in the Czech Republic And How to Protect Your Investment.
Related questions on: Calculating parking spaces
1. What is decisive for the calculation? The decisive factors are the purpose of use (housing, administration, retail), gross floor area or the number of units, and the coefficients set out in ČSN 73 6110, unless municipal regulations provide otherwise.
2. Do I have to provide parking spaces for visitors as well? Yes, both the technical standards and the decree assume a share of spaces for visitors, which varies depending on the function of the building (for housing typically a lower percentage than for commercial use).
3. What are the sanctions if the building does not have the prescribed number of spaces? A building carried out in breach of the permit constitutes an offence under the Building Act. The building authority may impose a fine of up to CZK 2 million and order the removal of the building or its modification, which in practice makes occupancy approval impossible. Where disputes arise from permitting failures, contractual breaches or delay claims, the framework for resolving them is addressed under Commercial Litigation & Arbitration in the Czech Republic. As part of preventing disputes and sanctions, it is often crucial to set up the project’s contractual documentation correctly as well, which falls within contracts and negotiations.
Prague, Brno and Ostrava: Separate building regulations mean different rules
Prague, Brno and Ostrava exercised their right under Section 333 of the new Building Act and have their own regulations.
Prague Building Regulations (PSP)
In Prague, the updated Prague Building Regulations apply. The key point is that in Prague, parking spaces are calculated based on gross floor area (GFA) using a specific methodology. The basic number of spaces is derived from the GFA, but this number is multiplied by coefficients according to the zone in which the building is located.
Prague has long aimed to prevent an increase in individual car traffic in the city center. The regulations therefore set not only minimums but, in certain zones, also maximum numbers of parking spaces to avoid overloading the street network.
Brno Building Regulations (BSP)
Brno adopted its own regulation, which took effect on 1 July 2024. The Brno regulations also reflect the specifics of the Moravian metropolis. Here too, the principles of zoning and access to public transport are applied. The calculation system is set up to reflect actual needs in the given locality.
Ostrava Building Regulations (OSP)
Ostrava issued its building regulations, which also took effect on 1 July 2024. The Ostrava regulations emphasize blue-green infrastructure and the specifics of a post-industrial city. In the area of parking provision, they seek flexibility that will allow the development of infill sites and the regeneration of brownfields without disproportionate demands on parking capacity.
How does this affect your project in practice?
If you are building in any of these three cities, the general nationwide decree cannot be applied. You must carry out an analysis under the specific regulation of the given city (PSP, BSP, OSP), because the simple rule of “one parking space per apartment” does not apply here across the board.
The attorneys at ARROWS law firm in Prague carry out these analyses for clients routinely and are familiar with the application practice of the building authorities in these cities.
Related questions on municipal regulations
1. Are the building regulations of Prague, Brno and Ostrava binding?
Yes, within the territory of these cities they take precedence over the general Decree No. 146/2024 Coll. to the extent they regulate the matter.
2. Can I build fewer parking spaces in Prague than the calculation indicates?
Only if this is permitted by exemptions in the PSP (e.g., tied to specific local conditions) or if you obtain a duly justified exemption from the technical requirements.
3. What is the cost of parking spaces?
In 2026, the cost of constructing one underground parking space in Prague typically ranges between CZK 1 to 2 million. This has a fundamental impact on the project’s economics.
Bicycles and e-mobility: New obligations
Decree No. 146/2024 Coll. as well as municipal regulations implement requirements for sustainable mobility, which brings new obligations for developers.
For residential buildings, it is mandatory to provide areas for bicycle parking that must have sufficient capacity and be easily accessible.
Under the law and the decree, new residential buildings with more than 2 parking spaces must ensure the installation of cable ducts for each parking space. For non-residential buildings, the requirements are even stricter and include an obligation to install charging points directly at a certain number of parking spaces.
Ignoring these details in the project documentation leads to the need to revise it and delays in the permitting process.
Most common mistakes and how to avoid them
In practice, developers make mistakes that cost them time and money. Below are the most critical ones.
Lack of knowledge of local regulations
A developer applies nationwide standards to a project in Prague or ignores a specific regulation in the zoning plan of a smaller municipality. The building authority then suspends the proceedings or rejects the application due to a conflict with the zoning/planning documentation.
Incorrect calculation of gross floor area (GFA)
The definition of GFA is precisely set out in legislation, but a common mistake is failing to include certain structures or insulation, or incorrectly assessing attic space. This leads to underestimating the required number of parking spaces.
Underestimating preparation for e-mobility
Designers sometimes forget the need to size electrical distribution systems and transformer stations for future EV charging (so-called simultaneity/diversity). During an energy design review, this can become a critical issue.
Lack of legal securing of parking spaces off-site
If you address parking on a neighboring plot, a verbal agreement is not sufficient. It is necessary to establish an easement or have a robust lease agreement that meets the building authority’s requirements for the long-term securing of parking.
Risk table: Typical issues and their solutions
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Risks and sanctions |
How ARROWS helps (office@arws.cz) |
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Rejection of the permit application: The project does not comply with regulations (PSP, BSP, OSP or the decree). Loss of time and costs for redesign. |
Legal audit of the project – Before filing the application, we verify that the documentation complies with applicable regulations and the zoning plan. |
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Fine for carrying out construction contrary to the permit: Up to CZK 2,000,000 (under Section 302 of the New Building Act), and up to CZK 4,000,000 in protected areas. |
Representation in misdemeanor proceedings – We will protect your interests and look for ways to minimize the sanction and legalize the construction, where possible. |
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Inability to obtain occupancy approval: A building without the required parking capacity will not receive an occupancy decision/consent. It cannot be used legally. |
Negotiations with the building authority – We will help negotiate a solution, e.g., by obtaining an additional permit for a change to the building before completion or by contractually securing parking elsewhere. |
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Inefficient use of the land: Unnecessary construction of expensive underground levels beyond what is required. |
Optimization under the regulations – We help find an interpretation that allows you to meet statutory obligations in the most economically advantageous way. |
Off-site parking spaces: Walking distance
Decree No. 146/2024 Coll. as well as municipal regulations allow part of the parking spaces to be located outside the building plot if they are within walking distance. This distance is usually set at 300 meters, measured along the actual walking route.
This solution is ideal for infill sites or constrained plots. However, building authorities require proof that the parking spaces will be permanently available for the building (typically an easement/servitude in rem).
How to avoid sanctions and negative impacts
Step 1: Legal and technical analysis of the locality
Before purchasing land or commissioning a project, verify the zoning plan and the existence of specific municipal regulations (Prague, Brno, Ostrava).
Step 2: Accurate capacity calculation
Ensure that the designer uses the correct methodology for calculating GFA and applies the current coefficients valid for 2026. Do not forget bicycles and e-mobility.
Step 3: Consultation with the authority
If anything is unclear, use the mechanism of a preliminary information request under Czech building law to obtain a binding position of the authority on your intention before full-scale design work.
Step 4: Legal audit of contracts
If you are securing parking elsewhere, have the contracts reviewed by an attorney so they are “bulletproof” for the purposes of the building permitting procedure.
Conclusion of the article
In 2026, parking standards are a complex legal-technical discipline. New legislation and municipal regulations have brought clearer rules, but also new obligations, and mistakes at the project preparation stage are extremely costly.
The attorneys at ARROWS law firm in Prague have experience with permitting processes under the new Building Act and help clients navigate the labyrinth of regulations.
If you are preparing a project and want to be sure that your parking solution will stand up to the authorities, contact us at office@arws.cz.
Most frequent legal questions on parking spaces
1. Does the nationwide parking decree apply in Prague and Brno?
No. To the extent regulated by the Prague Building Regulations (PSP) and the Brno Building Regulations (BSP), the nationwide Decree No. 146/2024 Coll. does not apply. Municipal regulations take precedence.
2. What happens if I do not meet the required number of bicycle spaces?
Failure to provide sufficient bicycle parking facilities is a breach of the implementing regulation. The Building Authority will not issue the permit, or it may refuse to grant final approval (occupancy approval) for the building.
3. Can parking spaces for an apartment building be leased from the municipality?
Yes, provided the municipality has available capacity and agrees. The Building Authority will require an agreement guaranteeing the long-term availability of these spaces for the building’s residents.
4. How high is the fine for missing parking?
Under the Czech Building Act, the fine may reach up to CZK 2,000,000, and in the event of serious harm to public interests or in protected areas, even more. However, the more significant risk is an order to remove the building or the inability to use it.
5. Does every space have to have an electric vehicle charger?
For residential buildings, “preparation” (cable ducts) is typically required for each space, rather than the immediate installation of a wallbox at every parking bay. For commercial buildings, there is an obligation to install a certain number of charging points already during construction.
Notice: The information contained in this article is of a general informational nature only and is intended to provide basic guidance on the topic under the legal framework as of 2026. Although we take the utmost care to ensure accuracy, legal regulations and their interpretation evolve over time. We are ARROWS advokátní kancelář, an entity registered with the Czech Bar Association (our supervisory authority), and for maximum client security we are insured for professional liability with a limit of CZK 400,000,000. To verify the current wording of the regulations and their application to your specific situation, it is necessary to contact ARROWS advokátní kancelář directly (office@arws.cz). We accept no liability for any damages arising from the independent use of the information in this article without prior individual legal consultation.
Read also:
- Managing Czech building permits: Avoid delays and protect your investment
- How to Challenge a Demolition Order and Secure a Subsequent Building Permit
- Legal Support for Development Projects in the Czech Republic: Key Risks
- Reducing disputes in real estate development Project sales contracts
- Liability for Poor Construction Briefs Under Czech Civil Code