Завершение строительства нового частного дома в Армении: акт о завершении строительства, ввод в эксплуатацию и первая кадастровая регистрация.

A newly built private house in Armenia becomes lawfully usable and registrable once it has a completion act and operation permission, and first registration of the owner’s title in the Cadastre then costs AMD 26,000 at the standard tier. Which route produces that completion document depends on the size and type of the house: since 1 June 2026, small owner-built houses can use a simplified online procedure, while everything else still goes through an acceptance commission.

Which completion route applies to your house

The simplified route is set out in Annex 4.1 to Government Decision 596-N, added by Government Decision 1969-N of 25 December 2025 and in force since 1 June 2026. A house qualifies only if every one of these conditions is met:

• the building is a medium-risk, Category II object;
• the developer is a natural person: an Armenian citizen, a foreign citizen or a stateless person (companies are outside the route);
• the developer owns the land or holds a development right over it;
• the plot is settlement land with a residential-development designation, with an area of at least 400 m² (no maximum is set);
• the house has a total area of no more than 300 m², measured as total floor area, with up to two floors above ground and one underground floor (basement or semi-basement);
• ancillary buildings together do not exceed 50 m²;
• the construction is not for business purposes.

Two groups of projects are excluded even when they meet the size limits: houses built under state, municipal or charitable programmes, and construction inside a historical or cultural monument protection zone or a legally designated special-regulation urban-development zone. Meeting the limits also does not override planning rules: the annex allows refusal where the proposed parameters conflict with spatial-planning documents or with urban-development, environmental, sanitary or fire-safety norms.

If your permit was issued by the community before the online platform launched, you can still use the simplified completion step: Decision 1969-N extends it expressly to those older permits as well as to permits issued through the platform. The older permit does not relax the eligibility conditions above.

Government Decision 1057-N of 16 July 2026 (in force 23 July 2026 according to ARLIS) replaced three design-stage forms of the simplified route: the simplified architectural-planning assignment, the issued assignment and the simplified construction permit. Its design conditions allow a height of 10 m with a pitched roof or 8 m with a flat roof, cap the impermeable developed area at 40% of the plot, require at least 60% landscaping, and give the construction permit a three-year construction period. It left the eligibility thresholds, the exclusions and the completion form unchanged. The official announcement of the platform changes behind Decision 1057-N has not been located.

The simplified route step by step: Form Պ-ԱՇ

Form Պ-ԱՇ (sometimes transliterated P-ASh) is the simplified route’s completion act and operation permission in one document. The platform generates it once the owner has entered three items:

1. a positive technical-investigation conclusion confirming that construction is complete and the house is fit for use;
2. a licensed architect’s professional conclusion, based on measurements taken by a qualified surveyor, covering the non-essential deviations the procedure allows;
3. proof of payment of the local charge set by the community, or the payment order from the state e-payments system, or its 20-digit code.

The annex lists the architect’s conclusion without a qualifier limiting it to houses with deviations, so plan to commission it even if you believe the house matches the design exactly. Once the three inputs are in, the completion act is formed automatically and carries a notation that it is deemed issued by the competent authority. That document is the combined completion act and operation permission for the house.

Decision 1969-N names urban.e-gov.am as the platform. That site now sends users seeking construction-permit services to urban-permits.e-gov.am, which uses the Armenian national e-ID login (Ես եմ). The current screen-by-screen filing sequence has not been verified in an actual filing.

For the earlier design and permit stages of the same route, see our guide to the construction permitting process in Armenia.

The general acceptance procedure when the house does not qualify

A house that misses any simplified-route condition (a larger house, a company as developer, a plot under 400 m², a third floor above ground) is completed under Annex 1 to Decision 596-N, as revised by Government Decision 535-N of 18 April 2026 (in force 22 April 2026). The final document is again a single administrative act: for a standalone house, the completion act and the operation permission are issued together by the community head. The acceptance commission’s act is supporting evidence for that decision and gives no permission to use the house on its own.

1. Номинации. After the contractor reports completion, the developer asks each body that must sit on the acceptance commission to name a representative. Each must do so within five days of receiving the request.
2. The commission. The developer constitutes and chairs the commission and pays for its work. For Category II and III houses it includes the designer, the technical supervisor, the contractor, a community representative and, where the utility documents require it, utility representatives. The inspectorate does not take part where a natural person built the house for non-business use.
3. As-built measurements. A measurement survey recording the house’s actual dimensions, floors, heights, areas and position on the plot is mandatory, and the commission’s act must identify the measurement package code generated on e-cadastre.am.
4. Designer’s position. The design supervisor states a position on any deviations, their extent and whether they are essential, no later than the fourth working day after the commission is constituted.
5. Commission assessment. Members assess conformity within 5 working days for Category II, 10 for Category III and 20 for Categories IV and V. A member who fails to deliver an assessment in time does not by itself stop the process.
6. Sign-offs. The inspectorate and other interested bodies, where involved, give their conclusions within three days for Categories II and III and five days for Categories IV and V.
7. Заявка. Within 10 days after the commission act is signed, the developer applies electronically on Form 3-3-1, attaching the commission act, the list of as-built documents (or a positive technical-investigation conclusion where the rules allow it) and receipts for the community’s completion and operation charges.
8. Решение. The community head issues the combined completion and operation act within three days of the application for Categories II and III and five days for Categories IV and V.

Some of these periods are expressed in working days and some in calendar days; the decision uses the working-day qualifier only for the designer’s position and the commission assessments. Since Law HO-402-N took effect on 30 August 2026, a municipality that misses its decision deadline on a property matter is treated as having refused, so a silent municipality has not authorised anything.

Наши guide to real estate construction projects in Armenia covers the stages before completion.

First registration in the Cadastre: documents, fees, timing

The completion act is the basis for registering the owner’s title to the house. The Law on State Registration of Property Rights lists four documents for registering a completed building, in addition to the general application and identification:

• the duly approved building project;
• the construction completion act;
• the municipality’s address-assignment decision;
• the measurement documents.

The architectural-planning assignment is no longer on that list, and the construction permit is not listed separately for a completed building. Your right to the land under the house must already be established. Where the municipality transmits the project, completion act and related documents to the Cadastre electronically, the law treats them as submitted, so you do not necessarily upload fresh paper copies yourself. Address registration on the basis of the municipality’s decision is free.

The law also allows ownership to be registered on the completion act alone, with a restriction on use recorded at the same time and lifted when the operation permission is produced. For a standalone house this rarely matters, because both documents are normally issued together in one act.

USD figures are at the house rate of AMD 361.36 per USD, CBA rate of 19 October 2026. The state duty is the base duty of AMD 1,000 because registering an owner-builder’s new house is an ownership registration not based on a sale or a court act. After a purchase, the duty for a house rises to AMD 20,000, which is where the AMD 45,000 total (about USD 125) quoted for ordinary house registrations comes from. The two-hour service is reserved for rights arising from transactions over property already registered as a separate unit, so the first registration of a newly created house cannot use it, even when the land beneath it is already registered. The fees cover registration only; surveying, professional conclusions and community charges are separate.

The Cadastre website states that first registration of rights is free. That statement does not create a general exemption for new builds. The statutory exemption covers citizens’ residential property and agricultural land acquired before 1 March 1998 and never registered since, and it excludes expedited registration. Property in settlements on the government’s border and high-mountain lists gets a 50% reduction in the service fee. Our guide to first-time property registration and e-Cadastre covers that pre-1998 exemption.

Property-tax clearance does not apply to an individual’s first registration

Law HO-407-N, in force since 30 August 2026, requires an individual to clear property tax on the property before most registrations, but it expressly excludes the first state registration of ownership. An owner-builder registering the new house in their own name therefore needs no clearance certificate. A company registering a house has no such exception: it must clear tax on all its taxable property in the community. The wider rule is explained in how property tax now blocks registration in Armenia.

Permit deviations and unauthorised construction: what a fine does and does not do

A house that differs from its approved design falls into one of two categories. Non-essential deviations, within the conditions Decision 596-N sets out, are assessed by the design supervisor or licensed architect and handled inside the completion procedure. Any deviation outside those conditions is essential. An essential deviation bars a positive acceptance act until it is corrected; the developer then has a period to fix the problem and reapply. If that period runs out without a positive commission act, the community head asks the Cadastre to record the structure as unauthorised.

Holding a construction permit therefore does not protect a house from being classed as unauthorised construction: building with essential violations of the permit conditions or of urban-development norms is unauthorised construction under the Civil Code and the Administrative Offences Code.

Paying the fine does not legalise the house. The Administrative Offences Code provides that an administrative penalty does not release the offender from the obligation whose breach led to it. The Court of Cassation applied the same logic in Feliks Mekhakyan v Yerevan Municipality (case ՎԴ/1961/05/15, 7 April 2018), holding that liability for continuing unauthorised construction does not depend on whether the earlier fine was paid.

Enforcement tightened on 30 August 2026:

• Law HO-405-N allows written demands to demolish or restore unauthorised, unlegalised structures and unauthorised additions on private land, ordinarily with one month to comply;
• Law HO-398-N removed the automatic suspension that an appeal used to give to specified stop-work, legalisation-refusal and written-demand decisions;
• Law HO-406-N added offences for ignoring a private-land demolition or restoration demand and for continuing work after a municipal suspension.

Separately, Law HO-331-N (in force 18 July 2026) created an exceptional government-list mechanism for certain unauthorised structures on private land, with applications due by 30 December 2027 and government action by 20 February 2028. It is a one-off legalisation channel with its own conditions and does not replace ordinary completion; the operational status of its implementing measures has not been established. The demolition rules are covered in detail in our article on illegal construction and the one-month demolition rule.

If you are unsure whether your house meets the simplified-route criteria or whether a deviation is essential, have the permit, the approved design and the surveyor’s measurements checked before you file; our команда по недвижимости handles completion and first registration for owners in Armenia and abroad.

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Последнее обновление: 28 октября 2026 г.