Regulation Guide · 2026. 07
Building Permit vs. Building Report —
Which One Is Your Project?
LEA Architects · Junsu Kim, Architect
A Permit Is Reviewed, a Report Is Filed — But
Most building consultations begin with this question: "Do I need a permit, or is a report enough?" The principle is simple. Larger scale means the local government reviews and approves — a permit; smaller scale means you meet the requirements and file — a report.
But "report = simple" is a dangerous assumption. A report still needs an architect's design documents, and the code-review items are no different from a permit. The difference is in the weight of the administrative procedure, not the weight of the design. And construction that isn't eligible for reporting but gets filed as one becomes unauthorized construction in itself.
What the Thresholds Mean in Practice
Breaking down the recurring numbers: 85㎡ (about 25.7 pyeong) is the cap for reportable extensions — adding a room or storage space to a rural house typically falls here. Under 200㎡ / 3 stories is the small-new-build threshold in non-urban zones such as management zones — most country houses fall here. New construction in urban zones (residential, commercial, etc.) requires a permit regardless of scale.
Be careful with borderline cases in practice. If a report is filed and a requirement shortfall is later found, acceptance can be refused or revoked, and any construction done in the meantime becomes fully problematic. For projects straddling the line, getting a determination before starting saves weeks.
Related Reading
If you're considering an extension, see our extension procedure guide; for a use-only change, see the use-change procedure rather than permit/report; for temporary facilities like farm sheds or containers, see the temporary structure reporting guide. If you're unsure which procedure even applies, that uncertainty itself is the signal to consult an architect.
Frequently Asked Questions
Q. What's the difference between a building permit and a building report?
A permit involves government review and approval; a report is accepted once requirements are met. Smaller projects fall under reporting, but design documents and code review are equally required.
Q. What kinds of projects fall under building report?
Extensions/alterations within 85㎡, new construction under 200㎡/3 stories in non-urban zones, and small-scale major repairs. Zoning and scale conditions apply together.
Q. Can a project reported as a 'report' still run into trouble?
Yes. Acceptance can be revoked if requirements are violated, and misfiled construction becomes unauthorized. Pre-determination by an architect is safest for borderline cases.