Frequently Asked Questions

Benayat Building Permit Portal is the Kingdom of Bahrain’s official system used to issue building permits for all types of building projects whether Investment, Residential, Industrial, Commercial, etc. The system enables Engineering Offices licensed in the Kingdom of Bahrain to apply for building permits, enquire on application status, obtain consultation from concerned government entities regarding building permits, pay building permit related fees, as well as apply for other building related services. By utilizing an interactive map that provides key information for land parcels and by centralizing all the concerned regulations and requirements under one system, Benayat allows applicants to obtain all necessary information to prepare drawings and documents required to apply for a building permit.

A building permit application is an official request by a property owner to obtain approval prior to commencement of construction works. The application should be submitted through an engineering office licensed by The Council for Regulating the Practice of Engineering Professions.

  1. This can be done through the interactive map featured in the official building permit website [link to webpage].The parcel number can be used to identify the land.
  2. You can also refer to the latest zoning maps published by the Urban Planning and Development Authority.

Applying for a building permit must be done through a licensed engineering office, in which the latter applies through the building permit portal as well as selects an accredited engineering office to revise all drawings and documents. After being revised by the accredited engineering, the application will electronically be passed to concerned government entities to provide any input (if applicable). Applicant is then prompted to pay the associated fees, after which the building permit shall be issued electronically. (Click here for the detailed process)

Building permits are valid for 1 year from the date it has been issued. Construction work should start within this period; otherwise, the building permit has to be renewed. Please note that piling works is not considered as commencement of construction works.

It takes up to 5 working days in total for government entities to place their inputs on the building permit application. As for the period it takes the accredited engineering offices to review the drawings and documents, the time depends on the agreement between the property owner, licensed engineering office, and accredited engineering office.

These are highly experienced offices, licensed by The Council of Regulating the Practice of Engineering Professions, that have been granted a legal status to practice engineering related activities, including preparing drawings and documents necessary to apply for a building permit. Engineering Offices vary according to the category they have been classified as, which depends on the number, area of specialization, and age of experience of the engineers working for that office. [Click here] for the list of licensed engineering offices in the Kingdom of Bahrain

These are fees paid against the issuance of a building permit. The fees vary according to the zone, type of building permit, as well as built-up area. [Click here] for the detailed fee schedule. In addition, an insurance fee must be paid along with the building permit fee (The insurance amount will be refunded to the applicant upon completion of the building without any violations)

Built-up area X Rate per square meter = Building Permit Fee

Built up area X Insurance per square meter = Insurance fee

Payment is made through the Building Permit Portal

Payment is made via:

  • Credit Cards, specifically:
    • Visa card
    • Master Card
    • JCB
  • Debit Cards
  • Benefit

These are fees associated with infrastructure development costs as regulated under Decree Law 25 of 2015 regarding the collection of infrastructure development cost in areas under development. The cost is collected in three stages:

  1. Stage 1: A third of the total fee is to be paid before the issuance of a building permit
  2. Stage 2: A third of the total fee is to be paid upon applying for Electricity and water connection (in addition to any additional electricity and water fees if applicable)
  3. Stage 3: The final third of the total fees to be paid before installing the electricity meters.

BD12 X total square meter of net usable area

Yes, There are special cases in which applicants must first obtain a pre-approval before starting the process of applying for a building permit. These cases are outlined in “Special Cases Requiring Pre-Approval” schedule [Click here]

It takes up to 10 working days for government entities to process such applications (Excluding Urban Planning & Development Authority, which may take longer on a case by case basis)

  • In the event there are no changes to the drawings, building requirements, or zoning, the renewal can be done by paying the renewal fees through the electronic system and the new building permit will be issued
  • In the event there are changes to the drawings or building requirements, the applicant must submit a new building permit application
  • In the event that the zoning has changed, the applicant must first obtain a pre-approval from Urban Planning and Development Authority before applying for a new building permit.

Any browser can be used to access the building permit system, as long as there is internet connection

You may submit a complaint through “Tawasul”, the governments National Suggestions & Complaints System [Click here]

You can enquire about the status of your pre-approval applications through the following:

  1. Building Permit Portal: Engineering offices can check the status updates found in the user account’s main page.
  2. Call center: Property owners may call our dedicated calling center on 17155363. (Pleasure ensure you have your ID number and application number ready)
Kindly note that property owners can directly receive SMS status updates (please ensure you include a valid cell phone number at the application stage)

You can enquire about the status of your pre-approval applications through the following:

  1. Building Permit Portal: Engineering offices can check the status updates found in the user account’s main page.
  2. Call center: Property owners may call our dedicated calling center on 17155363. (You will be asked for your ID number and application number)
Kindly note that property owners can directly receive SMS status updates (please ensure you include a valid cell phone number at the application stage)