What to Check from the Building Register Before Selling or Buying a House

House sales can be delayed for an unexpected reason: a bank, notary, or buyer discovers at the last moment that the building register data does not match reality. A sauna is missing from the register, an extension is not documented, or a certificate of use has not been issued. It is better to deal with this discrepancy before the listing goes up.

How to check the building register in 5 minutes

Building register data is public. Open ehr.ee and search by property address. Check three things.

1. Are all buildings registered? Compare the structures listed in the register with what is actually on the lot: a dwelling, sauna, garage, shed, and carport.

2. Do the data match? Compare the building area, number of floors, intended use, and the date of initial commissioning. If the house has been expanded in the meantime or rooms have been added to the attic, this is usually not visible in the register.

3. What documents are available? The building page contains a list of permits and notifications. If the house was built or renovated after 1995, there should generally be a permit or certificate of use.

Building register data is informational. Legal significance rests with the permits and notifications that are in the register.

Common deficiencies

• A sauna, shed, or garage is on the lot but missing from the register.

• An extension, terrace enclosure, or attic conversion is not documented.

• The building was constructed based on a building permit, but a certificate of use or permit to use has never been requested.

• Renovations have been made to an apartment, but the register shows the old plan.

• The intended use is incorrect, for example, a building with multiple apartments is listed as a single-family house.

What changed on August 1, 2026

On August 1, 2026, amendments to the Building Code Implementation Act came into force. These simplify the correction of data for old buildings.

A building constructed before July 22, 1995. If the land is registered in the land register, it is presumed that the building has a legal basis for construction. The permit does not need to be proven retroactively. A building missing from the register is entered into the register by submitting a notification of data submission. This presumption does not apply to land not registered in the land register.

A building constructed without a permit before July 1, 2015. A new building permit is not required. For a completed building, depending on the building type, a certificate of use can be submitted or a permit to use can be requested. Safety is assessed according to the requirements that were in effect at the time of construction. If these were stricter than today's, today's requirements apply. If there is no project, a building audit is conducted and it replaces the project.

A building constructed without a permit after July 1, 2015 is handled in the usual manner.

The owner must prove the time of construction. Suitable evidence includes old photographs, orthophotos, invoices, and connection agreements.

How a seller can prepare

1. Check your property data from ehr.ee and compare it with reality.

2. Gather all available documents: projects, permits, previous notifications, electrical audit report, and chimney sweep certificate.

3. If something is missing, start correcting it immediately. Often a building survey is needed, sometimes also an audit of the electrical installation and a building audit. These take time.

4. If something remains unresolved before the transaction, tell the buyer honestly.

For the buyer

Before paying the booking fee, check from ehr.ee whether all buildings are registered and whether they have a certificate of use or a permit to use. If not, ask the seller who will take care of it and when. Put this agreement in writing.

Legal basis: Building Code and Land Use Planning Act Implementation Act § 28 (version RT I, 11.07.2026, 3, entered into force 01.08.2026), verified in the State Gazette on 02.11.2026. This article is general information, not legal advice. Author: Seadusta.ee