Impact of Building Act No. 25/2025 Coll. on Mobile Homes and Mobile Homes (Mobilheims)

On April 1, 2025, the new Building Act No. 25/2025 Coll. entered into force, the aim of which is to unify and simplify the permitting processes for construction projects.

Nature of SUPER ARKTIK® Mobile Homes

SUPER ARKTIK® mobile homes are manufactured in accordance with the European technical standard EN 1647+A1 – Leisure Accommodation Vehicles (implemented in the Slovak Republic as STN EN 1647+A1).

According to the standard STN EN 13878/01 – Leisure Accommodation Vehicles – Terms and Definitions, a mobile home is defined as a transportable leisure accommodation vehicle that:

• does not meet the requirements for operation as a road vehicle,
• is equipped with permanently attached mobility means (e.g. a chassis),
• is intended for temporary or seasonal use.

Relationship to the Building Act

Since this type of mobile home is classified under technical standards as a leisure vehicle and not as a building structure, it is not subject to the construction permitting regime under the Building Act, provided it is used in accordance with its purpose and the conditions set out in the relevant technical standards, in particular for temporary or seasonal use.

Building authorities primarily exercise their competence in matters relating to the placement and permitting of buildings. Issues related to the placement of vehicles generally do not fall within their substantive jurisdiction.

Building Act No. 25/2025 Coll. and SUPER ARKTIK® Mobile Homes

If, despite the above arguments, a building authority were to assess a caravan-type mobile home as a minor structure under Section 2(4)(a) of Building Act No. 25/2025 Coll. (a prefabricated product with a maximum built-up area of up to 50 m² and a height of up to 5 m), it should be noted that SUPER ARKTIK® mobile homes meet these limits (built-up area up to 48 m², height 3.2 m).

According to Section 18(3) of the Building Act, neither notification to the building authority nor a building permit is required for the placement of such a minor structure, provided the statutory conditions are met. The provision states:

§ 18 (3)
(3) Notification to the building authority is required for minor structures pursuant to § 2(4)(a) to (c); for other minor structures and building modifications only if:

a) construction works are carried out in a public space,
b) a structure or terrain modification is to be built or placed less than 2 m from the property boundary,
c) a structure subject to assignment of a registration number is to be built or removed,
d) a building permanently connected to the ground is to be constructed,
e) an underground structure is to be constructed,
f) construction works are carried out on a cultural monument,
g) construction works are carried out in a heritage zone, protected area outside the built-up area of a municipality, or a protected zone of a protected area,
h) construction works or operation of the structure may endanger human health, significantly negatively affect the environment, fire safety, or mechanical resistance and stability and safety in use,
i) construction works are carried out on a riparian land, floodplain with retention potential, or in a protection zone of a water source, natural healing source, or natural mineral source.

Summary:

A/ If the conditions set out in § 18(3) of Building Act No. 25/2025 Coll. are met, the placement of a SUPER ARKTIK® mobile home does not require a building permit or notification to the building authority, especially if:

• construction works are carried out on land owned by the investor and do not affect public space,
• the mobile home is placed at least 2 m from the property boundary,
• its placement does not involve the removal of another structure with a registration number,
• placement does not require connection to a permanent foundation,
• the mobile home is not an underground structure,
• no construction works are carried out on a cultural monument,
• the mobile home is not located in a heritage zone, protected area outside the built-up area, or a protected zone,
• its operation does not endanger human health, the environment, or fire safety,
• the mobile home is not located on riparian land, in a floodplain, or in a protection zone of water or mineral resources.

B/ The Building Act explicitly states that for buildings, connection to utility networks is considered a permanent connection to the ground (§ 2(1)(d)). However, for minor structures, the Act does not contain a similar provision and does not explicitly refer to this type of connection (§ 2(4)(a)–(c)).

Given that § 18(3)(d) does not require a mobile home to be connected to a permanent foundation, it can be concluded that connection to technical infrastructure (utility networks) alone does not create an obligation to notify the building authority, provided the statutory conditions are met.

§ 2(4) – Minor Structure
A minor structure is a structure that cannot significantly affect its surroundings. Minor structures include in particular single-storey structures, constructions, equipment, or products delivered to the place of installation or assembled on site, permanently connected to the ground, with a built-up area not exceeding 50 m² and a height of 5 m.