When acquiring real estate property (in case of a private property ownership or a long-term land lease) with the intention to build, renovate and/or extend a building project thereon, the local construction rules must be observed. The Aruba Building and Housing Ordinance (Bouw- en woningverordening Aruba) is the main legislation in this field. The Aruba Building and Housing Ordinance stipulates rules governing construction and design related aspects which are necessary in terms of safety and public health.
Pursuant to the Building and Housing Ordinance, no construction works may be carried out in Aruba without a building permit of the Minister entrusted with Public Works. Every application for a building permit (het bouwaanvraagformulier) in Aruba must be submitted in writing. The application must state the names of the applicant, his profession and his place of residence. In order to obtain a building permit the following documents are generally required:
- a building plan (in duplicate), which should include, among others:
the dimension and height, thickness and structure of the walls;
the calculations and details on structure, strength and stability;
the accessibility for light and ventilation;
- a site drawing;
- an advance payment on the administrative expenses;
- a certificate of registry or a cadastral extract;
- a title deed, a preliminary deed or a lease deed;
- a valid identification document, such as a passport, driver’s license or identification card.
There are restrictions to building constructions in Aruba, such as height limitations. These restrictions are mainly based on the Building and Housing Ordinance, and set out in more detail in the Building and Housing Decree (Bouw- en woningbesluit).
The government is entitled to ask for additional information in connection with an application for a building permit. The applicant is obliged to provide the government with all requested information. The government must decide whether or not to grant a building permit, within six weeks after an application has been filed and this period can be prolonged with another six to twelve weeks (depending on the type of building). A building permit may be refused by the government if the building plans do not comply with the applicable requirements. The reasons for a refusal of a building permit must be expressly stated and explained in the decision of the government on the permit application. An applicant who disagrees with the government’s decision to refuse the permit or if the permit is revoked, can file an appeal with the government. If the decision of the government is not satisfactory or takes too long, the appellant will be entitled to file an action before the competent Court in Aruba.
Please note that project developers of (gated) communities generally incorporate their own building regulations and rules applicable in the (gated) community in the deed of transfer when selling a real estate property, so that all the houses present within the (gated) community are all (from a construction- and architectural perspective) of a good and similar quality. Such building regulations and rules are incorporated in all deeds of transfer by way of third-party clauses and by way of perpetual clauses. They usually stipulate among others that an owner must obtain prior written approval of the developer of his building plans (next to the building permit from the government) and other building requirements. If an owner does not comply with such building regulations and rules, the project developer and/or other owners can enforce the observance thereof.