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Starting from June 7, 2024, the Construction Information System (BIS) will send automatic reminders to owners of public buildings to conduct periodic technical inspections of their properties.

Who is responsible for conducting periodic technical inspections of a building?

The building owner is responsible for maintaining the building and its elements during its operational period to ensure compliance with the essential requirements stipulated in Article 9 of the Construction Law. Consequently, to determine the actual technical condition of the building, the owner must engage a certified construction specialist to perform a periodic technical inspection at least once every 10 years.

Which buildings require periodic technical inspections?

According to regulatory requirements, second and third group public buildings (a public building is defined as one where more than 50% of the total area is public spaces or spaces for public functions), commissioned before October 1, 2014, and not inspected in the last 10 years, must undergo a periodic technical inspection by October 31, 2024.

Buildings are classified into three groups based on the complexity of construction and potential impact on human life, health, and the environment (the first group being the lowest and the third group the highest). This classification is specified in Annex 1 of the Cabinet of Ministers Regulation No. 500 “General Construction Regulations” dated August 19, 2014.

Who can perform the periodic technical inspection of a building?

A certified construction specialist with one of the following relevant certifications can perform the periodic technical inspection of a building:

• Architect's practice certification,
• Building structures design certification, or
• Building construction management and supervision certification.

The register of certified construction specialists is available on BIS: https://bis.gov.lv/bisp/en/specialist_certificates.

What is the scope of the periodic technical inspection?

The minimum scope of a periodic technical inspection for second or third group public buildings is defined by regulatory standards. During the inspection, a certified construction specialist will:

• Assess the actual technical condition of the building’s load-bearing structures regarding mechanical strength, stability, and safety of use (falling, collision, burns, fatal electric shock, injury from explosion).
• Evaluate the fire resistance of the building structures and elements, as well as the technical condition and operational capacity of engineering systems significant for fire safety.
• Assess signs of potential unauthorized construction in the building and its impact on the load-bearing structures.

The periodic technical inspection is completed when the construction specialist, after evaluating the building's structures and any existing non-conformities (cracks, deformations, etc.), can conclude that the building meets the essential requirements of the evaluated structure.

The building owner must ensure that the certified construction specialist uploads the inspection report to the Construction Information System (BIS).

What to do if the periodic technical inspection has already been carried out?

If the owner of the building has already carried out the periodic technical inspection, then the repeated inspection of the building must be carried out after ten years and the notification sent by BIS is informative in nature, which does not create legal consequences for the owners of the building.

How to add a BIS periodic technical survey opinion to a construction specialist?

The opinion of the periodic technical survey, which has been prepared after 01.11.2021. BIS is added by a construction specialist¹ who has carried out the survey.
In his BISP profile, in the "Submitted documents" section, the construction specialist presses the button "Add technical survey opinion" and in the data entry step "Opinion data" puts the mark "Contains the scope of periodic technical survey of public buildings".
If the periodic technical survey of the building was carried out before 01.11.2021, in order to ensure the availability of information together, the owner of the building can ask the building specialist who has carried out the periodic technical survey of the building to place this survey opinion in BIS.

References

1. Section 21, Paragraph 4 of the Construction Law.
2. Point 30 of the Cabinet of Ministers Regulation No. 384 "Building Technical Inspection Regulations LBN 405-21" dated June 16, 2021.
3. Point 3.28 of the Cabinet of Ministers Regulation No. 693 "General Requirements for Buildings LBN 200-21" dated November 1, 2021.
4. Annex 1 of the Cabinet of Ministers Regulation No. 169 "Regulations on the Assessment of Competence and Supervision of Independent Practice of Construction Specialists" dated March 20, 2028.
5. Point 10 of the Cabinet of Ministers Regulation No. 384 "Building Technical Inspection Regulations LBN 405-21" dated June 16, 2021.
6. Point 21 of the Cabinet of Ministers Regulation No. 384 "Building Technical Inspection Regulations LBN 405-21" dated June 16, 2021.