Building in Montenegro: Why UTU Is the Key Document for Any Plot

Building in Montenegro: Why UTU Is the Key Document for Any Plot

Planning to build a house in Montenegro or buy land by the sea? The first thing you need to check is the UTU (Urban-Technical Conditions).

Without UTU, it is impossible to obtain a building permit, which means the land may turn out to be useless for your plans. This document defines exactly what can be built: a spacious house, a villa, or only a small auxiliary structure.

What Is UTU in Montenegro?

UTU (Urbanističko-tehnički uslovi) are the official planning rules for a specific plot of land, issued by the local municipality.

The document defines:

  • the land designation (residential, tourist, commercial, etc.);
  • what exactly can be built — a house, villa, apartments;
  • maximum allowed size and number of floors;
  • building coefficients (how many square meters can be constructed);
  • minimum setbacks from plot boundaries and roads;
  • conditions for connecting to utilities (electricity, water, sewage).

Why UTU Matters for Building in Montenegro

  • Without UTU, you cannot apply for a building permit (građevinska dozvola).
  • UTU shows the real potential of the land: it may allow only 120 m² instead of the 500 m² promised by the seller.
  • Checking UTU before buying land helps you avoid costly mistakes.

Real-Life Example

A client contacted us to evaluate a plot on the Luštica Peninsula.
The seller claimed: “You can build three floors here — perfect for a large villa.”

We checked the documents and ordered the UTU. It turned out that the plot allowed only P+1 construction (two levels) with a maximum size of 120 m².

Thanks to this verification, the client understood the real possibilities of the land and made the right decision. Instead of investing in a restricted plot, he chose another option that matched his building plans.

How to Get UTU in Montenegro (Step by Step)

  1. Submit a request to the municipality where the land is located.
  2. Pay the administrative fee (usually a few dozen euros).
  3. Wait — typically 15–30 days, sometimes longer depending on the municipality’s workload.

Building Rules in Montenegro: What to Pay Attention To

  • Height limits: most areas allow P+2 (three levels).
  • Building coefficients: determine the maximum square meters you can construct.
  • Coastal zone (within 100 m of the sea): strict rules apply, and approval from Morsko Dobro is required.
  • Land category: agricultural land cannot be used for housing unless its designation is changed.

How to Build by the Sea in Montenegro?

Building near the coast is subject to strict regulations:

  • Within 100 meters of the shoreline, construction is heavily restricted.
  • Unauthorized extensions or additional floors are prohibited.
  • Many older buildings can only be renovated, not rebuilt.

FAQ: Common Questions About UTU in Montenegro

Can I build without UTU?
No. Without this document, construction is impossible.

How long are UTU valid?
Usually 6–12 months, depending on the municipality.

Should I buy land without UTU?
It is risky. It’s always better to request the UTU in advance or include a clause in the contract: “transaction subject to obtaining UTU.”

Conclusion

UTU is not a formality — it is the key document for building in Montenegro.
It shows what can be built, how much, and under what conditions.

By checking UTU in advance, you protect yourself from unnecessary costs and choose land that truly fits your plans.