Certificate of completion with changes and regularization in Peru: what if the building does not match the permit?
If the work changed a little from the permit, you ask for the certificate of completion with changes, filing as-built drawings; it only works for non-substantial changes. If you built without a permit between 1 January 2017 and 17 September 2018, Law 29090 lets the municipality regularize it.
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Peruvian State portal (gob.pe) · SPIJ · El Peruano
Checked 1 Oct 2026Next review 29 Mar 2027
What is still unverifiedArticles 28, 28-A, 28-B and 30 of Law 29090 were read in the Editora Perú «Normas Legales Actualizadas» edition published on gob.pe (TUO approved by D.S. 006-2017-VIVIENDA, with the changes made by D.Leg. 1426). Articles 72, 79, 82 and 85 of the Permits Regulation (D.S. 029-2019-VIVIENDA) were read in the same edition, which reproduces their 2019 text. We did not check whether those articles were amended later, so this page is marked partial. The text of paragraph 82.1 matches the one quoted by Ordinance 512-2024-MDCH, published in El Peruano in December 2024. D.Leg. 1595 repeals article 30 of Law 29090, but by its own text it takes effect one hundred twenty business days after its implementing regulation is published; we did not check whether that regulation has been published. We did not review the pre-2018 version of article 30 or Law 27157 for older buildings. We did not review any district's fees, fines or requirements.
Three different situations
When building work ends, you are in one of three cases:
- The work matches what was approved. You request the normal certificate of completion and building declaration (conformidad de obra y declaratoria de edificación). That step, and the order up to Sunarp, is in building declaration, internal regulations and unit subdivision.
- The work changed from the permit. You need the certificate with changes (con variaciones), and only if the changes are non-substantial.
- There was no permit. You need to regularize, and the law sets dates.
This page covers cases 2 and 3, and what a buyer should check.
The work changed: certificate with changes
Article 28 of Law 29090 handles changes inside the same certificate procedure. For them it asks for:
«d. En caso de modificaciones no sustanciales, plano de ubicación y planos de replanteo debidamente suscritos por el administrado y el profesional responsable o el profesional en arquitectura o ingeniería designado como profesional constatador de obra; asimismo, adjuntando el respectivo archivo digital.»
(For non-substantial changes: a location plan and as-built drawings signed by the applicant and the responsible or verifying professional, plus a digital file.)
As-built drawings show how the work actually turned out. In modalities B, C and D, the municipality must check «que los planos de replanteo en obra del proyecto arquitectónico y la declaratoria de edificación, correspondan a la licencia otorgada» (check that the as-built drawings and the building declaration match the permit) and inspect the work.
The regulation (D.S. 029-2019-VIVIENDA, article 79.1) sets the limit:
«La Conformidad de Obra y la Declaratoria de Edificación con variaciones procede solo en los casos que las modificaciones efectuadas se consideren no sustanciales […]»
(The certificate with changes is only available when the changes are considered non-substantial.)
The changes must meet the rules in force on the permit date or on your request date, «según le sea más favorable» (whichever is more favourable). This route does not apply to properties that are part of the national cultural heritage.
Substantial or non-substantial?
Article 72 of the regulation defines it. A change is non-substantial if it:
- meets the zoning and building parameters and technical rules;
- respects the minimum design conditions of the National Building Regulations (RNE);
- does not affect safety, function or habitability;
- and is «debidamente acreditadas en el cuaderno de obra por el Responsable de Obra» (properly recorded in the site logbook by the person responsible for the works).
It is substantial if compliance with those rules cannot be determined directly, or if it affects safety, function or habitability.
If the Technical Commission finds the changes substantial, article 79.6 says the municipality «comunica al administrado la improcedencia de lo solicitado y, de ser el caso, dispone las acciones pertinentes» (tells the applicant the request is rejected and, where relevant, orders the appropriate measures). The certificate with changes is then no longer the route. This page did not review which procedure applies in that case.
If the municipality does not answer
In modalities B, C and D, article 79.7 of the regulation says that once the deadlines pass with no decision notified, «se aplica el silencio administrativo positivo» (positive administrative silence applies), and the municipality must hand over the certificate with changes and the stamped documents «dentro de un plazo de tres (03) días hábiles» (within three business days). How to rely on positive silence is in administrative silence in Peru.
No permit: regularization has dates
Article 30 of Law 29090, as worded by D.Leg. 1426 (2018), says:
«[…] las edificaciones ejecutadas desde el 01 de enero de 2017 hasta el 17 de septiembre de 2018, son regularizadas de forma individual por las municipalidades.»
(Buildings put up between 1 January 2017 and 17 September 2018 are regularized individually by municipalities.)
It adds that buildings put up without a permit up to 17 September 2018 «también pueden ser regularizadas de forma conjunta por las municipalidades» (can also be regularized jointly by municipalities). The work must meet the rules in force when it was built or, if more favourable, the rules in force today.
The regulation repeats the individual window in article 82.1 and adds something useful: the regularization resolution «debe considerar la aprobación de la Conformidad de Obra y Declaratoria de Edificación» (must include approval of the certificate of completion and building declaration), in article 82.2. Regularizing leaves you at the same point as a building with a permit and a certificate.
What falls outside has a serious consequence. Article 85 of the regulation:
«Aquellas edificaciones que no se hayan regularizado son materia de demolición por parte de la Municipalidad correspondiente […]»
(Buildings that have not been regularized are subject to demolition by the municipality.)
What if my building is from another date?
Some municipalities open their own windows by ordinance. One example read in El Peruano: Chaclacayo’s Ordinance 512-2024-MDCH opened a regularization period that ran «hasta el 31 de diciembre del 2024» (until 31 December 2024). After that date, by its own text, no request «podrá acogerse a los beneficios de la presente ordenanza» (can use this ordinance’s benefits). These windows belong to each district and they close. Ask your municipality whether one is open.
If your building is much older, also see building without a license.
Legislative Decree 1595
D.Leg. 1595 (December 2023) repeals «el artículo 30 de la Ley Nº 29090». But its own text says it «entra en vigencia a los ciento veinte días hábiles siguientes a la publicación de su Reglamento» (takes effect one hundred twenty business days after its regulation is published). We did not check whether that regulation has been published. Our reading: until D.Leg. 1595 takes effect, article 30 is still the applicable text.
If you are buying: what to check
- Ask whether the building has its certificate of completion and building declaration. Under article 28 of Law 29090, that act is what «autoriza su inscripción registral» (authorizes its registration). Check the property record with a Sunarp copia literal.
- If the building has an early certificate, article 28-A requires the developer to «publicitar en todo momento» (advertise at all times) that the project uses that procedure, to state it in the sale contracts, and to commit «a culminar la obra y a obtener la Conformidad de Obra y Declaratoria de Edificación definitiva» (to finish the work and obtain the final certificate). Look for that clause in your contract.
- Handover. Under article 28-B, «una vez terminadas las obras pendientes de ejecución el administrado puede hacer entrega de las unidades inmobiliarias» (once the pending work is finished, the units can be handed over).
- If the house was built without a permit, ask when it was built and whether it was regularized. Article 85 leaves unregularized work exposed to demolition.
More points to check before signing are in buying a home in Peru.
What this page does not cover
- Whether articles 72, 79, 82 and 85 of the regulation were amended after 2019.
- Each municipality’s full requirements, fees and fines (in its TUPA and its schedule of infractions).
- The procedure for changing a project with substantial changes.
- How joint regularization under article 30 works, and the rules for buildings from before 2017.
- The D.Leg. 1595 implementing regulation and whether it is in force.
- Urban land development (habilitaciones urbanas).
How to file
- Compare what was built with the permit drawingsWith your architect or engineer, list every difference. In modalities B, C and D the municipality will check that the as-built drawings «correspondan a la licencia otorgada» (match the permit granted), under article 28 of Law 29090.
- Sort the changes: non-substantial or substantialUse the test in article 72 of the regulation. Check that the changes are recorded in the site logbook by the person responsible for the works: that is part of the definition of a non-substantial change.
- If they are non-substantial, request the certificate with changesFile the Formulario Único, a location plan and as-built drawings signed by you and by the responsible or verifying professional, with a digital file (article 28, item d).
- If there was no permit, check when the work was doneIf it was built between 1 January 2017 and 17 September 2018, article 30 of Law 29090 and article 82 of the regulation provide for regularization. If not, ask your municipality whether a regularization ordinance is currently open.
- With the certificate, move on to SunarpThe certificate of completion and building declaration is what goes to the registry. The order of the next steps is in our guide on the building declaration, internal regulations and unit subdivision.
What people fail to ask in time
What happens to your money if the building you bought off-plan is never finished?
Find out before it matters →What most people believe — and what the law says
If I changed anything during the build, I can no longer get the certificate of completion.
If the changes are non-substantial, there is a certificate of completion and building declaration «con variaciones» (with changes). Article 28 of Law 29090 asks for a location plan and signed as-built drawings. What this route does not cover is substantial changes (article 79.1 of the regulation).
Any change can be fixed by filing drawings of how the building turned out.
No. Under article 72.2.1 of the regulation, a change is non-substantial only if it meets the zoning and building parameters, respects the minimum RNE design conditions, does not affect safety, function or habitability, and is recorded in the site logbook. If the Technical Commission finds substantial changes, the request is rejected (article 79.6).
Any house built without a permit can be regularized whenever you like.
Article 30 of Law 29090 sets dates: individual regularization covers buildings put up between 1 January 2017 and 17 September 2018. A district ordinance can open another window, but with a closing date: Chaclacayo's ran until 31 December 2024.
If I don't regularize, the worst that happens is a fine.
Article 85 of the regulation says buildings that have not been regularized «son materia de demolición por parte de la Municipalidad correspondiente» (are subject to demolition by the municipality).
Legislative Decree 1595 has already changed all the regularization rules.
It repeals article 30 of Law 29090, but its own text says it takes effect one hundred twenty business days after its implementing regulation is published. We did not check whether that regulation has been published.
Frequently asked questions
What is the certificate of completion with changes?
It is the conformidad de obra y declaratoria de edificación you request when the finished work differs from the approved project. Under article 79.1 of the regulation, it is only available if the changes are non-substantial and meet the rules in force on the permit date or on the request date, whichever is more favourable to you.
How do I know if my change is substantial?
Article 72 of the regulation sets the test. Non-substantial: it meets zoning and building parameters, respects the minimum RNE design conditions, does not affect safety, function or habitability, and is recorded in the site logbook. Substantial: compliance with those rules cannot be determined directly, or it affects safety, function or habitability. Your responsible architect or engineer should assess it.
What if the municipality does not answer my request with changes?
In modalities B, C and D, article 79.7 of the regulation says that once the deadlines pass with no decision notified, positive administrative silence applies and the municipality must grant the certificate with changes within three business days.
I built without a permit in 2016. Does article 30 cover me?
Individual regularization under article 30 names buildings put up between 1 January 2017 and 17 September 2018. The same article allows joint regularization, by municipalities, of buildings put up without a permit up to 17 September 2018. This page did not review how that joint route works or the rules for older buildings. Ask your municipality.
I'm buying an apartment in a building with an early certificate of completion. What does that mean?
The municipality gave the certificate at the level of an uninhabitable shell (casco no habitable). Article 28-A requires the developer to say so in its advertising and in the sale contracts, and to commit to finishing the work and getting the final certificate. Under article 28-B, units are handed over once the pending work is finished.
Does regularization also give me the certificate of completion?
Yes. Article 82.2 of the regulation says the resolution regularizing the building «debe considerar la aprobación de la Conformidad de Obra y Declaratoria de Edificación» (must include approval of the certificate of completion and building declaration). From there you follow the normal path to Sunarp.
The exact law
Texto Único Ordenado de la Ley N.° 29090, Ley de Regulación de Habilitaciones Urbanas y de Edificaciones, aprobado por Decreto Supremo N.° 006-2017-VIVIENDA (edición actualizada de Editora Perú)Artículo 28, literal dread
If there were non-substantial changes, as-built drawings are filed
«d. En caso de modificaciones no sustanciales, plano de ubicación y planos de replanteo debidamente suscritos por el administrado y el profesional responsable o el profesional en arquitectura o ingeniería designado como profesional constatador de obra; asimismo, adjuntando el respectivo archivo digital. La regularización de estas modificaciones no aplica de tratarse de bienes inmuebles integrantes del Patrimonio Cultural de la Nación.»
Texto Único Ordenado de la Ley N.° 29090, aprobado por Decreto Supremo N.° 006-2017-VIVIENDA (edición actualizada de Editora Perú)Artículo 28 (Modalidades B, C y D)read
The municipality checks that the as-built drawings match the permit; the certificate authorizes registration
«a. Verificar que los planos de replanteo en obra del proyecto arquitectónico y la declaratoria de edificación, correspondan a la licencia otorgada. b. Efectuar la inspección de las obras ejecutadas. c. Anotar, suscribir y sellar en el Formulario Único la conformidad. Este acto constituye la Conformidad de Obra y Declaratoria de Edificación y autoriza su inscripción registral.»
Texto Único Ordenado de la Ley N.° 29090, aprobado por Decreto Supremo N.° 006-2017-VIVIENDA (edición actualizada de Editora Perú; artículo modificado por el D.Leg. N.° 1426)Artículo 28-Aread
Early certificate: the developer must say so in its advertising and in the sale contracts
«Si se opta por la Conformidad de Obra y Declaratoria de Edificación Anticipadas, el promotor inmobiliario debe publicitar en todo momento que su proyecto se realiza mediante dicho procedimiento, en concordancia con lo previsto en el artículo 2 de la Ley Nº 29571, Código de Protección y Defensa del Consumidor, debiendo hacer constar dicha condición en los contratos de venta que suscriba a partir de la expedición de la Conformidad de Obra y Declaratoria de Edificación Anticipada, comprometiéndose a culminar la obra y a obtener la Conformidad de Obra y Declaratoria de Edificación definitiva.»
Texto Único Ordenado de la Ley N.° 29090, aprobado por Decreto Supremo N.° 006-2017-VIVIENDA (edición actualizada de Editora Perú; artículo incorporado por el D.Leg. N.° 1426)Artículo 28-Bread
Finished building and handover of the units
«Una vez terminadas las obras pendientes de ejecución y aprobada la Conformidad de Obra y Declaratoria de Edificación Anticipadas, el administrado solicita a la municipalidad respectiva la declaración de la edificación terminada. Asimismo, una vez terminadas las obras pendientes de ejecución el administrado puede hacer entrega de las unidades inmobiliarias.»
Texto Único Ordenado de la Ley N.° 29090, aprobado por Decreto Supremo N.° 006-2017-VIVIENDA (edición actualizada de Editora Perú; artículo modificado por el D.Leg. N.° 1426)Artículo 30read
Regularization of buildings built without a permit
«Las habilitaciones urbanas ejecutadas hasta el 17 de septiembre de 2018, sin la correspondiente licencia, así como las edificaciones ejecutadas desde el 01 de enero de 2017 hasta el 17 de septiembre de 2018, son regularizadas de forma individual por las municipalidades. Los procedimientos y requisitos son establecidos en el Reglamento de Licencias de Habilitación Urbana y Licencias de Edificación y pueden ser desarrollados siempre que cumplan con la normatividad vigente a la fecha de su construcción o, en caso que sea más favorable, con la normativa vigente. Del mismo modo, las habilitaciones urbanas y las edificaciones ejecutadas sin licencia hasta el 17 de septiembre de 2018, también pueden ser regularizadas de forma conjunta por las municipalidades. [...] La resolución de regularización que expida la municipalidad debe aprobar la habilitación urbana y la recepción de obras, así como la edificación y la conformidad de obra y declaratoria de edificación, respectivamente, o en conjunto, según corresponda.»
Reglamento de Licencias de Habilitación Urbana y Licencias de Edificación, aprobado por Decreto Supremo N.° 029-2019-VIVIENDA (texto de 2019 reproducido por Editora Perú)Artículo 72, numerales 72.2.1 y 72.2.2read
What counts as a non-substantial change and what counts as a substantial one
«Se considera modificaciones no sustanciales a aquellas modificaciones de un proyecto que cumplan con los parámetros urbanísticos y edificatorios, normas técnicas vigentes o, las que se aplicaron al momento de la aprobación del proyecto; que respeten las condiciones mínimas de diseño previstas en el RNE; que no afecten las condiciones de seguridad, funcionalidad o habitabilidad contempladas en el artículo 5 de la Norma Técnica G.010, “Consideraciones Básicas” del RNE; y que se encuentren debidamente acreditadas en el cuaderno de obra por el Responsable de Obra. [...] Se consideran modificaciones sustanciales aquellas modificaciones parciales de un proyecto aprobado en las que por su naturaleza no se pueda determinar en forma directa, el cumplimiento de los parámetros urbanísticos y edificatorios, de las normas técnicas vigentes o las que se aplicaron al momento de la aprobación del proyecto, de las condiciones mínimas de diseño previstas en el RNE; o que afecten las condiciones de seguridad, funcionalidad o habitabilidad contempladas en el artículo 5 de la Norma Técnica G.010, “Consideraciones Básicas” del RNE.»
↳Artículo 79, numeral 79.1read
The certificate with changes is only available for non-substantial changes
«La Conformidad de Obra y la Declaratoria de Edificación con variaciones procede solo en los casos que las modificaciones efectuadas se consideren no sustanciales, según lo previsto en el numeral 72.2.1 del artículo 72 del Reglamento y, siempre que éstas cumplan con las normas vigentes a la fecha de la obtención de la licencia, o a la fecha de la presentación de la solicitud de la Conformidad de Obra y la Declaratoria de Edificación con variaciones, según le sea más favorable. Este procedimiento administrativo no es aplicable para bienes integrantes del Patrimonio Cultural de la Nación.»
↳Artículo 79, numeral 79.6 literal f y numeral 79.7read
Substantial changes are rejected; if the municipality does not answer, positive silence applies
«f) En caso que la Comisión Técnica dictamine No Conforme, por tratarse de modificaciones sustanciales, el funcionario municipal comunica al administrado la improcedencia de lo solicitado y, de ser el caso, dispone las acciones pertinentes. 79.7 En las modalidades de aprobación B, C y D, transcurrido los plazos de los procedimientos administrativos, sin que la Municipalidad notifique el pronunciamiento correspondiente, se aplica el silencio administrativo positivo, correspondiendo a la Municipalidad otorgar, dentro de un plazo de tres (03) días hábiles, la Conformidad de Obra y la Declaratoria de Edificación con variaciones, así como la documentación técnica del expediente debidamente sellados y firmados, bajo responsabilidad.»
↳Artículo 82, numerales 82.1 y 82.2read
Scope of building regularization
«82.1 Las edificaciones ejecutadas, desde el 01 de enero de 2017 hasta el 17 de septiembre de 2018, sin la correspondiente licencia, son regularizadas por las Municipalidades, siempre que cumplan con la normatividad vigente a la fecha de su construcción o, en caso que sea más favorable, con la normativa vigente. 82.2 La Resolución de regularización que apruebe la edificación, debe considerar la aprobación de la Conformidad de Obra y Declaratoria de Edificación.»
↳Artículo 85read
What is not regularized can be demolished
«Aquellas edificaciones que no se hayan regularizado son materia de demolición por parte de la Municipalidad correspondiente, de conformidad con lo previsto en el artículo 93 de la Ley Nº 27972, Ley Orgánica de Municipalidades.»
Decreto Legislativo N.° 1595, Decreto Legislativo de regularización del derecho de propiedad, de las características físicas de los predios urbanos, de habilitaciones urbanas y de edificacionesDisposición Complementaria Final Primera y Disposición Complementaria Derogatoria Únicaread
Repeals article 30 of Law 29090, but only takes effect after its implementing regulation
«El presente Decreto Legislativo entra en vigencia a los ciento veinte días hábiles siguientes a la publicación de su Reglamento. [...] Derogar el Título I de la Ley Nº 27157, Ley de Regularización de Edificaciones, del Procedimiento para la Declaratoria de Fábrica y del Régimen de Unidades Inmobiliarias de Propiedad Exclusiva y de Propiedad Común; la Ley Nº 27333, Ley Complementaria a la Ley Nº 26662, la Ley de Asuntos No Contenciosos de Competencia Notarial, para la Regularización de Edificaciones; y, el artículo 30 de la Ley Nº 29090, Ley de Regulación de Habilitaciones Urbanas y de Edificaciones.»
Ordenanza Municipal N.° 512-2024-MDCH (Municipalidad Distrital de Chaclacayo)Artículo 2read
Example of a district regularization ordinance with a closing date
«La presente Ordenanza entrará en vigencia a partir del siguiente día de su publicación en el Diario Oficial el peruano la misma que tendrá vigencia hasta el 31 de diciembre del 2024, vencido el plazo de vigencia ninguna solicitud por tramite de regularización de edificación sin licencia de edificación podrá acogerse a los beneficios de la presente ordenanza.»
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What this page already lets you do
- Name the rule that protects you
- Copy the exact article and send it
- Follow the steps, in order
What this page does not give you yetArticles 28, 28-A, 28-B and 30 of Law 29090 were read in the Editora Perú «Normas Legales Actualizadas» edition published on gob.pe (TUO approved by D.S. 006-2017-VIVIENDA, with the changes made by D.Leg. 1426). Articles 72, 79, 82 and 85 of the Permits Regulation (D.S. 029-2019-VIVIENDA) were read in the same edition, which reproduces their 2019 text. We did not check whether those articles were amended later, so this page is marked partial. The text of paragraph 82.1 matches the one quoted by Ordinance 512-2024-MDCH, published in El Peruano in December 2024. D.Leg. 1595 repeals article 30 of Law 29090, but by its own text it takes effect one hundred twenty business days after its implementing regulation is published; we did not check whether that regulation has been published. We did not review the pre-2018 version of article 30 or Law 27157 for older buildings. We did not review any district's fees, fines or requirements. See the sources ↑