Before You Build in the Philippines: What You MUST Know About Architects, Contractors & Permits

Introduction

If you’re considering building a house in the Philippines, this blog will save you time, money, and frustration. The process here is completely different from what you might be used to in countries like Australia, and without the right knowledge, it can quickly become overwhelming.

For years, I dreamed of building my home in the Philippines, but every time I looked into it, I was discouraged by how complicated it seemed. Stories of bribery for permits, contractors walking off the job, and poor workmanship didn’t help either. Finally, in October 2024, my family and I decided to take the plunge and start building our dream home.

Eight weeks in, we’re further along than I ever expected, and the process has been smoother than I imagined. But I’ll admit—if we hadn’t done our homework and leaned on the advice of trusted locals, we could’ve made some very costly mistakes. I want to share the lessons we’ve learned so far to help you avoid these pitfalls and make your own journey as smooth as possible.

The Difference Between Building in the Philippines and Abroad

Back in Australia, building a house typically involves hiring an architect to design the home and then handing those plans to a master builder who manages the construction. The builder would also coordinate subcontractors like electricians and plumbers and handle permits.

Here in the Philippines, it’s not so simple. Architects, contractors (or "builders"), and sometimes homeowners all take on overlapping roles. You may also encounter challenges like lengthy permit processes or requirements to build staff housing before starting your project. Let me explain how it works and how we navigated these differences.

Choosing an Architect

Our Initial Mistake

We started with a draftsman recommended by our lot agent. For ₱4,000, they created a design we thought was good at first. However, after reviewing it and asking friends for feedback, we realized it wasn’t what we wanted—it lacked the modern Filipino style we envisioned. Worse, we found out these drawings couldn’t be used to obtain permits.

How We Found Our Architect

A breakthrough came when I saw a friend’s house being built on Facebook. I loved their design and reached out for their architect’s contact details. After meeting with them and two others, we chose CN Architects for several reasons:

Affordability: Their quote for a complete set of plans, including architectural, structural, plumbing, and electrical, was ₱45,000. Other quotes were as high as ₱335,000—more than 10% of our total budget.
Proven Work: We had seen their previous projects and knew they could deliver the style we wanted.
Flexibility: They incorporated our ideas and even sent us a draft we loved before we signed any contracts.

The Plans You’ll Need

I initially assumed building in the Philippines would be more relaxed than back home, but the planning standards here are detailed and rigorous. Here’s what you’ll need to get started:

Architectural Plan: Layouts, elevations, and design details.
Structural Plan: Beams, columns, and load calculations signed by a certified engineer.
Sanitary/Plumbing Plan: Covers water supply and drainage.
Electrical Plan: Includes wiring and circuits.
- Our Experience: The homeowner must attend a one-day seminar on electrical safety. We avoided this by signing a Special Power of Attorney (SPA), allowing our architect to attend for a small fee.
Site Development Plan: Property layout, setbacks, and considerations for flooding or typhoons.
Mechanical Plan (if needed): For air conditioning or other systems.
Bill of Materials: Cost estimates, which determine taxes (typically 0.5%).

Permit Process

The permit process can be tedious, but having an experienced architect helped us navigate it smoothly. Here’s what we did:

Submitting Plans: Our architect handled this through an SPA. The process required zoning and barangay clearances, which included getting approval to cut down trees.
Paying Fees: The building permit cost around ₱6,000. Surprisingly, we were allowed to start excavation while waiting for final approval (about 10 days).
Building a Staff House: Before permits or electricity could be connected, we had to construct a ₱20,000 light staff house for storage and workers. With 15 workers on-site, they later built an additional shelter and toilet.

Construction Paths

You have three main options for building your home. Here’s how each one works, along with our personal insights:

Option A: Architect + Contractor Collaboration

This traditional method involves hiring an architect to design your home and a contractor to build it.

Pros:
- The architect oversees quality, ensuring the design is followed.
- Contractors handle daily construction, so you don’t need to be on-site often.
- Agreeing on a set price helps avoid cost overruns.
Cons:
- Costs can be higher, as you’re paying both professional fees and contractor margins.
- Coordination between the architect and contractor can lead to conflicts if they don’t communicate well.

Option B: Owner-Managed Build

Some owners take the architect’s plans and manage the project themselves, hiring subcontractors for specific tasks.

Pros:
- You can control costs and hire specialists for specific phases.
Cons:
- Time-intensive. You’ll need to be on-site constantly to coordinate work.
- Lack of local knowledge can lead to higher material costs or poor sourcing. For example, our architect once stepped in to replace a broken digger to prevent delays.

Option C: Architect-Led Build (Our Choice)

In this approach, the architect handles both the design and construction.

Pros:
- One point of contact simplifies communication.
- Detailed progress updates and videos kept us informed without visiting the site daily.
- Flexibility for changes: We added an outdoor kitchen and adjusted the pool depth mid-build.
- Having a large team on-site boosted productivity and morale.
- Receive a detailed quote breaking down all costs that you can agree on before starting to ensure you stay on budget.
Cons:
- Costs are slightly higher, but the peace of mind and saved time are worth it.

Closing Thoughts

Building in the Philippines is a unique journey, but with the right team, it can be incredibly rewarding. Our architect-led approach has been smooth, and while it costs about 10% more, the quality and stress reduction make it worthwhile.

If you’re starting your own build, my advice is to ask around for recommendations, visit past projects, and choose an approach that fits your time, budget, and expertise.

Yes, we might be paying 10% more than we would have if we had organized everything ourselves, but on our build of around 3 million pesos, that’s just 300,000. And when you think that Mond is at the site 6 days a week for 18 weeks, that’s a minimum of 108 days of hard work. So around 2,750 pesos a day or $48 USD. I certainly wouldn’t do all that work for $48 a day, so I'm happy to pay the fee.

Let me know if you have any questions or want to share your experiences in the comments below!