Construction project management and owner's representation in Prague

It covers representing the owner across the whole project: setting the brief, coordinating the designer and technical disciplines, obtaining the permit, tendering and appointing the contractor, controlling the budget and variations, supervising the site, snagging, the use permit and handover with full documentation. In short, everything around the building work, so your part is limited to decisions and signatures.

In 2026 it typically runs between 1.5% and 3% of construction cost, or a monthly retainer from roughly CZK 18,000 on smaller jobs. The percentage falls as the budget rises. These are indicative ranges — the fee is fixed only after an inspection and an agreed scope.

For a straightforward refurbishment that does not touch load-bearing structure, does not change the external appearance and does not change the use, a permit is usually not required. Once you remove a structural wall, alter the flat's layout as recorded in the ownership declaration, change the use, or work in a heritage-protected building, a permit is required. Which applies to your flat is a question for an inspection and the drawings, not a general answer.

The new Building Act replaced the old two-step process of a zoning decision followed by a building permit with a single permit for the project, and the separate notification procedure no longer exists. The closest equivalent today is the fast-track procedure for simple structures, available where consents, binding opinions and documentation are all complete at the point of filing. A defined group of minor works needs no permit at all.

The authority's own decision takes weeks under the fast-track route and longer under the standard procedure. In practice the bigger part of the calendar goes on collecting binding opinions from consultees and utility operators before you file. For a typical Prague job, plan on several weeks to three months from instruction to a final decision.

It depends how the contracts are set up. If the owner holds separate contracts with each trade, each one is liable only for its own part and every dispute about the interface lands on the owner. We set the contracts up so that responsibility for each package and each deadline is written down, and we pursue defects on your behalf using the takeover records and photographs.

On a job worth hundreds of thousands or millions of koruna, usually yes. It pays for itself in two places: inspecting work before it is covered up, where mistakes are most expensive to undo, and challenging variations, where budgets quietly leak. If you cannot be on site weekly and read a valuation, supervision is cheaper than going without.

Yes — that is a large part of why this service exists. You give a power of attorney, we deal with the authorities, the designer and the contractors, and you receive site meeting minutes, photographs and a live budget. We communicate in English and Czech, and the decisions that need you are put to you in writing with a price and a deadline attached.

Because with eight contracts you are the coordinator. You chase dates, you deal with the tiler who cannot start because the electrician has not finished, and you carry the risk when they blame each other. With one contract there is one point of contact, one budget and one person to ring when something does not add up.