Current Parking Space Requirements in Development Projects

The New Building Act has brought fundamental changes, but not uniformly everywhere

When Decree No. 146/2024 Coll. on Construction Requirements came into effect in 2024, many developers expected a unification of rules. Although the new Building Act centralised the construction administration, room was left for the specifics of large cities in the area of technical requirements.

In practice, it has become clear that relying solely on the national decree without checking municipal building regulations and zoning plans is a critical mistake that leads to unapprovable projects.

The three largest cities – Prague, Brno, and Ostrava – have issued their own implementing regulations based on the authorisation in the new Building Act. If you are building in these metropolitan areas, the national decree does not apply to you to the extent regulated by these specific regulations.

How requirements for apartment buildings work under the national decree

Outside the territories of Prague, Brno, and Ostrava, Decree No. 146/2024 Coll. applies. For calculating the number of parking spaces, it generally refers to the relevant Czech technical standards (especially ČSN 73 6110), unless the zoning or regulatory plan specifies otherwise.

For apartment buildings, the standard is to provide parking spaces for both residents and visitors, with the common practice being a requirement of one space per residential unit of a certain size.

Here lie the first pitfalls – a common mistake is for developers to mechanically apply coefficients without verifying the binding part of the specific municipality's zoning plan. For residential and commercial projects, it therefore makes sense to have the regulations and calculation methodology verified during the preparation phase within the scope of development and construction law. The zoning plan may set stricter coefficients than the standard.

If you are working in a municipality that prefers public transport and has this enshrined in its zoning plan, parking requirements may be reduced.

When is there an obligation to create parking spaces

The obligation to create parking spaces applies to new constructions and alterations to completed buildings if the alteration creates a demand for additional spaces. The decree provides for exemptions in specific cases, but for standard residential and commercial projects, this obligation is unavoidable.

Deciding whether and how many spaces to build is not just a mathematical task, but a legal assessment of compliance with the new Building Act and its implementing regulations. The practical impact of a faulty design (including liability between the investor and the contractor) is also discussed in our new article Did the investor give you incorrect building specifications? Who is liable for what and how the courts see it.. The lawyers at ARROWS law firm routinely check compliance with land-use planning documentation for their clients to prevent conflicts in the permit procedure.

Prague, Brno, and Ostrava: Their own building regulations mean different rules

Prague, Brno, and Ostrava have exercised their right under Section 333 of the new Building Act and have their own regulations.

Prague Building Regulations (PSP)

In Prague, the updated Prague Building Regulations are followed. The key fact is that in Prague, parking spaces are calculated based on gross floor area (GFA) using a specific methodology. The base number of spaces is derived from the GFA, but this number is then multiplied by coefficients according to the zone in which the building is located.

Prague has long been aiming to prevent an increase in private car traffic in the city centre. The regulations therefore set not only minimums but, in certain zones, also maximums for parking spaces to avoid overburdening the street network.

Brno Building Regulations (BSP)

Brno has adopted its own regulation, which came into effect on 1 July 2024. The Brno regulations also reflect the specifics of the Moravian metropolis. Here too, the principle of zoning and public transport accessibility is used. The calculation system is set up to reflect the real need in a given location.

Ostrava Building Regulations (OSP)

Ostrava has issued its building regulations, which also became effective on 1 July 2024. The Ostrava regulations emphasise blue-green infrastructure and the specifics of a post-industrial city. In the area of stationary traffic, they strive for flexibility that allows for the development of infill sites and the regeneration of brownfields without disproportionate demands on parking capacity.

How does this affect your project in practice?

If you are building in one of these three cities, you cannot use the general national decree. You must conduct an analysis according to the specific regulation of the given city (PSP, BSP, OSP), because the simple rule of "one space per apartment" does not apply across the board here.

The lawyers at ARROWS law firm routinely perform these analyses for clients and are familiar with the application practice of the building authorities in these cities.

Bicycles and electromobility: New obligations

Decree No. 146/2024 Coll. and the municipal regulations implement requirements for sustainable mobility, which brings new obligations for developers. For apartment buildings, it is mandatory to create spaces for storing bicycles, which must have sufficient capacity and be easily accessible.

According to the law and the decree, new apartment buildings with more than 2 parking spaces must have cable ducts installed for each parking space. For non-residential buildings, the requirements are even stricter and include the obligation to install charging points directly at a certain number of spaces. Ignoring these details in the project documentation leads to the need for revisions and delays in the permit process.

The most common mistakes and how to avoid them

In practice, developers make mistakes that cost them time and money. Below are the most significant ones.

Ignorance of local regulations

A developer applies national standards to a project in Prague or ignores a specific regulation in the zoning plan of a smaller municipality. The building authority then suspends the procedure or rejects the application due to a conflict with the land-use planning documentation.

Incorrect calculation of gross floor area (GFA)

The definition of GFA is precisely given in legal regulations, but a common mistake is not to include certain structures, insulation, or to incorrectly assess the attic. This leads to an underestimation of the number of parking spaces.

Underestimating preparation for electromobility

Designers sometimes forget the need to size electrical wiring and transformer stations for future electric vehicle charging (the so-called simultaneity factor). During a review of the project by the energy company, this can pose a fatal problem.

Lack of legal security for off-site parking spaces

If you are arranging parking on an adjacent plot, a verbal agreement is not enough. It is necessary to establish an easement or have a solid lease agreement that meets the building authority's requirements for the permanent provision of parking.

Off-site parking spaces: Walking distance

Decree No. 146/2024 Coll. and the municipal regulations allow for a portion of parking spaces to be located off the construction plot, provided they are within walking distance. This distance is usually set at 300 metres, measured along the actual walking route.

This solution is ideal for infill sites or cramped plots. However, building authorities require proof that the spaces will be permanently available for the building (typically an easement/easement in rem).

How to avoid penalties and negative impacts

Step 1: Legal and technical analysis of the location

Before purchasing a plot or commissioning a project, verify the zoning plan and the existence of specific municipal regulations (Prague, Brno, Ostrava).

Step 2: Accurate capacity calculation

Ensure that the designer uses the correct GFA calculation methodology and applies the current coefficients valid for 2026. Do not forget about bicycles and electromobility.

Step 3: Consultation with the authority

In case of uncertainties, use the institute of preliminary information under the Building Act, which will provide you with a binding opinion from the authority on your project before full design work begins.

Step 4: Legal audit of contracts

If you are securing parking elsewhere, have the contracts reviewed by a lawyer to ensure they are "bulletproof" for the purposes of the building permit procedure.

Conclusion

In 2026, parking standards are a complex legal and technical discipline. The new legislation and municipal regulations have brought clearer rules but also new obligations, and mistakes in the project preparation phase are extremely costly.

The lawyers at ARROWS law firm have experience with permit processes under the new Building Act and help clients navigate the labyrinth of regulations.

If you are preparing a project and want to be sure that your parking solution will stand up to scrutiny from the authorities, contact us at consultation@arws.cz.