Building permits in Loja: IPRUS, plan approval and permit, step by step
To build in Loja you need, in order: 1) the IPRUS (Land Use Regulations Report — the document formerly called Línea de Fábrica or Urban Regulation Certificate), which defines what and how much you can build; 2) approval of the architectural drawings; 3) the construction permit (valid for 3 years); and, once finished, 4) the habitability report. Everything follows the Municipality of Loja's Ordinance 0070-2025. At Anthara we handle the full process so your project moves forward in order.
1. IPRUS (formerly Línea de Fábrica)
The starting point. The Municipality of Loja certifies the rules that apply to your lot: land use, setbacks, height and occupancy. It used to be called Línea de Fábrica or Urban Regulation Certificate; today it is the IPRUS. The issuance fee is 3% of the Unified Basic Salary (Art. 240, Ordinance 0070-2025). Without it you can't design with certainty or get drawings approved.
2. Plan approval
With the IPRUS, the architectural project is developed and filed at Document Management, addressed to the Urban Regulation and Control Office (or the Historic Center Office, depending on location). It applies to new builds, extensions, remodels or restorations, and the design must fully meet current regulations.
3. Construction permit
The only document that authorizes starting the work, valid for 3 years (LOOTUGS). It requires the approved drawings, an execution schedule, payment of 0.1% of the project budget, the notarized technical-direction contract and the INEC form (Art. 411, Ordinance 0070-2025).
4. Habitability report
On completion, it certifies that what was built matches what was approved and enables use of the property (needed, for example, for transfers under horizontal property). The fee is 5% of the Unified Basic Salary (Art. 247-248).
Other municipal procedures we handle
Beyond the build cycle, at Anthara we process title transfers, subdivisions, horizontal-property amendments, and rectification of surpluses (new boundary survey) before the Municipality of Loja. If you're not sure which procedure your case needs, we'll tell you.
| Procedure | What it enables | Fee / reference |
|---|---|---|
| IPRUS (ex Línea de Fábrica) | Your lot's rules | 3% of the UBS · Art. 240 |
| Plan approval | Validate the project | Ordinance 0070-2025 |
| Construction permit | Start the work (valid 3 years) | 0.1% of the budget · Art. 411 |
| Habitability report | Certify what was built | 5% of the UBS · Art. 247-248 |
Frequently asked questions
Does the “línea de fábrica” still exist?
Yes, but it was renamed: today it's called IPRUS (Land Use Regulations Report). It's the same base document that starts every construction procedure.
How much are the municipal fees?
As a reference under Ordinance 0070-2025: the IPRUS costs 3% of the Unified Basic Salary, the habitability report 5% of the UBS, and the construction permit 0.1% of the project budget, plus official forms. The Municipality sets the amount case by case.
How long is the construction permit valid?
Three years, under the LOOTUGS.
Does Anthara handle the paperwork for me?
Yes. We manage the IPRUS, plan approval, construction permit, habitability report and related procedures (title transfer, subdivisions, horizontal property, boundary survey) before the Municipality of Loja.
Does your project need permits? We handle the full process.
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