Participants in the Construction Process in Georgia: Functions, Certification, and Foreign Experience
30 April 2025
Shalva Giorgadze, Head of the Department of Property Relations
Introduction
The construction sector in Georgia is currently emerging as one of the most significant arenas for investment and business development. To ensure high quality, safety, and competitiveness of buildings, the government is implementing a system of mandatory certification for key specialists. This article discusses the participants in the construction process, their functions, and the requirements for professional certification. It also provides a brief overview of past regulations and compares Georgian practices with those in Kazakhstan, Armenia, Azerbaijan, Russia, Ukraine, and the UAE. Special attention is given to the possibility of foreign specialists' involvement at all stages of construction.
1. Key Participants in the Construction Process and Their Functions
Architects
Functions:
● Development of architectural sketches and creation of architectural projects reflecting the creative concept and technical execution of the project, in compliance with state requirements.
● Monitoring compliance with urban planning standards and architectural legislation.
Certification Requirements:
● Mandatory certification for architects authorized to approve projects. The procedure includes submitting an application, providing a diploma, confirming work experience, passing qualification exams, and, where necessary, undergoing practical certification.
Structural Engineers
Functions:
● Development of structural designs and conducting calculations for strength, stability, seismic resistance, and other critical parameters.
●Organizing and supervising construction works in accordance with established standards.
Certification Requirements:
●Certification confirms the competencies of structural engineers regarding structural solutions and the organization of the construction process. The procedure is similar to that for architects.
Designers of Engineering Systems
Functions:
●Development of design documentation for engineering systems: electrical supply, water supply, sewage, heating, ventilation, and air conditioning systems.
●Performing technical calculations and integrating systems into the overall project.
Certification Requirements:
●Mandatory confirmation of qualifications through specialized certification, allowing developers to work in accordance with technical standards.
Urban Planners
Functions:
● Development of general plans, development plans, and detailed urban planning plans regulating land use and territorial development.
● Ensuring the alignment of plans at national, autonomous, and municipal levels, taking into account the interests of both the state and the private sector.
Certification Requirements:
● Certification is required for urban planning specialists involved in the development and approval of plans. Specific requirements may vary, but qualification confirmation ensures high-quality planning and control.
Technical Inspectors and Safety Specialists
Functions:
● Conducting technical control and inspections of construction sites.
● Evaluating compliance with safety standards, preparing inspection reports, and monitoring the elimination of identified violations.
Certification Requirements:
● Mandatory completion of a training course at accredited centers, passing an exam, and obtaining a certificate confirming skills in technical control and inspection. This ensures that specialists can objectively evaluate the quality and safety of construction work.
Experts in Architectural and Structural Project Evaluation
Functions:
● Conducting independent evaluations of project documentation to assess quality and safety.
● Issuing conclusions necessary for project approval by clients and government bodies.
Certification Requirements:
● Specialists must undergo certification confirming their expert level, including passing relevant exams, confirming experience, and undertaking periodic professional development.
Specialists in Permitting Documentation Review
Functions:
● Analyzing and reviewing permitting documentation required for issuing construction permits.
● Ensuring an objective assessment of the compliance of documents with legal requirements.
Certification Requirements:
● Mandatory certification confirms knowledge in the analysis of permitting documentation and ensures transparency in the permitting process.
Contractors and Construction Work Performers
Functions:
● Directly performing construction work in accordance with project documentation.
● Organizing the construction process, maintaining technological regimes, and adhering to quality standards.
Certification Requirements:
● There may not be a direct requirement for mandatory certification for contractors. However, their activities are organized so that key specialists (architects, engineers, technical inspectors) must have certifications, which guarantees a high level of work performance.
Functions:
● Development of architectural sketches and creation of architectural projects reflecting the creative concept and technical execution of the project, in compliance with state requirements.
● Monitoring compliance with urban planning standards and architectural legislation.
Certification Requirements:
● Mandatory certification for architects authorized to approve projects. The procedure includes submitting an application, providing a diploma, confirming work experience, passing qualification exams, and, where necessary, undergoing practical certification.
Structural Engineers
Functions:
● Development of structural designs and conducting calculations for strength, stability, seismic resistance, and other critical parameters.
●Organizing and supervising construction works in accordance with established standards.
Certification Requirements:
●Certification confirms the competencies of structural engineers regarding structural solutions and the organization of the construction process. The procedure is similar to that for architects.
Designers of Engineering Systems
Functions:
●Development of design documentation for engineering systems: electrical supply, water supply, sewage, heating, ventilation, and air conditioning systems.
●Performing technical calculations and integrating systems into the overall project.
Certification Requirements:
●Mandatory confirmation of qualifications through specialized certification, allowing developers to work in accordance with technical standards.
Urban Planners
Functions:
● Development of general plans, development plans, and detailed urban planning plans regulating land use and territorial development.
● Ensuring the alignment of plans at national, autonomous, and municipal levels, taking into account the interests of both the state and the private sector.
Certification Requirements:
● Certification is required for urban planning specialists involved in the development and approval of plans. Specific requirements may vary, but qualification confirmation ensures high-quality planning and control.
Technical Inspectors and Safety Specialists
Functions:
● Conducting technical control and inspections of construction sites.
● Evaluating compliance with safety standards, preparing inspection reports, and monitoring the elimination of identified violations.
Certification Requirements:
● Mandatory completion of a training course at accredited centers, passing an exam, and obtaining a certificate confirming skills in technical control and inspection. This ensures that specialists can objectively evaluate the quality and safety of construction work.
Experts in Architectural and Structural Project Evaluation
Functions:
● Conducting independent evaluations of project documentation to assess quality and safety.
● Issuing conclusions necessary for project approval by clients and government bodies.
Certification Requirements:
● Specialists must undergo certification confirming their expert level, including passing relevant exams, confirming experience, and undertaking periodic professional development.
Specialists in Permitting Documentation Review
Functions:
● Analyzing and reviewing permitting documentation required for issuing construction permits.
● Ensuring an objective assessment of the compliance of documents with legal requirements.
Certification Requirements:
● Mandatory certification confirms knowledge in the analysis of permitting documentation and ensures transparency in the permitting process.
Contractors and Construction Work Performers
Functions:
● Directly performing construction work in accordance with project documentation.
● Organizing the construction process, maintaining technological regimes, and adhering to quality standards.
Certification Requirements:
● There may not be a direct requirement for mandatory certification for contractors. However, their activities are organized so that key specialists (architects, engineers, technical inspectors) must have certifications, which guarantees a high level of work performance.
2. Mandatory Certification: Deadlines, Procedure, and Features
Deadlines and Transition Period
Currently, Georgia is in a transition period lasting until the end of 2025. This entails:
● During the transition period, the absence of certification will not result in sanctions, providing time for specialists and employers to prepare for the new requirements.
● After the transition period concludes, all categories subject to mandatory certification (architects, construction engineers, appraisers, and specialists in permitting documentation) will be required to possess valid certificates to carry out their activities.
Certification Procedure
The certification procedure includes several sequential steps:
1.Application Submission:
○ The applicant submits copies of diplomas, proof of work experience, and other necessary documents.
2. Preliminary Document Review:
○ A specialized body reviews the submitted documents for compliance with established requirements.
3. Qualification Examination:
○ The exam includes a theoretical component covering current norms, standards, and legislation.
○ For certain categories (e.g., construction engineers or appraisers), a practical assessment is also required.
4.Issuance of Certificate:
○ Upon successful completion of the examination and document review, the applicant is issued a certificate confirming their qualification.
○ The certificate is typically valid for five years, after which the applicant must undergo a qualification improvement procedure or re-certification.
5.Periodic Qualification Improvement:
○ To maintain certified status, participation in qualification improvement programs is required to ensure the relevance of knowledge and skills.
Specialists Not Subject to Certification
Mandatory certification, according to the Code, covers architects, construction engineers, project appraisers, and specialists in permitting documentation analysis. For contractors, technical inspectors, and urban planners, certification may be conducted through other mechanisms (licensing, internal control, membership in professional organizations) and is regulated by separate normative acts.
Currently, Georgia is in a transition period lasting until the end of 2025. This entails:
● During the transition period, the absence of certification will not result in sanctions, providing time for specialists and employers to prepare for the new requirements.
● After the transition period concludes, all categories subject to mandatory certification (architects, construction engineers, appraisers, and specialists in permitting documentation) will be required to possess valid certificates to carry out their activities.
Certification Procedure
The certification procedure includes several sequential steps:
1.Application Submission:
○ The applicant submits copies of diplomas, proof of work experience, and other necessary documents.
2. Preliminary Document Review:
○ A specialized body reviews the submitted documents for compliance with established requirements.
3. Qualification Examination:
○ The exam includes a theoretical component covering current norms, standards, and legislation.
○ For certain categories (e.g., construction engineers or appraisers), a practical assessment is also required.
4.Issuance of Certificate:
○ Upon successful completion of the examination and document review, the applicant is issued a certificate confirming their qualification.
○ The certificate is typically valid for five years, after which the applicant must undergo a qualification improvement procedure or re-certification.
5.Periodic Qualification Improvement:
○ To maintain certified status, participation in qualification improvement programs is required to ensure the relevance of knowledge and skills.
Specialists Not Subject to Certification
Mandatory certification, according to the Code, covers architects, construction engineers, project appraisers, and specialists in permitting documentation analysis. For contractors, technical inspectors, and urban planners, certification may be conducted through other mechanisms (licensing, internal control, membership in professional organizations) and is regulated by separate normative acts.
3. Historical Overview and Comparative Analysis
Historical Aspect of Regulation
Previously, regulation of the construction industry in Georgia was less formalized:
● Control was exercised based on general construction norms and standards inherited from Soviet practices.
● Most specialists operated under self-regulation principles, relying on diplomas and personal experience without mandatory certification.
● With the development of the economy and increasing market demands, the state gradually introduced stricter legal mechanisms to ensure quality and safety.
Comparative Analysis with Foreign Practices
● Kazakhstan:
Licensing system for architects and designers with fixed license terms (usually five years) through the Ministry of Industry and Infrastructure Development.
● Armenia:
Licensing of architects, urban planners, and engineers through the Ministry of Territorial Administration and Infrastructure, with a flexible system for determining permit durations.
● Azerbaijan:
Mandatory licensing of architects and designers through the State Committee on Urban Planning and Architecture, with stringent qualification requirements.
● Russia:
The principal mechanism is membership in self-regulating organizations (SROs), allowing specialists to work indefinitely, provided they meet standards and engage in regular qualification upgrades.
● Ukraine:
Licensing of architects and engineers, along with a certification system for contractors, aimed at aligning with European standards and facilitating integration with EU legislation.
● UAE:
Licensing is conducted at the municipal level, with license durations determined by local regulations, thereby considering regional features.
Previously, regulation of the construction industry in Georgia was less formalized:
● Control was exercised based on general construction norms and standards inherited from Soviet practices.
● Most specialists operated under self-regulation principles, relying on diplomas and personal experience without mandatory certification.
● With the development of the economy and increasing market demands, the state gradually introduced stricter legal mechanisms to ensure quality and safety.
Comparative Analysis with Foreign Practices
● Kazakhstan:
Licensing system for architects and designers with fixed license terms (usually five years) through the Ministry of Industry and Infrastructure Development.
● Armenia:
Licensing of architects, urban planners, and engineers through the Ministry of Territorial Administration and Infrastructure, with a flexible system for determining permit durations.
● Azerbaijan:
Mandatory licensing of architects and designers through the State Committee on Urban Planning and Architecture, with stringent qualification requirements.
● Russia:
The principal mechanism is membership in self-regulating organizations (SROs), allowing specialists to work indefinitely, provided they meet standards and engage in regular qualification upgrades.
● Ukraine:
Licensing of architects and engineers, along with a certification system for contractors, aimed at aligning with European standards and facilitating integration with EU legislation.
● UAE:
Licensing is conducted at the municipal level, with license durations determined by local regulations, thereby considering regional features.
4. Participation of Foreign Specialists
Georgian legislation does not require citizenship for mandatory certification. Foreign specialists may participate in all stages of construction activities under the following conditions:
● Nostrification of diplomas (confirmation of equivalence to Georgian education).
● Successful completion of the same certification procedures required of Georgian citizens.
Thus, the certification system is open to foreign experts, fostering international investment and cooperation in the construction sector.
● Nostrification of diplomas (confirmation of equivalence to Georgian education).
● Successful completion of the same certification procedures required of Georgian citizens.
Thus, the certification system is open to foreign experts, fostering international investment and cooperation in the construction sector.
Conclusion
The modern certification system in Georgia aims to ensure a high level of quality and safety in construction activities. Mandatory certification covers architects, civil engineers, project evaluation experts, and specialists in permitting documentation, and involves a strict qualification procedure with periodic professional development. Historically, regulation of the construction industry was less formalized, but current measures align the sector with international standards. Comparative analysis shows that Georgia’s certification model is evolving positively, and the openness to foreign specialists further stimulates business development.
This article was prepared by the legal company JUST Advisors for a broad audience interested in doing business in the construction sector and highlights the high level of professionalism required for the successful implementation of construction projects in Georgia.
This article was prepared by the legal company JUST Advisors for a broad audience interested in doing business in the construction sector and highlights the high level of professionalism required for the successful implementation of construction projects in Georgia.
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MARIA GUSEINOVA
Leading Manager of Commercial Department
Leading Manager of Commercial Department