Property Development Approval Process in Casablanca and Morocco

Overview of Development Approvals

Developing property in Morocco requires navigating a formal regulatory workflow governed by Law 12-90 on Urban Planning (Loi 12-90 relative à l'urbanisme) and Law 25-90 regarding land subdivisions (lotissements). In metropolitan areas such as Casablanca, the process is coordinated through the digital licensing portal Rokhas (rokhas.ma) and overseen by municipal authorities, the local Urban Agency (Agence Urbaine de Casablanca - AUC), and technical committees.

Phase 1: Site Verification and Zoning Controls

Before site acquisition or architectural design, developers must confirm the legal status and planning classification of the parcel.

1. Land Title Verification: The developer requests an official ownership certificate (*Certificat de propriété*) from the Agence Nationale de la Conservation Foncière, du Cadastre et de la Cartographie (ANCFCC). This confirms clear ownership, precise plot boundaries (*Plan cadastral*), and the absence of encumbrances. 2. Zoning Assessment: The developer applies for an Urban Planning Certificate (*Certificat d'urbanisme*) through Rokhas or directly from the Agence Urbaine de Casablanca. This document specifies the zoning designation under the local master plan (*Plan d'Aménagement*), building height limits (*Hauteur maximale*), floor-area ratios (*Coefficient d'Occupation du Sol - COS*), and land coverage limits (*Coefficient d'Emprise au Sol - CES*).

Modifying a zoning classification requires a formal revision of the municipality's master plan or approval through a specific derogation committee (*Commission de dérogation*), which is restricted to major industrial or social projects of public interest.

Phase 2: Design and Permit Application

Construction projects in Morocco require formal authorisation before any site preparation occurs. The primary permit application is submitted online via the Rokhas portal by a registered architect licensed with the Ordre des Architectes du Maroc.

Application Requirements

The submission dossier must contain:

• Architectural drawings signed by a licensed architect.
• Structural calculations prepared by an accredited engineering firm (*Bureau d'études techniques - BET*).
• Soil survey report (*Etude de sol*) from an independent geotechnical laboratory.
• Soil and technical oversight contract with an independent inspection bureau (*Bureau de contrôle*).
• Proof of title deed (*Titre Foncier*) issued by the ANCFCC.
• Environmental impact assessment (*Etude d'impact sur l'environnement*) if required based on project scale.

Permit Review and Issuance

Applications undergo review by a joint technical committee (*Commission mixte*) comprising representatives from the local municipality, the Agence Urbaine, Civil Defence (*Protection Civile*), and utility providers (such as Lydec in Casablanca).

Statutory processing times via the Rokhas portal are:

• 15 days for small-scale projects (*petits projets*).
• 30 to 60 days for large-scale developments (*grands projets*).

Upon approval, the President of the Communal Council (*Président du Conseil Communal*) issues the Permis de Construire (Building Permit). The permit is valid for one year, during which construction work must commence.

Phase 3: Construction Phase and Oversight

Before breaking ground, the developer must submit a notice of site opening (*Déclaration d'ouverture de chantier*) to the municipal council and procure mandatory insurance policies:

• Tous Risques Chantier (TRC): All-risk construction insurance covering site accidents and material damage during execution.
• Responsabilité Civile Décennale (RCD): Ten-year structural liability insurance covering structural failure after completion.

During execution, site inspections are carried out periodically by the municipal technical service, the *Bureau de contrôle*, and the architect of record to ensure full adherence to the approved plans.

For subdivision projects (*lotissements*), infrastructure works (roads, water, electricity, sanitation) must be completed before individual titles can be carved out. Under Bill 34-21, developers have a statutory timeframe of 5 years to complete infrastructure works for sites under 20 hectares.

Phase 4: Project Completion and Occupancy

Once physical construction is finished, the developer must obtain final completion certificates to legally deliver, lease, or register individual titles.

1. Declaration of Completion: The architect and structural engineer submit a joint declaration of completion (*Déclaration d'achèvement des travaux*) to the Communal Council. 2. Site Inspection: A technical committee conducts an on-site visit to verify that the structure strictly conforms to the approved plans, fire safety rules, and utility connection requirements. 3. Certificate Issuance: If compliant, the President of the Communal Council issues the Permis d'Habiter (Occupancy Permit for residential units) or the Certificat de Conformité (Certificate of Conformity for commercial or industrial developments). Processing typically takes 15 to 30 days post-inspection. 4. ANCFCC Registration: The final certificate is presented to the ANCFCC alongside updated surveyor plans to update the Land Title (*Titre Foncier*) and, in multi-unit developments, establish individual co-ownership division titles (*Eclatement du titre foncier*). No property unit can be legally handed over or recorded in the land registry without this step.