What is owner's technical supervision and when do I need it?

Construction supervision is professional oversight of the building process, carried out independently of the contractor. Its job is to watch the quality of the work, check the invoicing, and alert the owner in time to any deviations from the design or from the correct technical procedures. You need it when you want independent control over both the quality of the build and the money spent. 1) You are building a family house with an authorised contractor and want independent control over quality and cost (this is owner's technical supervision, TDI); 2) You are building yourself (self-build), and the Building Act formally requires you to arrange building supervision (this is building supervision under the Building Act, SD).

How much does construction supervision cost?

Owner's technical supervision (TDI) starts at CZK 15,000 per month with us. The price includes site inspection days, photo documentation, invoice checks, and written records. Other services: plot assessment from CZK 10,000, assistance with the handover of a finished build from CZK 10,000, and an hourly consultation at CZK 1,800/hour (minimum 2 hours). We prepare a specific quote after a short consultation.

Is construction supervision required by law?

For self-build projects (without an authorised contractor), building supervision is mandatory. This is set out in the Building Act. For projects carried out by an authorised construction company it is not mandatory, but it is strongly recommended. Without supervision, the owner relies solely on what the contractor reports, and once the build is finished it is too late to address mistakes in concealed structures. We recommend supervision for all builds over CZK 3M and for any larger renovation where the wiring, plumbing, structure, or load-bearing elements are being changed.

How does working with construction supervision actually work?

It starts with a no-obligation consultation, where we find out your situation and propose a specific scope of service. Once you agree, we sign a mandate contract (for TDI) with a fixed price. During the build, we visit the site at the key stages (concealed structures, before concreting, before laying the floor base, and so on), take photo documentation, check the invoicing, and send records from the inspection days within 3 working days. Throughout, you have a direct phone line to the engineer responsible for your build.

How do I choose the right construction supervisor?

Three practical marks of a serious supervisor: **1) ČKAIT or ČKA authorisation, or AIN certification.** An authorised engineer, architect, or certified inspector has the right education, experience, and professional accountability. **2) Independence from the contractor.** If the contractor pays the supervisor, it is not independent supervision. It is part of their sales pitch. Independent supervision is paid for by you and works only for you. **3) Professional liability insurance.** Every technician should carry liability insurance that covers any damage caused by a mistake in their supervision. With us it is CZK 5M for the company and for each inspector individually.

Construction supervision and advisory

Building or renovating? We will watch the site for you.

Independent construction supervision and owner's technical supervision from authorized structural engineers. We assess the plot, help you choose a contractor, watch over the course of the build, and take over the completed work. Specific prices, a firm agreement.

Arrange a no-obligation consultation See the pricing

from CZK 15,000 / month
owner's technical supervision throughout the build: 30+ certified inspectors
across the Czech Republic: 1000+ inspections a year
since 2012

Certified property inspectors

Our inspectors are experienced professionals, engineers and architects with many years of practice.
An independent party between you and the contractor

We have no contractual relationship with any construction company. A supervisor from the construction company works for the build; we work only for you.
30+ inspectors across all 14 regions of the Czech Republic

We have an inspector in your region. Prague, Brno, Ostrava, Plzeň, all of the Czech Republic, and Bratislava.
100% Satisfaction guarantee

We work so that every client leaves satisfied. Client reviews rate us 4.8 out of 5.

What owner's technical supervision is

Owner's technical supervision: when you need it and what it does

What you get with us

A professional view of the build you are paying for.

We focus on what matters: the things that affect the value and use of the house in the long run, such as the structure, insulation, installations, the quality of the materials, and adherence to the technical procedures. Not every tiny scratch.

Owner's technical supervision (TDI) is an expert check on the course of construction by an independent party. The owner hires it in order to have a professional on their side, someone who understands building work, watches the quality of the work, checks the contractor's invoicing, and flags problems in time. Without TDI you are at the mercy of whatever the contractor tells you.

When you need TDI

01

You are building or renovating for the first time

You have no point of comparison and cannot tell a deviation from the standard. TDI is your experience on a retainer.
02

The contractor is proposing extra work

You need an independent person to judge whether it is justified and whether the price matches the scope.
03

The build disappears under plaster and under floors

Someone has to check the concealed structures before they vanish under the final surface.
04

You fear defects that only show up after completion

TDI is cheap insurance against expensive later repairs you can no longer do anything about.

Independent construction supervision

Why independent supervision, not the contractor's own

Construction firms sometimes offer their own site manager as "construction supervision". That is not the same as independent owner's technical supervision. The difference is simple: who that person represents and who pays them.

Supervision from the contractor

Paid by the construction firm.
Part of the contractor's build team.
Motivated not to create conflict.
Usually included in the price, "free".
A useful add-on, not a substitute.

Our independent technical supervision

Paid by you.
Outside the contractor's structure.
Motivated to protect your money and quality.
A monthly retainer from CZK 15,000.
For most builders, the main oversight.

Service pricing

Five services for builders. Transparent pricing.

We cover the entire life cycle of a build, from buying the plot to taking over the finished work. The price is agreed up front and does not change as the work goes on. Indicative amounts are below, with a specific quote after a short consultation.

01 / 05 Main service

Owner's technical supervision (TDI)

Construction supervision throughout the build. Regular site visits at the key phases, monitoring of progress, oversight of quality, checks on invoicing and the quantities billed. Special emphasis on checking concealed structures, which disappear under plaster or under the floor once the work is finished.

Who it makes sense for

People building family houses, investors in larger renovations

Output

Regular records from inspection days, photo documentation

Price

from CZK 15,000 / month

Arrange a consultation →

A monthly retainer for ongoing supervision. Includes inspection days, photo documentation, invoicing checks, and written records. Minimum 3 months.
02 / 05 Service

Site assessment before purchase

Before you buy a building plot, we verify how usable it really is. We check the zoning plan, protective zones, the municipality's building regulations, the availability of utilities, access roads, easements, and geological conditions. The output is a report assessing whether the plot is suitable for your building plans.

Who it makes sense for

Buyers of building plots, developers of smaller projects

Output

Site assessment report

Price

from CZK 10,000

A one-off service. Report within 10 working days of the order.
03 / 05 Service

Selecting and vetting the contractor

We find a reliable construction firm for you. We draw up the tender conditions, evaluate the bids, check references, and review the budgets. You avoid the two most common problems: choosing the cheapest (and then the worst) contractor, and unrealistic budgets that get revised upwards as the build goes on.

Who it makes sense for

People building family houses, investors in larger renovations

Output

A comparison of bids and a recommendation of a specific firm

Price

individual

The price depends on the size of the project and the number of firms approached. We agree it during the consultation.
04 / 05 Service

Assistance taking over the completed building

A professional takeover of the building from the contractor. A detailed check of the work carried out, drawing up a handover protocol with all the defects and snags that the contractor must remedy or settle through a reduction in the price of the work. It works much like the handover of a new build from a developer, but for your own build or renovation.

Who it makes sense for

Builders and investors in the final phase of a project

Output

A handover protocol with photo documentation and a list of defects to remedy

Price

from CZK 10,000

A one-off service. Includes a detailed inspection and a handover protocol.
05 / 05 Service

Consultation with an architect or engineer

An expert second opinion on a specific problem. A design, a decision the builder faces, a proposed solution when something unexpected turns up on site. A consultation lasts at least two hours, whether on site, online, or at our offices.

Who it makes sense for

Builders and investors dealing with a specific question, not the whole build

Output

A record with a recommendation

Price

CZK 1,800 / hour

An expert consultation, on site or online. Minimum 2 hours. On request, including a record with a recommendation.

Travel is charged at CZK 10/km, minimum CZK 500.

Terms and abbreviations

Building supervision and owner's technical supervision: what is the difference

These two terms are very often confused in everyday speech, and people routinely say "I have construction supervision on site" when in fact they have technical supervision. From the point of view of the Building Act and of practice, though, there is a fundamental difference between them.

The main difference lies in who carries out the build (whether you yourself, or a firm) and whose interests the person defends.

1. Building supervision (SD)

For self-build construction

The term is precisely defined by the Building Act and relates primarily to self-build construction.

When you need it: If you are building a house yourself (self-build) and have no professional qualification, the law obliges you to arrange building supervision.
What its job is: It oversees that the build proceeds safely, according to the approved design and to the applicable standards. It makes sure the house "does not fall down" and does not endanger its surroundings.
Whose interests it defends: In essence it defends the interests of the law (that the build is safe and lawful) and helps you, as a lay builder, to physically build the house correctly.
Who it can be: A person with the relevant education (a university or secondary building qualification with practice); it need not necessarily be an authorized engineer.

2. Owner's technical supervision (TDI)

When a contractor builds for you

Sometimes also called the builder's technical supervision. It comes into play when a construction firm carries out the build for you (turnkey or contracted out).

When you need it: If a firm is building your house. On private builds it is not required by law, but hiring it is the best investment you can make.
What its job is: It is your representative against the construction firm. It checks the quality of the work done, makes sure the firm follows the design, does not over-invoice for materials, keeps to the schedule, and above all checks the concealed work (waterproofing, the placement of reinforcement in concrete) before it disappears under the final surface.
Whose interests it defends: Exclusively your interests (the owner's interests) and your money.
Who it can be: An experienced construction professional, ideally an authorized engineer or technician. It should never be a person appointed by or connected to the construction firm.

Quick comparison

Feature	Building supervision	Owner's technical supervision (TDI)
Who carries out the build?	You (self-build)	A construction firm (contracted out)
Whom does the supervision check?	You (advising you how to build correctly)	The construction firm (checking its work)
Is it required by law?	Yes (for self-build)	No (for private builds), but strongly recommended
Main goal	Compliance with standards, safety and the design	Protecting your money and the quality of the work

What it costs and what you get for it

Do the maths: CZK 15,000 a month on a build worth CZK 8M

CZK 6–15M
price of a family house in the Czech Republic: 10–18 months
typical build time: 2–3 %
TDI as a share of the build cost: CZK 150–270k
TDI for the whole build

A family house in the Czech Republic is usually built for CZK 6 to 15 million. The build takes 10 to 18 months. Owner's technical supervision for the whole build therefore costs you on the order of CZK 150 to 270 thousand. That is 2 to 3 percent of the build cost.

For those 2 to 3 percent you get expert oversight of the build every month. A single mistake caught in time during the checks of concealed structures (badly executed waterproofing, a missing stiffening element in a reinforced-concrete structure, the wrong thickness of insulation) can return that investment many times over.

Without supervision you are at the mercy of the contractor's word. That is the cheapest option. Also the riskiest.

Conclusion

Construction supervision is not a luxury for large projects. It pays off on a CZK 5-million family house just as much as on a flat renovation worth a million. The cost of supervision is a tiny fraction of what a mistake can cost you if no one catches it in time.

How to start

How the cooperation works

A short introductory consultation is enough for us to recommend a specific service: TDI throughout the build, a one-off site assessment, assistance at the takeover, or an expert consultation. We agree the price up front and it does not change as the work goes on.

01
No-obligation consultation
Reply within 15 min
You call or write to us. You briefly describe your situation: what stage of the project you are at, what you are building, and with which contractor. We reply within 15 minutes and arrange a phone or in-person consultation. The consultation is free.
02
Proposed scope and fixed price
Fixed price
Based on your situation, we propose a specific service or combination. You receive a written quote with a fixed price. No extra billing along the way. If the scope changes, we adjust the quote in writing.
03
Contract and start of cooperation
Payment after the service
For TDI we sign a mandate contract (the statutory contract type for supervision). For one-off services we sign a works contract. After signing, we start according to the agreed schedule. We invoice after the service is delivered, not in advance.
04
Outputs and communication along the way
Records within 3 days
For TDI we send records from the inspection days within 3 working days. For one-off services we deliver the final report within the agreed deadline, usually within 10 working days. Throughout the cooperation you have a direct phone line to the specific engineer working on your build.

On television

Our engineers on a Czech TV programme about complaints over construction work

An inspector from Nemoinspekt appeared in a Czech Television report about complaints over construction work. The topic was the most common problems on family-house building sites and with tradespeople, and how a builder can prevent them.

What we help with

Three situations in which builders contact us most often

Building a family house for the first time

Most people build once in their life and learn everything as they go. Without owner's technical supervision (TDI) you are at the mercy of the contractor's word. With TDI you have professional eyes checking whether the contractor is doing what it bills for, and to the quality it should. The investment in supervision usually pays for itself simply because the contractor cannot bill for more than it actually did.
Renovating an older flat or house

A renovation usually uncovers surprises under the plaster (damp, structural problems, the state of the installations). Without technical oversight, surprises quickly turn into extra work that no one is able to assess. With us you have an independent party who decides whether the extra work is justified and whether the proposed solution makes sense.
Buying a building plot

A plot looks nice, but how usable it really is for building depends on dozens of factors that are not obvious at first glance. The zoning plan, protective zones, the municipality's building regulations, easements, the geological subsoil, transport connections. A site assessment for CZK 10,000 can save you hundreds of thousands.

FAQ

What builders ask most often

Reply within 15 minutes +420 730 193 333

What is owner's technical supervision and when do I need it?

Construction supervision is professional oversight of the building process, carried out independently of the contractor. Its job is to watch the quality of the work, check the invoicing, and alert the owner in time to any deviations from the design or from the correct technical procedures.

You need it when you want independent control over both the quality of the build and the money spent. 1) You are building a family house with an authorised contractor and want independent control over quality and cost (this is owner’s technical supervision, TDI); 2) You are building yourself (self-build), and the Building Act formally requires you to arrange building supervision (this is building supervision under the Building Act, SD).
How much does construction supervision cost?

Owner’s technical supervision (TDI) starts at CZK 15,000 per month with us. The price includes site inspection days, photo documentation, invoice checks, and written records.

Other services: plot assessment from CZK 10,000, assistance with the handover of a finished build from CZK 10,000, and an hourly consultation at CZK 1,800/hour (minimum 2 hours). We prepare a specific quote after a short consultation.
Is construction supervision required by law?

For self-build projects (without an authorised contractor), building supervision is mandatory. This is set out in the Building Act. For projects carried out by an authorised construction company it is not mandatory, but it is strongly recommended. Without supervision, the owner relies solely on what the contractor reports, and once the build is finished it is too late to address mistakes in concealed structures.

We recommend supervision for all builds over CZK 3M and for any larger renovation where the wiring, plumbing, structure, or load-bearing elements are being changed.
How does working with construction supervision actually work?

It starts with a no-obligation consultation, where we find out your situation and propose a specific scope of service. Once you agree, we sign a mandate contract (for TDI) with a fixed price.

During the build, we visit the site at the key stages (concealed structures, before concreting, before laying the floor base, and so on), take photo documentation, check the invoicing, and send records from the inspection days within 3 working days. Throughout, you have a direct phone line to the engineer responsible for your build.
How do I choose the right construction supervisor?

Three practical marks of a serious supervisor:

1) ČKAIT or ČKA authorisation, or AIN certification. An authorised engineer, architect, or certified inspector has the right education, experience, and professional accountability.

2) Independence from the contractor. If the contractor pays the supervisor, it is not independent supervision. It is part of their sales pitch. Independent supervision is paid for by you and works only for you.

3) Professional liability insurance. Every technician should carry liability insurance that covers any damage caused by a mistake in their supervision. With us it is CZK 5M for the company and for each inspector individually.

Trusted by

We work with leading partners from the real estate, development, and financial markets

Eliška Davídková

Inquiry coordinator, head office

I am here for your questions and no-obligation consultations. I will help you choose the right type of inspection and arrange an available slot with a specialist in your region.

+420 730 193 333 eliska.davidkova@nemoinspekt.cz

Free consultation

Arrange a no-obligation consultation.

Briefly describe what you are dealing with, whether a build, a renovation, a plot, or a one-off consultation. We will recommend a specific service to help you. The consultation is free and without obligation.

Building or renovating? We will watch the site for you.

Certified property inspectors

An independent party between you and the contractor

30+ inspectors across all 14 regions of the Czech Republic

100% Satisfaction guarantee

Owner's technical supervision: when you need it and what it does

Owner's technical supervision (TDI)

Site assessment before purchase

Selecting and vetting the contractor

Assistance taking over the completed building

Consultation with an architect or engineer

For self-build construction

When a contractor builds for you

Do the maths: CZK 15,000 a month on a build worth CZK 8M

No-obligation consultation

Proposed scope and fixed price

Contract and start of cooperation

Outputs and communication along the way

Our engineers on a Czech TV programme about complaints over construction work

Building a family house for the first time

Renovating an older flat or house

Buying a building plot

Eliška Davídková

Arrange a no-obligation consultation.