By Borbala Maglai, Attorney at Law, KCG Partners Law Firm
In August 2025, an amendment to Hungary’s national construction code, the Basic Rules for Settlement Planning and Construction Requirements (in Hungarian: Településrendezési és Építési Követelmények Alapszabályzata or „TÉKA”) entered into force, easing long-standing restrictions on front yard development. The reform permits the construction of small ancillary structures, such as garages, tool sheds, and irrigation-related units, in the front setback area of residential and recreational plots, subject to size and functional limits. This marks a significant policy shift, aimed at accommodating modern residential needs, particularly in suburban areas.
Importantly, the amendment also redefines the term “regulatory building line” (in Hungarian: szabályozási vonal). Under the previous regulation, only the planned boundary (defined in zoning plans) was treated as the legal building limit. The new definition includes both existing and planned boundaries, offering greater flexibility and resolving conflicts where future planning lines had blocked present-day development. This clarification may significantly increase the number of plots eligible for front-yard construction by recognizing the current physical layout of properties rather than hypothetical future road expansions.
It is important that the national amendment lifts a general prohibition, but it does not override local zoning rules (in Hungarian: Helyi Építési Szabályzat or „HÉSZ”). The permissibility of front yard construction still depends on whether municipal plans allow it. The reform functions as an enabling measure: it removes a national barrier but leaves the final determination to local authorities. In jurisdictions where local regulations remain more restrictive or silent, owners may find their intended structures still prohibited.
While the reform represents a moderate liberalization of land use rights, it raises essential questions about the balance of regulatory authority in Hungarian planning law. The shift appears motivated by functional considerations, particularly in support of modern residential needs such as vehicle storage and garden infrastructure, but it must be reconciled with the enduring role of local governments in preserving streetscape integrity and neighborhood character.
Originally published on CEE Legal Matters on October 24, 2025.