Heritage reserve, heritage zone and monument buffer zone

Besides individual cultural monuments, Czech Act No. 20/1987 Coll. on State Heritage Care protects whole areas. A heritage reserve (památková rezervace) is declared by government regulation for an area whose character and setting are defined by a group of immovable cultural monuments or archaeological finds; its protection conditions may also apply to properties that are not monuments. A heritage zone (památková zóna) is declared by the Ministry of Culture by a measure of a general nature for a settlement or part of it with fewer monuments, a historic environment or part of a landscape with significant cultural values.

Buffer zone

Where the protection of an immovable cultural monument, a reserve or a zone or their setting requires it, the municipal office of the municipality with extended powers issues a measure of a general nature on a buffer zone (ochranné pásmo). In it, the office may restrict or ban certain activities. If the owner of land not owned by the state suffers a loss as a result, they are entitled to reasonable compensation from that municipality.

What the owner of a house in a zone must comply with

The owner of a property that is not itself a monument but lies in a heritage reserve, heritage zone or buffer zone must, under Section 14(2), obtain in advance a decision or binding opinion of the municipal office of the municipality with extended powers for:

• building, alterations, landscaping and demolition,
• maintenance work on the property,
• installing or removing equipment, advertising or information signs, and work on trees.

For selected properties or types of work, the duty may be excluded by the protection plan of the reserve or zone issued by the regional office, and in a buffer zone by the measure establishing it. In a buffer zone it is always excluded for work that does not affect the outward appearance of the property in any way.

What it means for a buyer

A zone or reserve protects the character of the area, so buildings in the neighbourhood are assessed by the heritage authorities. For your own house it means that an extension, a new roof, windows or facade insulation need a binding opinion with conditions. Whether a property lies in a reserve, zone or buffer zone is shown on the title deed (type of protection) and in the NPÚ Heritage Catalogue; the boundaries are also kept in the RÚIAN register.

Frequently asked questions

Is a house in a heritage zone a cultural monument?

Not necessarily. A zone contains both monuments and ordinary houses. A cultural monument is subject to a stricter regime: every maintenance, repair or other alteration of the monument or its surroundings needs a binding opinion.

Does it also apply to work inside the house?

In a buffer zone, no, as long as the work does not affect the outward appearance of the property. For a reserve or zone the Act itself sets no such exception; the protection plan may exclude the duty.