Amendment to the Developer Act 2026

Today you have two real fears.
The first is a mismatch between the website, the prospectus, and what sales are saying.
The second is that from 13 February 2026 the floor area goes straight into the price, and the conversation starts being about money, not definitions.

As of 3 February 2026, the first package of changes is already in force.
As of 3 February 2026, the second package is still ahead of you and comes into force on 13 February 2026.

Below you have the full picture.
No fluff.

Why the market says amendment 2026 even though there are two packages

In practice, people merge two things into one slogan.
Package number one entered into force on 11 July 2025 and concerns price transparency and information obligations on the website.
Package number two enters into force on 13 February 2026 and concerns how you calculate usable floor area and how you calculate the price from it in the contract.

If you do not separate this internally in your company, your teams will do it for you.
They will just do it differently.
And then you get the classic scenario.
The website says one thing.
The prospectus says another.
Sales says a third.
And suddenly the problem is not the law.
The problem is consistency.

What applies from 11 July 2025 and what it really means?

From 11 July 2025, the real estate developer is obliged to run its own website with information about the offer and prices.
This is not a marketing suggestion.
It is an obligation that only makes sense if the data is complete, up to date, and comparable.

What information must be public on the website?

You must show prices in a clear way, not starting from.
In practice, four blocks are key.

The price per 1 square meter of usable floor area for each unit or house.

The total price for each unit or house.

Costs that are not included in the base price, shown as separate items, if they concern ancillary premises, rights necessary to use the unit, or other monetary benefits payable to you.

The history of price and benefit changes with dates, maintained from the start of sales.

Here is a simple truth.
The obligation to publish prices will not kill you.
The obligation to maintain a correct change history will.

Public data and once-a-day reporting

There is one more element that many companies underestimate.
This is the obligation to provide a data set once a day to the minister responsible for digitalization, and then the publication of this data on the data portal.
This means the market can compare you not by a brochure, but by data.

If you want less stress, treat the website as a system, not as a marketing subpage.

Check our application: PanelDlaDewelopera.pl

Enforcement risk and why the topic can escalate

The entire purpose of these regulations is consumer protection.
If price communication is assessed as incorrect, the matter may enter the area of protection of collective consumer interests.

You do not need to live in fear.
You simply need to implement order.

What comes in on 13 February 2026 and why it is strong

From 13 February 2026, in the developer agreement and the reservation agreement, the price must be described as a product.
The number of square meters of usable floor area multiplied by the price per 1 square meter of that area.

This is a mental shift.
Because you stop selling brochure floor area.
You start selling usable floor area in a standard that is assigned to the property investment.

How you determine usable floor area under the regulations?

The regulations refer to the Polish Standard for determining and calculating area and volume indicators.
And now the most important thing.
The standard applicable to a property investment is determined according to the date of submission of the application for a building permit or the submission of a construction notification.

This means that in 2026 you may have projects in your portfolio calculated according to different editions of the standard.
If someone tells you that in 2026 everyone calculates in the same way, they are simplifying and taking a risk.

Which standard is indicated today and what it means for offers?

As of 3 February 2026, the currently published and commonly referenced standard is PN ISO 9836:2022 07, published on 18 July 2022.

This is important, but it is not magical.
Because your property investment may be assigned to an older edition if the construction procedure was earlier.

The market effect is brutally simple.
A dispute about floor area stops being a discussion about definitions.
A dispute about floor area becomes a discussion about an additional payment or a refund, because the floor area is directly linked to the price.

A disclaimer worth adding to offers and materials

This is not an obligation, but a reasonable communication safeguard.
Especially if you have multiple projects and different permit dates.

It is worth using such a clause in materials, on the website, and in the sales conversation.

The method of calculating usable floor area results from the Polish Standard applicable to a given property investment, determined according to the status as of the date of submission of the application for a building permit or the submission of a construction notification.
Because standards may be updated and their interpretation in practice can be disputed, the methodology for calculating floor area may change.
Therefore, the floor area and the comparability of prices per 1 square meter should always be referred to the standard assigned to a specific property investment.

This text does one thing.
It sets the context.
And it cuts off false comparisons between property investments that calculate area differently.

What does the buyer really gain?

The buyer gains three hard mechanisms.

First, they see prices, surcharges, and the history of changes before making a decision.
Second, they get greater comparability, because the price in the contract must result from usable floor area and a rate for the same type of area.
Third, pressure increases for reliable communication, because the data is public and can be analyzed.

This is buyer protection in practice.
Without posters.
With data.

Comment on the thesis “the price per meter will fall and the apartment price will rise”

This may happen.
But it is not an automatic effect of the regulations.

The price per meter will fall only if the floor area included in the price turns out to be larger than before.
A larger denominator lowers the result per meter.
Math.

The apartment price will rise only if you increase the total price for market or cost reasons.
The regulation does not increase the price.
The regulation enforces consistency of calculation.

If someone wants to discuss this honestly, let them show two results.
The floor area according to the standard applicable to the property investment before the change.
The floor area according to that standard after implementing measurements and documentation into contracts.
Only then discuss prices.

The biggest impact on the real estate developer in February 2026

The biggest impact is on the process.

1. Operational costs increase because you must maintain currency, dates, and an archive of changes on the website.
2. The space for surprise surcharges decreases, because surcharges and benefits must be visible.
3. The risk of disputes over floor area increases, because from 13 February 2026 floor area is directly tied to the price in the contract.

That is why you should not ask whether to implement this.
Ask how to implement it without chaos.

Minimum implementation checklist as of 3 February 2026

1. For each property investment, determine which edition of the standard is applicable, looking at the date of the permit application or notification.
2. Create a single source of truth for prices, surcharges, and other benefits, because the biggest risk is divergence between channels.
3. Maintain a history of changes with dates, because this is the core of the transparency obligation.
4. Update contract templates for the meters-times-rate mechanism, because this will soon enter into force for new contracts.
5. In communication, add a disclaimer about the standard, because it limits false comparisons and defuses disputes at the start.

FAQ for the sales and marketing team

Do I have to have a website for the property investment?

Yes, the obligation to publish information on a website applies from 11 July 2025.

Do I have to show surcharges if they are not included in the unit price?

Yes, additional costs should be shown as separate items.

Is the history of changes required?

Yes, the regulations require maintaining information about changes and their dates.

From 13 February 2026, does the reservation agreement also change?

Yes, the new rules also apply to reservation agreements concluded from that date.

In 2026, does every property investment have the same floor area standard?

No, the standard is assigned to the property investment according to the date of the construction procedure.

One sentence at the end

If you want a calm 2026, the winner will not be the one with a nice slogan.
The winner will be the one with consistent data, a clean change history, and a contract in which the price results from correctly calculated usable floor area.