Building permit in Portugal: the national rules
Building work in Portugal is governed by the RJUE (Regime Jurídico da Urbanização e da Edificação), applied by each municipal council. This page summarises the national rules, with sources. Where to file in your municipality is on its own page.
Which version is in force
- The current RJUE is the one republished in the Annex of Decreto-Lei 108/2026 of 29 May 2026. The decree-law enters into force on the first working day of the third month after publication (art 13, n. 1), which is August 2026.
- The older reform is Decreto-Lei 10/2024 of 8 January 2024 (Simplex urbanism). Figures from that era, such as the old 120, 150 and 200 day deadlines, are not in the current art 23 and should not be used.
- Whether an act after 29 May 2026 amends the RJUE again is not checked here.
Licence, prior communication or exempt
Three regimes exist: licence (licença), simple prior communication (mera comunicação prévia) and prior communication with a deadline (comunicação prévia com prazo). RJUE art 4 and 6.
- A licence is required for subdivision (loteamento) and urbanisation works not under prior communication; construction, alteration or extension works not under prior communication; works on classified or protected heritage and in their protection zones; demolition not covered by a reconstruction licence; works in areas with easements or public-utility restrictions not already covered by a detail plan, subdivision or execution unit; and operations that remove facade tiles (azulejos).
- Prior communication applies, among others, to works inside an area covered by a detail plan, execution unit or subdivision that already sets the parameters; to construction, alteration or extension in a consolidated urban zone that follows the municipal plans and does not exceed the most frequent facade height of the street frontage between the two nearest cross streets; and to swimming pools associated with a main building. Where communication applies, the applicant cannot choose a licence.
- Prior communication with a deadline applies to use or change of use of a building or unit not preceded by such works.
- Exempt from both licence and communication: conservation works; interior alterations that do not change the exterior and do not affect stability (or are covered by a stability project and a responsibility statement by a qualified technician); works of minor urbanistic relevance; reconstruction of buildings or units; demolition of illegal buildings; and some others listed in art 6, n. 1.
- A parcel split (destaque) is exempt when both resulting parcels front public roads, inside an urban perimeter or rural cluster. Outside, extra conditions apply: housing only, at most two dwellings, and the remainder keeps the minimum area. No new split from the original parcel for 10 years (art 6, n. 4 to 6).
- Exempt does not mean free of rules: plans, easements, technical norms and heritage rules still apply, and inspection is possible (art 6, n. 8).
The legal definition of works of minor urbanistic relevance was not read for this guide, so no thresholds are given here. Municipal regulations may also define it; ask the council.
Who may sign the architecture project
- "Projects of architecture are drawn up by architects with valid registration in the Ordem dos Arquitectos." Lei 31/2009, art 10, n. 2. This is the wording of the 2009 original text. Lei 25/2018 amends only art 25 and annex II of Lei 31/2009, not art 10, but Lei 40/2015 and any later act were not opened, so the wording of art 10 is unverified against the current consolidated version.
- Projects are drawn up and signed by a team of architects, engineers, technical engineers and, where needed, landscape architects, each in the area of their qualifications (art 10, n. 1 and art 4, n. 1).
- A project coordinator is always required for projects under licence or communication (art 8).
- Structural, foundation and containment projects: civil engineers (Ordem dos Engenheiros) or technical civil engineers (ANET), with a limit for complex structures (art 10, n. 3).
- Each author signs a responsibility statement (termo de responsabilidade), RJUE art 20, n. 8.
Decision deadlines
Licence (RJUE art 20, 23, 24-A):
- The council decides the architecture project within 30 days (art 20, n. 3). The 30 days count from the end of the screening and preliminary appraisal period, or from receipt of items admitted after the prior hearing, or from receipt of the last external opinion.
- The specialty projects are filed within 6 months of notification of the architecture approval if not filed with the request. The mayor may extend once by up to 3 months (art 20, n. 4 and 5).
- Final decision, failing which tacit approval (deferimento tácito) arises (art 23, n. 1): 20 days for building and demolition works, counted from filing of the specialty projects, or from architecture approval if they were filed with the request; 45 days for subdivisions; 30 days for urbanisation works and land remodelling.
- Tacit approval is itself the act that permits the works (art 26).
Prior communication (art 34, 35): there is no municipal approval act. Works may start after payment of fees and the notice of start of works. The council checks afterwards and may notify the applicant once, within 10 days, to supply missing elements.
After approval
- Under a licence, works start after payment of fees and delivery of the execution elements set by ministerial portaria (art 80, n. 1).
- At least 5 days before starting, the promoter informs the council, including for exempt works, and names the person in charge of execution. A site notice must be visible from the public road up to 5 days before the start (art 80-A).
- The execution period is fixed by the council at approval, following the applicant's schedule (art 58).
Where to file
Communication is addressed to the mayor and made through the electronic platform of art 8-A (art 35, n. 1). The platform's details are set by portaria and were not opened. Each municipality's own route is on its page; start from the list of municipalities.
Not covered
Forms and required documents (set by portaria), licence validity periods, municipal fees (each council sets them in its own regulation) and the technical norms of construction are not covered here.
Sources
- Decreto-Lei 108/2026, of 29 May 2026 (contains the republished RJUE)
- Decreto-Lei 10/2024, of 8 January 2024
- Lei 31/2009, of 3 July 2009 (2009 text)
- Lei 25/2018, of 14 June 2018
Read from the official PDFs of the Diário da República on 2026-11-05. This is a summary, not legal advice.