{"id":6008,"date":"2026-11-11T16:36:59","date_gmt":"2026-11-11T16:36:59","guid":{"rendered":"https:\/\/tiagorcorreia.com\/building-house-portugal-step-by-step\/"},"modified":"2026-11-12T09:10:38","modified_gmt":"2026-11-12T09:10:38","slug":"building-house-portugal-step-by-step","status":"publish","type":"post","link":"https:\/\/tiagorcorreia.com\/en\/building-house-portugal-step-by-step\/","title":{"rendered":"Building a house in Portugal: from the plot to the occupancy permit"},"content":{"rendered":"<div class=\"trc-art-meta\"><span><strong>Legislation &amp; Permitting<\/strong><\/span><span>13 min read<\/span><span>Updated November 2026<\/span><\/div>\n<p>Building a house in Portugal takes seven stages, always in the same order: confirm what the plot allows, ask for prior information when in doubt, have the design done, obtain planning permission or submit a prior notification, prepare the start of works, build and, at the end, notify the c\u00e2mara municipal (municipal council) that the house is about to be occupied. The <strong>occupancy permit (licen\u00e7a de utiliza\u00e7\u00e3o)<\/strong> that many people still expect is no longer issued after permitted works: you submit a notification with the site manager&#8217;s statement, and the house can be used straight away.<\/p>\n<div class=\"media\"><img decoding=\"async\" src=\"https:\/\/tiagorcorreia.com\/wp-content\/uploads\/2026\/11\/trc-construir-casa.webp\" alt=\"Contemporary single-storey house in Portugal in the final stage of construction: from the plot to the occupancy permit\" loading=\"lazy\"><\/div>\n<p>This guide follows the house in the order things happen and says, at each stage, what is decided, who signs and what the council checks. It is written for the rules in force since 1 October 2026 (Decree-Law n.\u00ba 108\/2026 and Portaria n.\u00ba 320\/2026\/1), by the people who prepare these applications. Costs and time limits for each stage have their own articles, linked throughout.<\/p>\n<div class=\"trc-art-summary\"><span class=\"trc-art-label\">The essentials in 30 seconds<\/span><\/p>\n<ul class=\"list\">\n<li><strong>The plot comes first.<\/strong> What can be built is decided by the Municipal Master Plan (PDM) and the constraints on the plot, before any drawing.<\/li>\n<li><strong>The council assesses the architecture,<\/strong> not the interior or the engineering designs: those are guaranteed by the designers&#8217; statements of responsibility (RJUE, Article 20(1) and (8)).<\/li>\n<li><strong>Approval does not start the works.<\/strong> They start once the fees are paid, the works documents are filed and the council has been told at least five days in advance (Articles 80 and 80-A).<\/li>\n<li><strong>At the end, there is no permit to wait for.<\/strong> You notify occupancy with the site manager&#8217;s statement, and the house can be lived in as soon as it is submitted (Article 62-A).<\/li>\n<\/ul>\n<\/div>\n<div class=\"trc-ax\" data-ax-stagger=\"0.1\" style=\"display:flex;flex-wrap:wrap;gap:12px;margin:26px 0;\">\n<div style=\"flex:1 1 150px;background:var(--trc-creme);padding:20px 20px 18px;\">\n<p style=\"font-size:48px;line-height:1;font-weight:300;color:var(--trc-ink);margin:0 0 10px;\"><span data-ax-count=\"7\">7<\/span><\/p>\n<p style=\"font-size:13.5px;line-height:1.4;color:var(--trc-ink);margin:0 0 6px;\">stages, from plot to occupancy<\/p>\n<p style=\"font-size:11px;line-height:1.3;color:var(--trc-soft);margin:0;\">This guide<\/p>\n<\/div>\n<div style=\"flex:1 1 150px;background:var(--trc-creme);padding:20px 20px 18px;\">\n<p style=\"font-size:48px;line-height:1;font-weight:300;color:var(--trc-ink);margin:0 0 10px;\"><span data-ax-count=\"14\">14<\/span><\/p>\n<p style=\"font-size:13.5px;line-height:1.4;color:var(--trc-ink);margin:0 0 6px;\">engineering designs at most, depending on the works<\/p>\n<p style=\"font-size:11px;line-height:1.3;color:var(--trc-soft);margin:0;\">Portaria 320\/2026\/1, Annex V, item 26<\/p>\n<\/div>\n<div style=\"flex:1 1 150px;background:var(--trc-creme);padding:20px 20px 18px;\">\n<p style=\"font-size:48px;line-height:1;font-weight:300;color:var(--trc-ink);margin:0 0 10px;\"><span data-ax-count=\"5\">5<\/span><\/p>\n<p style=\"font-size:13.5px;line-height:1.4;color:var(--trc-ink);margin:0 0 6px;\">days&#8217; notice to the council before works start<\/p>\n<p style=\"font-size:11px;line-height:1.3;color:var(--trc-soft);margin:0;\">RJUE, Art. 80-A<\/p>\n<\/div>\n<div style=\"flex:1 1 150px;background:var(--trc-creme);padding:20px 20px 18px;\">\n<p style=\"font-size:48px;line-height:1;font-weight:300;color:var(--trc-ink);margin:0 0 10px;\"><span data-ax-count=\"0\">0<\/span><\/p>\n<p style=\"font-size:13.5px;line-height:1.4;color:var(--trc-ink);margin:0 0 6px;\">days of waiting to move in, once occupancy is notified<\/p>\n<p style=\"font-size:11px;line-height:1.3;color:var(--trc-soft);margin:0;\">RJUE, Art. 62-A(2)<\/p>\n<\/div>\n<\/div>\n<div class=\"trc-diagram\"><span class=\"trc-art-label\">From plot to keys<\/span><\/p>\n<div class=\"trc-ax-steps\" data-ax-stagger=\"0.14\" style=\"display:flex;flex-wrap:wrap;gap:18px 20px;\">\n<div style=\"flex:1 1 120px;border-top:2px solid var(--trc-ink);padding:14px 0 6px;\">\n<p style=\"font-size:11px;font-weight:700;letter-spacing:1.6px;text-transform:uppercase;color:var(--trc-soft);margin:0 0 8px;\">1<\/p>\n<p style=\"font-size:18px;line-height:1.25;font-weight:600;color:var(--trc-ink);margin:0 0 6px;\">Plot<\/p>\n<p style=\"font-size:13.5px;line-height:1.45;color:var(--trc-soft);margin:0;\">What the PDM and the constraints allow.<\/p>\n<\/div>\n<div style=\"flex:1 1 120px;border-top:2px solid var(--trc-ink);padding:14px 0 6px;\">\n<p style=\"font-size:11px;font-weight:700;letter-spacing:1.6px;text-transform:uppercase;color:var(--trc-soft);margin:0 0 8px;\">2<\/p>\n<p style=\"font-size:18px;line-height:1.25;font-weight:600;color:var(--trc-ink);margin:0 0 6px;\">PIP<\/p>\n<p style=\"font-size:13.5px;line-height:1.45;color:var(--trc-soft);margin:0;\">Optional: the council answers before the design.<\/p>\n<\/div>\n<div style=\"flex:1 1 120px;border-top:2px solid var(--trc-ink);padding:14px 0 6px;\">\n<p style=\"font-size:11px;font-weight:700;letter-spacing:1.6px;text-transform:uppercase;color:var(--trc-soft);margin:0 0 8px;\">3<\/p>\n<p style=\"font-size:18px;line-height:1.25;font-weight:600;color:var(--trc-ink);margin:0 0 6px;\">Design<\/p>\n<p style=\"font-size:13.5px;line-height:1.45;color:var(--trc-soft);margin:0;\">Architecture and engineering, coordinated.<\/p>\n<\/div>\n<div style=\"flex:1 1 120px;border-top:2px solid var(--trc-ink);padding:14px 0 6px;\">\n<p style=\"font-size:11px;font-weight:700;letter-spacing:1.6px;text-transform:uppercase;color:var(--trc-soft);margin:0 0 8px;\">4<\/p>\n<p style=\"font-size:18px;line-height:1.25;font-weight:600;color:var(--trc-ink);margin:0 0 6px;\">Permit<\/p>\n<p style=\"font-size:13.5px;line-height:1.45;color:var(--trc-soft);margin:0;\">Or prior notification, depending on the plot.<\/p>\n<\/div>\n<div style=\"flex:1 1 120px;border-top:2px solid var(--trc-ink);padding:14px 0 6px;\">\n<p style=\"font-size:11px;font-weight:700;letter-spacing:1.6px;text-transform:uppercase;color:var(--trc-soft);margin:0 0 8px;\">5<\/p>\n<p style=\"font-size:18px;line-height:1.25;font-weight:600;color:var(--trc-ink);margin:0 0 6px;\">Start<\/p>\n<p style=\"font-size:13.5px;line-height:1.45;color:var(--trc-soft);margin:0;\">Fees, contractor, site manager, notice.<\/p>\n<\/div>\n<div style=\"flex:1 1 120px;border-top:2px solid var(--trc-ink);padding:14px 0 6px;\">\n<p style=\"font-size:11px;font-weight:700;letter-spacing:1.6px;text-transform:uppercase;color:var(--trc-soft);margin:0 0 8px;\">6<\/p>\n<p style=\"font-size:18px;line-height:1.25;font-weight:600;color:var(--trc-ink);margin:0 0 6px;\">Works<\/p>\n<p style=\"font-size:13.5px;line-height:1.45;color:var(--trc-soft);margin:0;\">Site logbook, changes, deadline.<\/p>\n<\/div>\n<div style=\"flex:1 1 120px;border-top:2px solid var(--trc-ink);padding:14px 0 6px;\">\n<p style=\"font-size:11px;font-weight:700;letter-spacing:1.6px;text-transform:uppercase;color:var(--trc-soft);margin:0 0 8px;\">7<\/p>\n<p style=\"font-size:18px;line-height:1.25;font-weight:600;color:var(--trc-ink);margin:0 0 6px;\">Occupancy<\/p>\n<p style=\"font-size:13.5px;line-height:1.45;color:var(--trc-soft);margin:0;\">Notice to the council; move in straight away.<\/p>\n<\/div>\n<\/div>\n<\/div>\n<h2>Build or buy?<\/h2>\n<p>Before the plot, there is a question many people ask: is it worth building, or is it better to buy a ready-built house? The figures help, as long as like is compared with like.<\/p>\n<p>In September 2026, the median bank valuation of houses was \u20ac1,621\/m\u00b2 nationally, \u20ac2,708\/m\u00b2 in the Set\u00fabal Peninsula and \u20ac2,942\/m\u00b2 in Greater Lisbon (INE). That is the value of a finished house, new or second-hand, with the land included. Building a mid-range house costs \u20ac1,650 to \u20ac1,900\/m\u00b2 for the works alone, without VAT or land; adding design, fees, utility connections and a contingency reserve, the practice estimates around \u20ac1,930 to \u20ac2,410\/m\u00b2.<\/p>\n<div class=\"trc-diagram\"><span class=\"trc-art-label\">Euros per square metre<\/span><\/p>\n<p style=\"font-size:11px;font-weight:700;letter-spacing:1.6px;text-transform:uppercase;color:var(--trc-soft);margin:6px 0 14px;\">Ready-built house \u00b7 bank valuation of houses, Sep. 2026, land included<\/p>\n<div style=\"margin:0 0 14px;\">\n<div style=\"display:flex;justify-content:space-between;align-items:baseline;gap:12px;margin:0 0 6px;\">\n<p style=\"font-size:14px;line-height:1.3;color:var(--trc-ink);margin:0;\">Portugal<\/p>\n<p style=\"font-size:14px;font-weight:600;color:var(--trc-ink);margin:0;white-space:nowrap;\">\u20ac1,621<\/p>\n<\/div>\n<div style=\"height:12px;background:rgba(0,0,0,0.06);\">\n<div class=\"trc-ax-rail\" style=\"height:12px;width:54.0%;background:var(--trc-oatmeal);\"><\/div>\n<\/div>\n<\/div>\n<div style=\"margin:0 0 14px;\">\n<div style=\"display:flex;justify-content:space-between;align-items:baseline;gap:12px;margin:0 0 6px;\">\n<p style=\"font-size:14px;line-height:1.3;color:var(--trc-ink);margin:0;\">North<\/p>\n<p style=\"font-size:14px;font-weight:600;color:var(--trc-ink);margin:0;white-space:nowrap;\">\u20ac1,551<\/p>\n<\/div>\n<div style=\"height:12px;background:rgba(0,0,0,0.06);\">\n<div class=\"trc-ax-rail\" style=\"height:12px;width:51.7%;background:var(--trc-oatmeal);\"><\/div>\n<\/div>\n<\/div>\n<div style=\"margin:0 0 14px;\">\n<div style=\"display:flex;justify-content:space-between;align-items:baseline;gap:12px;margin:0 0 6px;\">\n<p style=\"font-size:14px;line-height:1.3;color:var(--trc-ink);margin:0;\">Set\u00fabal Peninsula<\/p>\n<p style=\"font-size:14px;font-weight:600;color:var(--trc-ink);margin:0;white-space:nowrap;\">\u20ac2,708<\/p>\n<\/div>\n<div style=\"height:12px;background:rgba(0,0,0,0.06);\">\n<div class=\"trc-ax-rail\" style=\"height:12px;width:90.3%;background:var(--trc-oatmeal);\"><\/div>\n<\/div>\n<\/div>\n<div style=\"margin:0 0 14px;\">\n<div style=\"display:flex;justify-content:space-between;align-items:baseline;gap:12px;margin:0 0 6px;\">\n<p style=\"font-size:14px;line-height:1.3;color:var(--trc-ink);margin:0;\">Greater Lisbon<\/p>\n<p style=\"font-size:14px;font-weight:600;color:var(--trc-ink);margin:0;white-space:nowrap;\">\u20ac2,942<\/p>\n<\/div>\n<div style=\"height:12px;background:rgba(0,0,0,0.06);\">\n<div class=\"trc-ax-rail\" style=\"height:12px;width:98.1%;background:var(--trc-oatmeal);\"><\/div>\n<\/div>\n<\/div>\n<p style=\"font-size:11px;font-weight:700;letter-spacing:1.6px;text-transform:uppercase;color:var(--trc-soft);margin:22px 0 14px;\">Building \u00b7 mid range, no land, no VAT<\/p>\n<div style=\"margin:0 0 14px;\">\n<div style=\"display:flex;justify-content:space-between;align-items:baseline;gap:12px;margin:0 0 6px;\">\n<p style=\"font-size:14px;line-height:1.3;color:var(--trc-ink);margin:0;\">Works only<\/p>\n<p style=\"font-size:14px;font-weight:600;color:var(--trc-ink);margin:0;white-space:nowrap;\">\u20ac1,650\u20131,900<\/p>\n<\/div>\n<div style=\"height:12px;background:rgba(0,0,0,0.06);\">\n<div class=\"trc-ax-rail\" style=\"height:12px;width:63.3%;display:flex;\"><span style=\"display:block;height:12px;width:86.8%;background:rgba(46,45,45,0.22);\"><\/span><span style=\"display:block;height:12px;flex:1;background:var(--trc-ink);\"><\/span><\/div>\n<\/div>\n<\/div>\n<div style=\"margin:0 0 14px;\">\n<div style=\"display:flex;justify-content:space-between;align-items:baseline;gap:12px;margin:0 0 6px;\">\n<p style=\"font-size:14px;line-height:1.3;color:var(--trc-ink);margin:0;\">Works, design, fees, utility connections and contingency<\/p>\n<p style=\"font-size:14px;font-weight:600;color:var(--trc-ink);margin:0;white-space:nowrap;\">\u2248\u20ac1,930\u20132,410<\/p>\n<\/div>\n<div style=\"height:12px;background:rgba(0,0,0,0.06);\">\n<div class=\"trc-ax-rail\" style=\"height:12px;width:80.3%;display:flex;\"><span style=\"display:block;height:12px;width:80.1%;background:rgba(46,45,45,0.22);\"><\/span><span style=\"display:block;height:12px;flex:1;background:var(--trc-ink);\"><\/span><\/div>\n<\/div>\n<\/div>\n<p style=\"font-size:12px;line-height:1.4;color:var(--trc-soft);margin:14px 0 0;\">Sources: INE (Statistics Portugal), median bank valuation by type of building (September 2026, published 27-10-2026); construction cost and additional costs (+17 to 27%) from the article on <a href=\"\/en\/cost-build-house-2026-portugal\/\">how much it costs to build a house<\/a>. Valuation and cost do not measure exactly the same thing: read them as orders of magnitude.<\/p>\n<\/div>\n<p>The reading is simple. Across the country as a whole and in the North, buying a ready-built house is usually cheaper per square metre than building. In Greater Lisbon and the Set\u00fabal Peninsula, finished houses are already worth more per square metre than they cost to build, and the deciding factor becomes the price of the land.<\/p>\n<p>There is also what the figures do not show:<\/p>\n<ul class=\"list\">\n<li><strong>Time.<\/strong> Buying takes months; building takes years. The estimate for the whole journey is in the <a href=\"\/en\/cost-build-house-2026-portugal\/\">article on cost<\/a>.<\/li>\n<li><strong>Fit.<\/strong> A house you build answers the brief, orientation and comfort you choose; a ready-built house makes you adapt to it, or renovate.<\/li>\n<li><strong>Risk.<\/strong> When building, the risk lies in the plot and the permit, and stages 1 and 2 of this guide are there to reduce it. When buying, it lies in the condition of the house and the legality of past works: check that what exists matches what was permitted.<\/li>\n<\/ul>\n<h2>1. The plot: knowing what can be built<\/h2>\n<p>Before designing, you need to know what the council will let you build on that plot. The answer lies in the Municipal Master Plan (PDM): the land class, urban or rustic, the zoning category and the parameters that follow from it, such as floor area, height and setbacks. On top of that come the constraints that can limit or prevent building, such as the National Ecological Reserve (REN), the National Agricultural Reserve (RAN), easements and heritage protection zones, and the services the plot has: access, water, sewerage and electricity.<\/p>\n<p style=\"font-size:13px;color:var(--trc-soft);margin:0 0 4px;\">Three layers, read in this order:<\/p>\n<div class=\"trc-ax\" data-ax-stagger=\"0.16\" style=\"display:flex;flex-direction:column;gap:6px;margin:22px 0 24px;\">\n<div style=\"margin-left:0;background:var(--trc-oatmeal);padding:16px 20px;display:flex;flex-wrap:wrap;gap:6px 18px;align-items:baseline;\">\n<p style=\"font-size:11px;font-weight:700;letter-spacing:1.6px;text-transform:uppercase;color:var(--trc-ivory);margin:0;flex:0 0 190px;white-space:nowrap;\">1 \u00b7 Plan<\/p>\n<p style=\"font-size:15px;line-height:1.45;color:var(--trc-ivory);margin:0;flex:1 1 220px;\">Land class, zoning category, floor area, height, setbacks.<\/p>\n<\/div>\n<div style=\"margin-left:6%;background:var(--trc-creme);padding:16px 20px;display:flex;flex-wrap:wrap;gap:6px 18px;align-items:baseline;\">\n<p style=\"font-size:11px;font-weight:700;letter-spacing:1.6px;text-transform:uppercase;color:var(--trc-ink);margin:0;flex:0 0 190px;white-space:nowrap;\">2 \u00b7 Constraints<\/p>\n<p style=\"font-size:15px;line-height:1.45;color:var(--trc-ink);margin:0;flex:1 1 220px;\">REN, RAN, easements, heritage protection zones.<\/p>\n<\/div>\n<div style=\"margin-left:12%;background:var(--trc-ivory);border:1px solid var(--trc-line);padding:16px 20px;display:flex;flex-wrap:wrap;gap:6px 18px;align-items:baseline;\">\n<p style=\"font-size:11px;font-weight:700;letter-spacing:1.6px;text-transform:uppercase;color:var(--trc-ink);margin:0;flex:0 0 190px;white-space:nowrap;\">3 \u00b7 Services<\/p>\n<p style=\"font-size:15px;line-height:1.45;color:var(--trc-ink);margin:0;flex:1 1 220px;\">Access, water, sewerage, electricity.<\/p>\n<\/div>\n<\/div>\n<p>On rustic land, housing depends on specific rules in the PDM and the law; the article on the <a href=\"\/en\/land-law-housing-rustic-land\/\">rustic land law<\/a> explains what has changed. If you have not bought yet, run these checks before the deed: they are gathered in the <a href=\"\/en\/before-buying-plot-ten-steps\/\">ten steps to check before buying a plot<\/a>.<\/p>\n<p>When the plan is not clear-cut, the <a href=\"\/en\/landscope\/\">LANDSCOPE<\/a> study runs this check in 48 hours: PDM, constraints and a feasibility indicator, before money is spent on design or on the purchase.<\/p>\n<h2>2. Prior information: when it is worth it<\/h2>\n<p>The prior information request (pedido de informa\u00e7\u00e3o pr\u00e9via, PIP) is optional. You ask the council, before the design, whether the house is feasible and on what conditions, and a favourable answer binds the council in the next decision (RJUE, Articles 14 and 17). It pays off when the PDM can be read in different ways, when there are constraints or when buying the plot depends on the answer.<\/p>\n<p>There are two types. The simple PIP confirms feasibility and the conditions that apply. The full PIP includes the architectural design and the other items in Article 14(2) and, if favourable, removes the need for planning permission or prior notification altogether (Article 17(2)). Time limits, validity and cost are in the guide to the <a href=\"\/en\/prior-information-request-pip-portugal\/\">prior information request<\/a>.<\/p>\n<h2>3. The design: architecture first, engineering after<\/h2>\n<p>The architectural design defines the house: siting, plans with the area of every room, elevations with the materials and colours of the fa\u00e7ades, sections through the ground (Portaria n.\u00ba 320\/2026\/1, Annex V, item 25). This is the part the council assesses, and only on what the law tells it to check: the municipal plan, easements and public-interest restrictions, the proposed use, urban and landscape integration where the municipality regulates it, and services (RJUE, Article 20(1)).<\/p>\n<p>There can be up to fourteen engineering designs, depending on the works: structure, water and sewerage, rainwater, electrical, telecommunications, thermal performance, acoustics and fire safety, among others (Annex V, item 26). They are filed with the initial application or after the architecture is approved (Article 20(4)).<\/p>\n<div style=\"display:flex;flex-wrap:wrap;gap:12px;margin:22px 0;\">\n<div data-ax style=\"flex:1 1 240px;background:var(--trc-creme);padding:22px 24px;\">\n<p style=\"font-size:11px;font-weight:700;letter-spacing:1.6px;text-transform:uppercase;color:var(--trc-ink);margin:0 0 12px;\">The council assesses<\/p>\n<p style=\"font-size:15px;line-height:1.45;color:var(--trc-ink);margin:0 0 8px;\">Municipal plan and preventive measures<\/p>\n<p style=\"font-size:15px;line-height:1.45;color:var(--trc-ink);margin:0 0 8px;\">Easements and public-interest restrictions<\/p>\n<p style=\"font-size:15px;line-height:1.45;color:var(--trc-ink);margin:0 0 8px;\">Proposed use<\/p>\n<p style=\"font-size:15px;line-height:1.45;color:var(--trc-ink);margin:0 0 8px;\">Urban and landscape integration, if regulated<\/p>\n<p style=\"font-size:15px;line-height:1.45;color:var(--trc-ink);margin:0 0 8px;\">Services<\/p>\n<p style=\"font-size:12px;line-height:1.4;color:var(--trc-ink);opacity:.75;margin:12px 0 0;\">RJUE, Art. 20(1)<\/p>\n<\/div>\n<div data-ax style=\"flex:1 1 240px;background:var(--trc-ink);padding:22px 24px;\">\n<p style=\"font-size:11px;font-weight:700;letter-spacing:1.6px;text-transform:uppercase;color:var(--trc-ivory);margin:0 0 12px;\">Left to the designers&#8217; statements<\/p>\n<p style=\"font-size:15px;line-height:1.45;color:var(--trc-ivory);margin:0 0 8px;\">Interior aspects of the architecture<\/p>\n<p style=\"font-size:15px;line-height:1.45;color:var(--trc-ivory);margin:0 0 8px;\">Engineering designs<\/p>\n<p style=\"font-size:15px;line-height:1.45;color:var(--trc-ivory);margin:0 0 8px;\">Compatibility between designs, guaranteed by the coordinator<\/p>\n<p style=\"font-size:12px;line-height:1.4;color:var(--trc-ivory);opacity:.75;margin:12px 0 0;\">RJUE, Art. 20(8); Portaria 320\/2026\/1, Annex V, item 12<\/p>\n<\/div>\n<\/div>\n<p>The council does not assess interior aspects or engineering designs in advance: the designers&#8217; statements of responsibility are enough to guarantee compliance with the rules (Article 20(8)). That is why coordination matters so much. A clash between the structure and the services is not caught by the council: it shows up on site. The design coordinator signs a statement guaranteeing compatibility between all the designs (Annex V, item 12).<\/p>\n<p>What the practice delivers at each stage is on the <a href=\"\/en\/services\/architectural-design\/\">architectural design<\/a> page; fees are covered in the article on <a href=\"\/en\/architectural-project-cost-portugal-fees\/\">how much an architectural project costs<\/a>.<\/p>\n<h2>4. Planning permission or prior notification<\/h2>\n<p>A new house needs prior control by the council, unless a favourable full PIP removes that need, and the rule is planning permission (RJUE, Article 4(2)(c)). It goes through prior notification when the plot lies in a subdivision, detailed plan or implementation unit that already sets the siting, height and floor area, or in a consolidated urban area where the house complies with the plan, is no taller than the most common fa\u00e7ade height on that stretch of street and involves no land cessions (Article 4(4)(d) and (e)). A swimming pool attached to the house also goes through prior notification (point (j)).<\/p>\n<p>It is not a choice: when the works qualify for prior notification, planning permission is no longer available (Article 4(6)). With planning permission you wait for the council&#8217;s decision; with prior notification there is no decision to wait for, and works can go ahead once the fees are paid and the start of works has been notified (Article 34(2)). How to tell which applies is explained in <a href=\"\/en\/planning-permission-or-prior-notification\/\">planning permission or prior notification<\/a>; legal time limits and fees in <a href=\"\/en\/cost-house-planning-permission-portugal\/\">how much planning permission for a house costs<\/a>.<\/p>\n<p>There is no longer a building alvar\u00e1 (permit document). The permit consists of the proof of payment of the fees, the last application filed, with the summary of the operation, and the notice of approval, or the proof of submission when approval is tacit (Article 4-A(2)). This set is what you show the bank, the contractor or the notary.<\/p>\n<h2>5. Before works start<\/h2>\n<p>Approval is not enough to start. For works under planning permission, they can only begin once the fees are paid and the documents for carrying out the works are filed (RJUE, Article 80(1)), as listed in Portaria n.\u00ba 320\/2026\/1:<\/p>\n<div style=\"overflow-x:auto;-webkit-overflow-scrolling:touch;margin:20px 0 8px;\">\n<table style=\"width:100%;min-width:460px;border-collapse:collapse;font-size:15px;line-height:1.45;margin:0;\">\n<thead>\n<tr>\n<th style=\"text-align:left;vertical-align:top;padding:12px 14px;background:var(--trc-oatmeal);color:var(--trc-ivory);font-weight:600;\">What is filed<\/th>\n<th style=\"text-align:left;vertical-align:top;padding:12px 14px;background:var(--trc-oatmeal);color:var(--trc-ivory);font-weight:600;\">What for<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td style=\"vertical-align:top;padding:12px 14px;border-bottom:1px solid rgba(0,0,0,0.12);\">Contractor&#8217;s licence or certificate, issued by IMPIC<\/td>\n<td style=\"vertical-align:top;padding:12px 14px;border-bottom:1px solid rgba(0,0,0,0.12);\">To prove the firm is qualified for the type and value of the works<\/td>\n<\/tr>\n<tr>\n<td style=\"vertical-align:top;padding:12px 14px;border-bottom:1px solid rgba(0,0,0,0.12);\">Workers&#8217; compensation policy<\/td>\n<td style=\"vertical-align:top;padding:12px 14px;border-bottom:1px solid rgba(0,0,0,0.12);\">To cover the workers on site (Law n.\u00ba 98\/2009)<\/td>\n<\/tr>\n<tr>\n<td style=\"vertical-align:top;padding:12px 14px;border-bottom:1px solid rgba(0,0,0,0.12);\">Contract and statement of responsibility of the site manager, and of the site supervisor, if any<\/td>\n<td style=\"vertical-align:top;padding:12px 14px;border-bottom:1px solid rgba(0,0,0,0.12);\">To identify who answers for the works<\/td>\n<\/tr>\n<tr>\n<td style=\"vertical-align:top;padding:12px 14px;border-bottom:1px solid rgba(0,0,0,0.12);\">Professionals&#8217; liability insurance<\/td>\n<td style=\"vertical-align:top;padding:12px 14px;border-bottom:1px solid rgba(0,0,0,0.12);\">To cover those who manage and supervise<\/td>\n<\/tr>\n<tr>\n<td style=\"vertical-align:top;padding:12px 14px;border-bottom:1px solid rgba(0,0,0,0.12);\">Proof of fees and, where required, of the bond<\/td>\n<td style=\"vertical-align:top;padding:12px 14px;border-bottom:1px solid rgba(0,0,0,0.12);\">To make the permit effective<\/td>\n<\/tr>\n<tr>\n<td style=\"vertical-align:top;padding:12px 14px;border-bottom:1px solid rgba(0,0,0,0.12);\">Document proving the right to carry out the works<\/td>\n<td style=\"vertical-align:top;padding:12px 14px;border-bottom:1px solid rgba(0,0,0,0.12);\">To establish the standing of the owner or their representative<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<p style=\"font-size:13px;color:var(--trc-soft);margin:0 0 20px;\">Source: Portaria n.\u00ba 320\/2026\/1, Annex V, item 35.<\/p>\n<div class=\"trc-diagram\"><span class=\"trc-art-label\">Countdown to the start<\/span><\/p>\n<div class=\"trc-ax-steps\" data-ax-stagger=\"0.18\" style=\"display:flex;flex-wrap:wrap;gap:18px 20px;\">\n<div style=\"flex:1 1 130px;border-top:2px solid var(--trc-ink);padding:14px 0 6px;\">\n<p style=\"font-size:26px;line-height:1.1;font-weight:300;color:var(--trc-ink);margin:0 0 6px;\">Before<\/p>\n<p style=\"font-size:11px;font-weight:700;letter-spacing:1.6px;text-transform:uppercase;color:var(--trc-soft);margin:0 0 6px;\">Fees and documents<\/p>\n<p style=\"font-size:13.5px;line-height:1.45;color:var(--trc-soft);margin:0;\">Fees paid and works documents filed (Art. 80).<\/p>\n<\/div>\n<div style=\"flex:1 1 130px;border-top:2px solid var(--trc-ink);padding:14px 0 6px;\">\n<p style=\"font-size:26px;line-height:1.1;font-weight:300;color:var(--trc-ink);margin:0 0 6px;\">D\u22125<\/p>\n<p style=\"font-size:11px;font-weight:700;letter-spacing:1.6px;text-transform:uppercase;color:var(--trc-soft);margin:0 0 6px;\">Notice<\/p>\n<p style=\"font-size:13.5px;line-height:1.45;color:var(--trc-soft);margin:0;\">Inform the council and post the notice on site (Art. 80-A(1) and (5)).<\/p>\n<\/div>\n<div style=\"flex:1 1 130px;border-top:2px solid var(--trc-ink);padding:14px 0 6px;\">\n<p style=\"font-size:26px;line-height:1.1;font-weight:300;color:var(--trc-ink);margin:0 0 6px;\">D<\/p>\n<p style=\"font-size:11px;font-weight:700;letter-spacing:1.6px;text-transform:uppercase;color:var(--trc-soft);margin:0 0 6px;\">Start<\/p>\n<p style=\"font-size:13.5px;line-height:1.45;color:var(--trc-soft);margin:0;\">Works begin; the site logbook opens (Art. 97).<\/p>\n<\/div>\n<div style=\"flex:1 1 130px;border-top:2px solid var(--trc-ink);padding:14px 0 6px;\">\n<p style=\"font-size:26px;line-height:1.1;font-weight:300;color:var(--trc-ink);margin:0 0 6px;\">+1 year<\/p>\n<p style=\"font-size:11px;font-weight:700;letter-spacing:1.6px;text-transform:uppercase;color:var(--trc-soft);margin:0 0 6px;\">Lapse<\/p>\n<p style=\"font-size:13.5px;line-height:1.45;color:var(--trc-soft);margin:0;\">Without a start, the notice lapses (Art. 80-A(6)).<\/p>\n<\/div>\n<\/div>\n<\/div>\n<p>At least five days before starting, the owner informs the council of the start of works and of who is carrying them out, even for exempt works (Article 80-A(1)), and posts the works notice on site, visible from the street (paragraph 5). That notice lapses if works do not start within one year (paragraph 6).<\/p>\n<p>On plots with a basement there is a useful shortcut: for works under planning permission, once the architecture is approved, the council can authorise demolition, excavation and perimeter retaining works before the final decision, against a bond to restore the ground (Article 81(1)).<\/p>\n<h2>6. The works<\/h2>\n<p>Whoever carries out the works must follow the designs and the conditions of the permit or prior notification exactly (RJUE, Article 80-A(2)). The construction period is set with the permit, based on the schedule proposed by the applicant, and runs from payment of the fees; under prior notification, it is the period the applicant states, within the limits of the municipal regulation (Article 58(1) to (3)). If the works cannot be finished in time, you file a reasoned extension request, and the council has 15 days to decide; without an answer, the request is deemed granted (paragraph 5).<\/p>\n<p>The site manager records in the site logbook (livro de obra), which stays on site, the start and completion dates, any stoppages and every change to the design (Article 97(1) and (2)). The logbook is there for inspection and is not handed to the council at the end (paragraph 4).<\/p>\n<div style=\"background:var(--trc-oatmeal);padding:22px 24px;margin:22px 0;\">\n<p style=\"font-size:11px;font-weight:700;letter-spacing:1.6px;text-transform:uppercase;color:var(--trc-ivory);margin:0 0 8px;\">In practice: changes during the works<\/p>\n<p style=\"font-size:16px;line-height:1.55;color:var(--trc-ivory);margin:0;\">Changes during the works are normal, and the law distinguishes three cases (Article 83). Those that would be exempt in their own right, such as an interior change that does not touch the structure or the fa\u00e7ades, are made without notice. The others are notified beforehand, in time to be finished when occupancy is notified. An extension or a change of siting goes back to the original procedure. In every case they are recorded in the site logbook and in the as-built drawings.<\/p>\n<\/div>\n<p>Once the works are finished, the site is cleared, the area cleaned and any damage to public infrastructure repaired. Without this, or a bond guaranteeing it, the house cannot be used (Article 86).<\/p>\n<h2>7. The occupancy permit: what is filed at the end<\/h2>\n<p>The expression is still the most widely used, but it no longer matches what happens today after works under planning permission or prior notification.<\/p>\n<div data-ax style=\"background:var(--trc-oatmeal);color:var(--trc-ivory);border-radius:12px;padding:6px 28px;margin:20px 0 8px;\">\n<div style=\"padding:22px 0;\">\n<p style=\"font-size:11px;font-weight:700;letter-spacing:1.8px;text-transform:uppercase;color:var(--trc-ivory);margin:0 0 14px;\">Occupying the new house<\/p>\n<div style=\"display:flex;flex-wrap:wrap;gap:16px;align-items:stretch;\">\n<div style=\"flex:1 1 200px;\">\n<p style=\"font-size:10px;font-weight:700;letter-spacing:1.2px;text-transform:uppercase;color:rgba(235,234,228,0.55);margin:0 0 5px;\">What people expect<\/p>\n<p style=\"margin:0;color:rgba(235,234,228,0.85);font-size:15px;line-height:1.55;\">Ask the council for an occupancy permit and wait for the inspection and the decision.<\/p>\n<\/div>\n<div style=\"flex:0 0 24px;display:flex;align-items:center;justify-content:center;color:var(--trc-ivory);font-size:22px;font-weight:700;\"><span class=\"trc-ax-arrow\" style=\"display:inline-block;\">&rarr;<\/span><\/div>\n<div style=\"flex:1 1 200px;\">\n<p style=\"font-size:10px;font-weight:700;letter-spacing:1.2px;text-transform:uppercase;color:var(--trc-ivory);margin:0 0 5px;\">What the law provides<\/p>\n<p style=\"margin:0;color:#ffffff;font-size:15px;line-height:1.55;font-weight:600;\">A prior notification of occupancy, with the site manager&#8217;s statement. The house can be used as soon as it is submitted.<\/p>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<p>Occupancy depends on a prior notification to the council, on the form set by Portaria n.\u00ba 320\/2026\/1, with a statement of responsibility from the site manager or site supervisor declaring that the works match the design and that any exempt changes comply with the law (RJUE, Article 62-A(1)). The house can be used immediately after submission (paragraph 2). The possibility of using the house straight after filing comes from the 2024 planning simplification reform, the Simplex urban\u00edstico (Decree-Law n.\u00ba 10\/2024); Decree-Law n.\u00ba 108\/2026 turned it into a prior notification with its own form.<\/p>\n<p>Only a few items are needed (Portaria n.\u00ba 320\/2026\/1, Annex V, item 39):<\/p>\n<ul class=\"list\">\n<li>access code to the permanent land registry certificate and the caderneta predial (property tax record);<\/li>\n<li>as-built drawings, with changes marked, if there were exempt changes during the works;<\/li>\n<li>photographs of the property and the statistical form;<\/li>\n<li>statement from the site manager or site supervisor, with the professionals&#8217; liability insurance.<\/li>\n<\/ul>\n<p>The council then checks that the file is complete and, if anything is missing, asks for it (Article 62-A(3)). A different case is occupancy that does not follow works under prior control, such as changing a building&#8217;s use without works: it goes through prior notification with a time limit, under which the council has ten days to reject it or order an inspection (Articles 62-B and 64).<\/p>\n<h2>Who signs what, stage by stage<\/h2>\n<p>Each stage has a different person in charge. Knowing who signs saves waiting for the council when the decision lies with someone else.<\/p>\n<div style=\"overflow-x:auto;-webkit-overflow-scrolling:touch;margin:20px 0 8px;\">\n<table style=\"width:100%;min-width:600px;border-collapse:collapse;margin:0;\">\n<thead>\n<tr>\n<th style=\"text-align:left;vertical-align:bottom;padding:10px 12px;border-bottom:2px solid var(--trc-ink);font-size:11px;font-weight:700;letter-spacing:1.2px;text-transform:uppercase;color:var(--trc-ink);\">Stage<\/th>\n<th style=\"text-align:left;vertical-align:bottom;padding:10px 12px;border-bottom:2px solid var(--trc-ink);font-size:11px;font-weight:700;letter-spacing:1.2px;text-transform:uppercase;color:var(--trc-ink);\">Owner<\/th>\n<th style=\"text-align:left;vertical-align:bottom;padding:10px 12px;border-bottom:2px solid var(--trc-ink);font-size:11px;font-weight:700;letter-spacing:1.2px;text-transform:uppercase;color:var(--trc-ink);\">Designers<\/th>\n<th style=\"text-align:left;vertical-align:bottom;padding:10px 12px;border-bottom:2px solid var(--trc-ink);font-size:11px;font-weight:700;letter-spacing:1.2px;text-transform:uppercase;color:var(--trc-ink);\">Site manager<\/th>\n<th style=\"text-align:left;vertical-align:bottom;padding:10px 12px;border-bottom:2px solid var(--trc-ink);font-size:11px;font-weight:700;letter-spacing:1.2px;text-transform:uppercase;color:var(--trc-ink);\">Council<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);font-weight:600;\">PIP<\/td>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);\"><span data-ax=\"scale\" style=\"display:inline-block;width:12px;height:12px;border-radius:50%;margin:0 0 6px;background:var(--trc-ink);\"><\/span><span style=\"display:block;\">applies<\/span><\/td>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);\"><span data-ax=\"scale\" style=\"display:inline-block;width:12px;height:12px;border-radius:50%;margin:0 0 6px;border:2px solid var(--trc-ink);box-sizing:border-box;\"><\/span><span style=\"display:block;\">in the full PIP<\/span><\/td>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);color:var(--trc-line);\">\u2014<\/td>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);\"><span data-ax=\"scale\" style=\"display:inline-block;width:12px;height:12px;border-radius:50%;margin:0 0 6px;background:var(--trc-ink);\"><\/span><span style=\"display:block;\">answers and is bound<\/span><\/td>\n<\/tr>\n<tr>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);font-weight:600;\">Design<\/td>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);color:var(--trc-line);\">\u2014<\/td>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);\"><span data-ax=\"scale\" style=\"display:inline-block;width:12px;height:12px;border-radius:50%;margin:0 0 6px;background:var(--trc-ink);\"><\/span><span style=\"display:block;\">statements of responsibility<\/span><\/td>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);color:var(--trc-line);\">\u2014<\/td>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);\"><span data-ax=\"scale\" style=\"display:inline-block;width:12px;height:12px;border-radius:50%;margin:0 0 6px;background:var(--trc-ink);\"><\/span><span style=\"display:block;\">assesses the architecture<\/span><\/td>\n<\/tr>\n<tr>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);font-weight:600;\">Permit or notification<\/td>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);\"><span data-ax=\"scale\" style=\"display:inline-block;width:12px;height:12px;border-radius:50%;margin:0 0 6px;background:var(--trc-ink);\"><\/span><span style=\"display:block;\">applies or notifies<\/span><\/td>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);color:var(--trc-line);\">\u2014<\/td>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);color:var(--trc-line);\">\u2014<\/td>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);\"><span data-ax=\"scale\" style=\"display:inline-block;width:12px;height:12px;border-radius:50%;margin:0 0 6px;background:var(--trc-ink);\"><\/span><span style=\"display:block;\">decides the permit; under notification, checks afterwards<\/span><\/td>\n<\/tr>\n<tr>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);font-weight:600;\">Start<\/td>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);\"><span data-ax=\"scale\" style=\"display:inline-block;width:12px;height:12px;border-radius:50%;margin:0 0 6px;background:var(--trc-ink);\"><\/span><span style=\"display:block;\">informs the council<\/span><\/td>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);color:var(--trc-line);\">\u2014<\/td>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);\"><span data-ax=\"scale\" style=\"display:inline-block;width:12px;height:12px;border-radius:50%;margin:0 0 6px;background:var(--trc-ink);\"><\/span><span style=\"display:block;\">statement and contract; contractor&#8217;s IMPIC<\/span><\/td>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);\"><span data-ax=\"scale\" style=\"display:inline-block;width:12px;height:12px;border-radius:50%;margin:0 0 6px;border:2px solid var(--trc-ink);box-sizing:border-box;\"><\/span><span style=\"display:block;\">receives the notice<\/span><\/td>\n<\/tr>\n<tr>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);font-weight:600;\">Works<\/td>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);color:var(--trc-line);\">\u2014<\/td>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);color:var(--trc-line);\">\u2014<\/td>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);\"><span data-ax=\"scale\" style=\"display:inline-block;width:12px;height:12px;border-radius:50%;margin:0 0 6px;background:var(--trc-ink);\"><\/span><span style=\"display:block;\">site logbook<\/span><\/td>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);\"><span data-ax=\"scale\" style=\"display:inline-block;width:12px;height:12px;border-radius:50%;margin:0 0 6px;background:var(--trc-ink);\"><\/span><span style=\"display:block;\">inspects<\/span><\/td>\n<\/tr>\n<tr>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);font-weight:600;\">Occupancy<\/td>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);\"><span data-ax=\"scale\" style=\"display:inline-block;width:12px;height:12px;border-radius:50%;margin:0 0 6px;background:var(--trc-ink);\"><\/span><span style=\"display:block;\">submits the notification<\/span><\/td>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);color:var(--trc-line);\">\u2014<\/td>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);\"><span data-ax=\"scale\" style=\"display:inline-block;width:12px;height:12px;border-radius:50%;margin:0 0 6px;background:var(--trc-ink);\"><\/span><span style=\"display:block;\">statement of conformity<\/span><\/td>\n<td style=\"vertical-align:top;padding:12px;border-bottom:1px solid rgba(0,0,0,0.12);font-size:13.5px;line-height:1.35;color:var(--trc-ink);\"><span data-ax=\"scale\" style=\"display:inline-block;width:12px;height:12px;border-radius:50%;margin:0 0 6px;border:2px solid var(--trc-ink);box-sizing:border-box;\"><\/span><span style=\"display:block;\">checks afterwards<\/span><\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<p style=\"font-size:13px;color:var(--trc-soft);margin:6px 0 4px;\"><span style=\"display:inline-block;width:10px;height:10px;border-radius:50%;background:var(--trc-ink);vertical-align:middle;\"><\/span> signs or decides &nbsp; <span style=\"display:inline-block;width:10px;height:10px;border-radius:50%;border:2px solid var(--trc-ink);box-sizing:border-box;vertical-align:middle;\"><\/span> partly involved<\/p>\n<p style=\"font-size:13px;color:var(--trc-soft);margin:0 0 20px;\">Source: RJUE, Articles 17, 20, 34, 62-A, 80-A and 97; Portaria n.\u00ba 320\/2026\/1, Annex V, items 11, 12, 35 and 39.<\/p>\n<div class=\"trc-art-faq\"><span class=\"trc-art-label\">Frequently asked questions<\/span><\/p>\n<h3>Where do you start when building a house?<\/h3>\n<p>With the plot: check in the Municipal Master Plan what can be built there, the constraints affecting it (REN, RAN, easements, heritage) and the services it has. If the answer is not clear, a prior information request to the council confirms it before the design and, in its full form, removes the need for planning permission (RJUE, Articles 14 and 17).<\/p>\n<h3>Is it better to build or buy a house?<\/h3>\n<p>It depends on the region and the price of land. In September 2026, the median bank valuation of houses was \u20ac1,621\/m\u00b2 nationally and \u20ac2,942\/m\u00b2 in Greater Lisbon, land included (INE). Building in the mid range costs \u20ac1,650 to \u20ac1,900\/m\u00b2 for the works alone, without VAT or land. Outside the metropolitan areas, buying tends to be cheaper; in Greater Lisbon, the price of land is what decides.<\/p>\n<h3>How long does it take to build a house?<\/h3>\n<p>It depends mainly on two stages: permitting, with legal time limits for each step, and construction, whose period is set with the permit based on the proposed schedule (RJUE, Article 58). Our estimate for the whole journey, from design to keys, is in the article on how much it costs to build a house; the council&#8217;s legal time limits are in the article on how much planning permission for a house costs.<\/p>\n<h3>How many m\u00b2 can I build without permission?<\/h3>\n<p>A new house is not exempt: it needs planning permission, prior notification or a favourable full PIP. Small structures next to the house are exempt as works of minor urban significance, such as an outbuilding of up to 10 m\u00b2 and 2.2 m high, or the height of the ground floor, that does not adjoin the street (RJUE, Article 6-A(1)(a)). The municipal regulation may set other limits, the exemption does not apply to listed buildings or their protection zones, and even exempt works must be notified to the council at least five days before they start (Article 80-A).<\/p>\n<h3>Can I move in before the council replies?<\/h3>\n<p>Yes. After works under planning permission or prior notification, the house can be used as soon as the occupancy notification is submitted with its documents (RJUE, Article 62-A(2)). The council checks the documents afterwards.<\/p>\n<h3>What is the site logbook and who fills it in?<\/h3>\n<p>It is the record of the relevant facts of the works: start and completion dates, stoppages and every change to the design. The site manager fills it in, it stays on site for inspectors to consult, and it is not handed to the council at the end (RJUE, Article 97).<\/p>\n<h3>Can I change the design during the works?<\/h3>\n<p>Yes. Changes that would be exempt in their own right are made without notice; the others are notified to the council in time to be finished before the occupancy notification; an extension or a change of siting follows the original procedure (RJUE, Article 83). All of them are recorded in the site logbook and in the as-built drawings.<\/p>\n<\/div>\n<div class=\"trc-lead\" id=\"pedido\"><span class=\"trc-lead-kicker\">Request a proposal<\/span><h3 class=\"trc-lead-title\">Planning to build a house?<\/h3><p class=\"trc-lead-text\">Send us the location or the caderneta predial (property tax record) of the plot and the brief for the house. We will tell you what the PDM allows and which procedure applies, and send a fee proposal with stages and deadlines.<\/p>\n<div class=\"wpcf7 no-js\" id=\"wpcf7-f5817-o1\" lang=\"en-US\" dir=\"ltr\" data-wpcf7-id=\"5817\">\n<div class=\"screen-reader-response\"><p role=\"status\" aria-live=\"polite\" aria-atomic=\"true\"><\/p> <ul><\/ul><\/div>\n<form action=\"\/en\/wp-json\/wp\/v2\/posts\/6008#wpcf7-f5817-o1\" method=\"post\" class=\"wpcf7-form init wpcf7-acceptance-as-validation\" aria-label=\"Contact form\" novalidate=\"novalidate\" data-status=\"init\">\n<fieldset class=\"hidden-fields-container\"><input type=\"hidden\" name=\"_wpcf7\" value=\"5817\" \/><input type=\"hidden\" name=\"_wpcf7_version\" value=\"6.2.5\" \/><input type=\"hidden\" name=\"_wpcf7_locale\" value=\"en_US\" \/><input type=\"hidden\" name=\"_wpcf7_unit_tag\" value=\"wpcf7-f5817-o1\" \/><input type=\"hidden\" name=\"_wpcf7_container_post\" value=\"0\" \/><input type=\"hidden\" name=\"_wpcf7_posted_data_hash\" value=\"\" \/>\n<\/fieldset>\n<div class=\"trc-lf\">\n<div class=\"trc-lf-row\"><span class=\"wpcf7-form-control-wrap\" data-name=\"your-name\"><input size=\"40\" maxlength=\"400\" class=\"wpcf7-form-control wpcf7-text wpcf7-validates-as-required\" autocomplete=\"name\" aria-required=\"true\" aria-invalid=\"false\" placeholder=\"Name*\" value=\"\" type=\"text\" name=\"your-name\" \/><\/span><\/div>\n<div class=\"trc-lf-row\"><span class=\"wpcf7-form-control-wrap\" data-name=\"your-contact\"><input size=\"40\" maxlength=\"400\" class=\"wpcf7-form-control wpcf7-text wpcf7-validates-as-required\" aria-required=\"true\" aria-invalid=\"false\" placeholder=\"Email or phone*\" value=\"\" type=\"text\" name=\"your-contact\" \/><\/span><\/div>\n<div class=\"trc-lf-row trc-lf-msg\"><span class=\"wpcf7-form-control-wrap\" data-name=\"your-message\"><textarea cols=\"40\" rows=\"3\" maxlength=\"2000\" class=\"wpcf7-form-control wpcf7-textarea wpcf7-validates-as-required\" aria-required=\"true\" aria-invalid=\"false\" placeholder=\"What you need and where* (e.g. a house on a plot in Sintra)\" name=\"your-message\"><\/textarea><\/span><\/div>\n<div class=\"trc-consent\"><span class=\"wpcf7-form-control-wrap\" data-name=\"gdpr-consent\"><span class=\"wpcf7-form-control wpcf7-acceptance\"><span class=\"wpcf7-list-item\"><label><input type=\"checkbox\" name=\"gdpr-consent\" value=\"1\" aria-invalid=\"false\" \/><span class=\"wpcf7-list-item-label\">I have read and accept the <a href=\"\/en\/privacy-policy\/\">Privacy Policy<\/a><\/span><\/label><\/span><\/span><\/span><\/div>\n<div class=\"trc-lf-actions\"><input class=\"wpcf7-form-control wpcf7-submit has-spinner trc-lf-btn\" type=\"submit\" value=\"Request a proposal\" \/><\/div>\n<\/div><span class=\"trc-hp\" aria-hidden=\"true\" style=\"position:absolute!important;left:-10000px!important;width:1px!important;height:1px!important;overflow:hidden!important;\"><label>Website <input type=\"text\" name=\"_trc_url\" value=\"\" tabindex=\"-1\" autocomplete=\"off\"><\/label><\/span><input type=\"hidden\" name=\"_trc_t\" value=\"\"><div class=\"wpcf7-response-output\" aria-hidden=\"true\"><\/div>\n<\/form>\n<\/div>\n<p class=\"trc-lead-alt\">Prefer to talk now? <a href=\"tel:+351918660664\">+351 918 660 664<\/a><span aria-hidden=\"true\"> \u00b7 <\/span><a href=\"mailto:geral@tiagorcorreia.com\">geral@tiagorcorreia.com<\/a><\/p><\/div>\n<p class=\"trc-src\">Official sources: <a href=\"https:\/\/diariodarepublica.pt\/dr\/detalhe\/decreto-lei\/108-2026-1128002421\" target=\"_blank\" rel=\"noopener\">Decree-Law n.\u00ba 108\/2026 (RJUE republished: Articles 4, 4-A, 6, 6-A, 14, 17, 20, 34, 58, 62-A, 62-B, 64, 80, 80-A, 81, 83, 86 and 97)<\/a> \u00b7 <a href=\"https:\/\/diariodarepublica.pt\/dr\/detalhe\/portaria\/320-2026-1153698591\" target=\"_blank\" rel=\"noopener\">Portaria n.\u00ba 320\/2026\/1, Annex V<\/a> \u00b7 <a href=\"https:\/\/files.diariodarepublica.pt\/1s\/2026\/07\/14705\/0000200003.pdf\" target=\"_blank\" rel=\"noopener\">Decree-Law n.\u00ba 155-B\/2026 (in force from 1 October 2026)<\/a> \u00b7 <a href=\"https:\/\/diariodarepublica.pt\/dr\/legislacao-consolidada\/decreto-lei\/1999-34563175\" target=\"_blank\" rel=\"noopener\">RJUE, consolidated version<\/a> \u00b7 <a href=\"https:\/\/www.ine.pt\/xportal\/xmain?xpid=INE&amp;xpgid=ine_indicadores&amp;indOcorrCod=0012248\" target=\"_blank\" rel=\"noopener\">INE, median bank valuation (indicator 0012248)<\/a>.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>The seven stages of building a house in Portugal in 2026: plot, PIP, design, permit, start of works, construction and occupancy, and who signs each one.<\/p>\n","protected":false},"author":1,"featured_media":6005,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[126],"tags":[],"class_list":["post-6008","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-legislation-permitting"],"_links":{"self":[{"href":"https:\/\/tiagorcorreia.com\/en\/wp-json\/wp\/v2\/posts\/6008","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/tiagorcorreia.com\/en\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/tiagorcorreia.com\/en\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/tiagorcorreia.com\/en\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/tiagorcorreia.com\/en\/wp-json\/wp\/v2\/comments?post=6008"}],"version-history":[{"count":1,"href":"https:\/\/tiagorcorreia.com\/en\/wp-json\/wp\/v2\/posts\/6008\/revisions"}],"predecessor-version":[{"id":6011,"href":"https:\/\/tiagorcorreia.com\/en\/wp-json\/wp\/v2\/posts\/6008\/revisions\/6011"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/tiagorcorreia.com\/en\/wp-json\/wp\/v2\/media\/6005"}],"wp:attachment":[{"href":"https:\/\/tiagorcorreia.com\/en\/wp-json\/wp\/v2\/media?parent=6008"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/tiagorcorreia.com\/en\/wp-json\/wp\/v2\/categories?post=6008"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/tiagorcorreia.com\/en\/wp-json\/wp\/v2\/tags?post=6008"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}