Building a house Portugal – steps to building your home

Building a house or a development project is a process that takes time.

Before starting your project, you should take into consideration different phases such as the current urban planning regulations (both general and specific to each municipality), public easements, regulations, among others, up until the beginning of the construction of your project.

Such as current urban planning regulations (both general and specific to each municipality), regulations, project planning, permits, among others, up until the actual construction itself.

It is important to note that with the entry into force of Decree-Law No. 10/2024 – known as the urban ‘Simplex’ – a significant change was made to the Legal Framework for Urbanization and Building (RJUE). Its main objective was to reform and simplify the licensing processes within the scope of urban planning and land management.

However, before starting your process, it is advisable to consult the respective Municipal Council. This step provides initial guidance and identifies potential challenges before moving on to the next phase. For this purpose, the legal framework provides two possible paths through which you can obtain accurate information about the building capacity of the land and the feasibility of the project you intend to implement.

Planning of each stage:

• Define the plot: Choose a location that meets your needs and check the urban planning conditions with the Municipal Council.
• Initial budget: Calculate the estimated costs for land acquisition, architectural design, construction, and finishing.

Source of financing: If necessary, consult banks for home or construction loans.

PURCHASE OF THE LAND

• Check feasibility: Consult the Municipal Master Plan (PDM) to ensure that the land permits construction.

Request for Preliminary Information

According to Article 14 of the RJUE, two types of Preliminary Information Requests (PIP) are provided for:

• Generic PIP – Through which any interested party, in a simplified manner, asks the municipality whether it is possible to carry out a specific intention in light of the existing regulations. This Generic PIP does not require the submission of specific supporting documents and may have a variable content depending on the request and the elements presented by the applicant.
• Qualified PIP, through which the applicant asks the municipality in detail whether it is possible to carry out a specific intention in light of the existing regulations, based on the elements presented. This Qualified PIP requires the submission of specific supporting documents, as described in Ordinance No. 71-A of February.

Projects for exempted works

Considering the reduction of prior control by Municipal Councils over urban operations with significant impact on the built environment, which are now exempt from prior control, the responsibilities of the various stakeholders (owner, designers, executing entity, etc.) become more evident. Exemption from prior control only means that the licensing authority does not need to give its prior consent for carrying out the urban operation. However, the licensing authority must be informed that it will take place (the owner must notify the start of the work), and it is subject to inspection by the authority. Since exemption from prior control does not mean exemption from compliance with applicable legal and regulatory standards, the following must be ensured in works exempt from prior control:

The existence of projects (architecture and specialized disciplines);

That the private owner ensures that the works are carried out by properly licensed construction companies;

Required documentation: Property registration certificate, property tax booklet, and technical data sheet of the land.

Purchase and sale agreement: Formalize the purchase through a public deed.

Architectural and Specialized Projects

• Hire an architect: Develop a project aligned with local regulations.
• Engineering and specialties: Includes structural, water and sewage, electrical, thermal, and acoustic projects.
• Licensing or Prior Notification: Submit the project to the Municipal Council for approval.

Licensing and Authorizations

• Building permit application: After project approval, the municipality issues the license.
• Prior work notification: In some cases, it is possible to replace the license with this simplified procedure.
• Hiring a contractor: Choose a certified construction company.

Construction

• Construction phases:
  1. Earthworks and foundations: Soil preparation and base structure.
  2. Estrutura e paredes: Construção das paredes e lajes.
  3. Roofing: Installation of the roof.
  4. Technical installations: Electricity, plumbing, and HVAC systems.
  5. Finishes: Coatings, painting, and equipment installation.

• Construction supervision: The architect and engineer should monitor the construction to ensure compliance with the project.

Registration and Housing

• Registration at the Land Registry: Registration of the constructed house.
• Connection of services: Electricity, water, gas, and telecommunications.
• Mudança e decoração: Últimos retoques para a mudança para a nova casa.

This process can take between 12 to 24 months, depending on the complexity of the construction and the bureaucratic procedures.

Ready to build a house?

Request our consultancy or your quote for an architectural project here.

REFERENCE AND CONTEXT:

Order of Architects

NOTE: Reading this information does not exempt consulting the current legislation.