How Long Does a Building Permit Take in Portugal? 2026 Guide

Important update (2026):

A new reform of the RJUE is currently underway—originating from Draft Bill no. 48/XVII/1, authorized by Law no. 9-B/2026, of March 6—which corrects inconsistencies from the Urban Planning Simplex (Decree-Law no. 10/2024) and introduces key updates to statutory deadlines and procedures. Its entry into force is scheduled for the first business day of the third month following publication, pointing to June 1, 2026—a date coinciding with the revocation of the RGEU and the entry into force of the new Building Code (Código da Construção). Unlike DL no. 10/2024, this new reform applies exclusively to procedures initiated after its entry into force.

Licensing, prior notice, or exempt work: what is the difference?

The legal framework governing construction works in Portugal is established by the Legal Regime of Urbanization and Building (RJUE), approved by Decree-Law no. 555/99, as amended. The Urban Planning Simplex (Decree-Law no. 10/2024, of January 8) introduced maximum decision deadlines and tacit approval mechanisms, and the reform approved in 2026 further clarified several operational aspects of this system.

There are three primary regulatory frameworks:

1. Municipal Licensing

Applies to urban operations requiring an express decision from the Municipal Council—more complex works, interventions on listed or protected heritage buildings, or situations where urban planning parameters are not sufficiently consolidated. The municipality formally analyzes and issues an approval or refusal decree.

2. Prior Notice (Comunicação Prévia)

Applies when the urban planning framework is already consolidated (for example, in areas covered by an approved land subdivision/allotment plan or detailed municipal plan). When properly instructed, prior notice allows works to proceed immediately after fee settlement and submission of the notice of commencement of works (Article 80-A of the RJUE), without requiring an express approval decree from the local council.

3. Works Exempt from Prior Control

Certain operations of minor urban significance are exempt from municipal prior control. However, exemption does not mean building without rules. The intervention must strictly comply with:

• The Municipal Master Plan (PDM) and local municipal building codes;

• Administrative easements and public utility restrictions;

• Technical building standards and structural requirements;

• Fire safety in buildings, accessibility, acoustic performance, and energy efficiency regulations.

Statutory deadlines in 2026

Reference deadlines currently in force under Decree-Law no. 10/2024 are structured as follows:

Contextual note: The 2026 reform anticipates that licensing deadlines will no longer be based exclusively on gross floor area, transitioning instead to an organization by procedural phases. This transition accompanies the entry into force of the new Building Code (Código da Construção), which repeals the General Regulations for Urban Buildings (RGEU), in force since 1951.

What is tacit approval (deferimento tácito)?

Tacit approval (deferimento tácito) refers to the automatic legal approval of an application if the municipal council fails to issue an express decision within the statutory deadline. The system allows applicants to obtain automated electronic certificates attesting to submission and the formation of tacit approval.

However, tacit approval is legally treated as an ordinary administrative act: it does not cure illegalities or override non-compliance with the Municipal Master Plan (PDM). Furthermore, the timeframe for public administration to declare the nullity of a license or favorable PIP was reduced from 10 to 3 years by the 2026 amendments, making technical accuracy in architectural filing essential from day one.

Prior Information Request (PIP): when does it make sense?

The Prior Information Request (PIP — Pedido de Informação Prévia) is a strategic risk-management tool that provides a binding municipal decision on the feasibility of an urban operation prior to investing in complete design packages. The council assesses permitted uses, buildable capacity, building envelope and volume, site placement, accessways, and required external entity opinions.

It is highly recommended when purchasing land, converting building uses, or planning complex rehabilitation projects. Learn more about initial design stages in our article on architectural schematic design.

Amendments to the RJUE in 2026

The new reform of the RJUE, RGEU, and RJRU—authorized under Law no. 9-B/2026, of March 6—introduces decisive adjustments for developers and project designers:

• Temporal application: Applies exclusively to new procedures initiated after its entry into force (unlike DL no. 10/2024, which applied retroactively to pending applications);

• Deadline adjustments: Preliminary screening period increases by 5 days; applicant response time is reduced from 15 to 10 days (without extension);

• Legal certainty: Statute of limitations to declare the nullity of a license/PIP drops from 10 to 3 years; post-control inspection window for prior notices is reduced from 10 to 1 year;

• Phasing and revisions: Option to request a partial structural execution license immediately following architectural approval; submissions are limited to a single round of corrective project amendments;

• Platforms and certifications: Evolution from the PEPU platform (mandatory across all 308 municipalities since January 2026) toward the unified national platform “LicencIA”, alongside a new, more comprehensive statement of responsibility for lead project authors.

Legislative timeline and effective dates

To understand the evolving regulatory landscape of urban planning in Portugal, review the consolidated timeline:

Step-by-step process: from concept to site kickoff

A smooth urban planning submission and approval requires a structured technical workflow:

• 1. Urban Planning Diagnostic: Review of PDM regulations, REN/RAN ecological/agricultural reserves, and public utility easements;

• 2. Feasibility & PIP: Strategic evaluation of submitting a PIP to secure buildable rights and reduce preliminary investment risk;

• 3. Architectural Design: Preparing technical drawings and written specifications strictly conforming to Ordinance no. 71-A/2024 standards;

• 4. Specialty Engineering Coordination: Developing structural, plumbing, electrical, HVAC, fire safety (SCIE), and thermal insulation designs;

• 5. Digital Submission: Filing through the official municipal digital portal with qualified digital signatures on statements of responsibility;

• 6. Fee Settlement & Site Mobilization: Submitting the notice of commencement of works and complying with prior notice of site opening requirements.

Which technical engineering projects are required?

Depending on the building program (residential, commercial, or hospitality), the technical package includes:

• Architectural Design and Accessibility Plans;

• Structural Engineering, Foundations, and Retaining Walls;

• Water Supply, Domestic Sewage, and Stormwater Drainage Networks;

• Electrical Installations and Telecommunications (ITED);

• Fire Safety in Buildings (SCIE);

• Thermal Performance and Energy Certification. Read our guide on ADENE fees and energy certificates;

• Acoustic Insulation and HVAC / Mechanical Ventilation Systems.

Note on gas infrastructure: Decree-Law no. 11/2023 repealed the mandatory requirement for gas network installations in new buildings, accelerating decarbonization and the transition toward sustainable buildings.

What can delay a building permit?

The most common sources of delays in municipal procedures include:

• Incomplete documentation or discrepancies between architectural and engineering plans;

• Consultations with external governing bodies (such as Cultural Heritage or APA) that pause municipal statutory timers;

• Failure to properly address complex site conditions, such as building on sloped land;

• Delays in responding to official requests for information (RFI) from municipal technicians.

For projects in consolidated urban centers, discover licensing and tax incentives in ARU and ORU zones, or explore how to structure developments in multifamily housing and boutique hotels in Portugal.

How MJARC Arquitetos approaches licensing

At MJARC Arquitetos, we approach licensing as a strategic phase to protect investment value. We analyze planning frameworks, anticipate constraints, coordinate architecture with all engineering disciplines, and monitor submissions closely with municipalities to ensure predictability and rigor.

Frequently asked questions

• How long does a building permit take in Portugal? For licensing procedures, statutory reference deadlines range between 120, 150, and 200 days, depending on project scale and use. The 2026 reform organizes these deadlines by procedural phases.
• Is prior notice faster than licensing? Yes. Prior notice does not require an express approval decree, allowing works to begin once municipal fees are paid and the notice of commencement is submitted.
• What is tacit approval (deferimento tácito)? It is the automatic formation of legal approval resulting from the absence of a municipal decision within the statutory timeframe. It does not waive full compliance with technical standards and the PDM.
• Do the new 2026 rules apply to applications already submitted? No. Unlike the 2024 Simplex, the 2026 reform applies exclusively to procedures initiated after its entry into force.
• What is the Building Code (Código da Construção)? It is the new regulatory framework replacing the RGEU (from 1951), standardizing technical construction rules across the entire country.

Consulted sources and legal references

• Decree-Law no. 555/99, of December 16 — Legal Regime of Urbanization and Building (RJUE).
• Decree-Law no. 10/2024, of January 8 — Urban Planning Simplex.
• Law no. 9-B/2026, of March 6 — Legislative authorization for the reform of the RJUE and RGEU.
• Ordinance no. 71-A/2024, of February 27 — Submission elements for urban planning procedures under the RJUE.
• Ordem dos Arquitectos — Technical analysis of main RJUE amendments.

Note: This article is for informational purposes only and does not replace consultation with applicable legislation, the competent municipal council, or technical advice from qualified professionals for specific cases.