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

“When can I start building?” This is probably the question we hear most often in initial contacts with clients. It is also one of the hardest to answer exactly—because the response depends on the type of work, the municipality, the project submitted, and factors that are not always under the developer’s control.

This article explains, based on the legislation in force—namely the Legal Regime for Urbanization and Building (RJUE, DL No. 555/99) and the Urban Simplex (DL No. 10/2024, of January 8)—the legal deadlines applicable to each type of procedure, what can delay approval, how the Prior Information Request (PIP) can be used strategically, and which technical projects need to be prepared.

Important — Legislative Update

Decree-Law No. 10/2024 (Urban Simplex), in effect since March 4, 2024, profoundly changed the RJUE: it introduced new maximum decision deadlines, the tacit approval regime for licensing, expanded exemptions from prior control, and reformulated the role of the PIP. This article reflects the legal framework in force at the date of publication (April 2026).

1. The Two Main Procedures: Licensing vs. Prior Communication

Before discussing deadlines, it is important to understand the distinction between the two main procedures for the prior control of works in Portugal, as defined in Article 4 of the RJUE:

Licensing

Applies to more complex urban operations or those of greater urban relevance—works on classified buildings or those in the process of being classified, works that significantly alter the exterior appearance of the building outside areas with defined urban rules, and other situations provided for in paragraph 2 of Article 4 of the RJUE. It is the most demanding procedure in terms of documentation, analysis, and deadlines.

Prior Communication

Applies when urban rules are already defined—in approved allotments, consolidated urban areas, detailed plans with registration effects, or execution units. In these cases, if the project complies with the rules, the developer can start the work after the preliminary assessment period, without the need for an express act of approval. The municipality does not “approve”—it rejects or does not reject. With the Urban Simplex, the option for the interested party to choose licensing over prior communication has been removed.

Works Exempt from Prior Control

Operations of minor urban relevance, provided for in Article 6 of the RJUE and Article B-1/31 of the Porto Municipal Regulatory Code (CRMP), are exempt from licensing or prior communication. The Urban Simplex (DL 10/2024) significantly expanded this range of exemptions, including—under certain conditions—urban operations preceded by a favorable Prior Information Request under paragraph 2 of Article 14 of the RJUE. Still, even works exempt from prior control must comply with all applicable legal and regulatory standards, and the developer must notify the municipality of the start of works five days before they begin (Article 80-A of the RJUE).

2. Legal Deadlines — What Changed with the Urban Simplex

Before the Urban Simplex (DL 10/2024), architectural project assessment deadlines ranged from 30 to 45 days, and the council could hold the process indefinitely by requesting additional elements. With the new legislation, maximum global deadlines for the final decision on licensing procedures were introduced, with automatic tacit approval in case of non-compliance:

Source: DL No. 10/2024, Art. 23 of the RJUE; DL No. 555/99 in its current wording.

How does tacit approval work?

If the municipality does not decide within the legal deadlines (120, 150, or 200 days), the developer can obtain an electronic certificate proving the formation of tacit approval—meaning the license is considered granted by omission of the public entity. This certificate is obtained through the ePortugal/AMA portal. It is important to note that tacit approval does not exempt one from paying the due fees or from full compliance with legal and regulatory standards: the work must still follow the project.

Deadline counting rules

The 120 and 150-day deadlines are counted in working days (being less than 6 months). The 200-day deadline counts in calendar days (over 6 months), according to Art. 87(d) of the Code of Administrative Procedure. Deadlines are only suspended if the applicant takes more than 10 days to respond to requests for clarification or additional documents—and the council can only make such a request once during the procedure (Art. 11 of the RJUE in the wording of DL 10/2024).

3. The Prior Information Request (PIP) — Purpose and Use

The Prior Information Request is a strategic tool that allows the developer or owner to know, before moving forward with the project, if the intended urban operation is feasible given the terrain conditions and the planning in force. It is provided for in Article 14 of the RJUE.

What it is and what it confirms

Through the PIP, the municipality pronounces on the feasibility of an urban operation, indicating: land use conditions, applicable urban parameters (construction indices, maximum facade height, building height), environmental, heritage, or infrastructure constraints, and, if requested, other relevant elements for the project.

The PIP does not approve the project—it comments on feasibility and conditions to be observed. Its validity is two years after notification (under the new wording of DL 10/2024), and it can be extended for an additional year upon a justified request.

The Qualified PIP — Exemption from Prior Control

With the Urban Simplex, a new dimension was introduced to the PIP: whenever it is favorable and covers the aspects provided for in paragraph 2 of Article 14 of the RJUE (including location, use, volume, access, parking, environmental constraints, among others), the corresponding urban operation is exempt from licensing or prior communication—provided it starts within two years of the favorable information and is not located in a classified building or one in the process of being classified.

This is a very significant advantage: it means a well-prepared PIP can replace the licensing process and allow the start of work after the simple payment of fees and notification of the start of works.

The PIP deadline in practice

The legal deadline for responding to a PIP is not expressly fixed in law like licensing deadlines. The Porto City Council’s Manual of Good Practices states that the preliminary assessment occurs within 20 days. In practice, the total response time varies between 20 and 45 days, depending on the municipality and the need to consult external entities.

4. Step-by-Step Process — From Idea to Construction

Step 1 — Check the Urban Framework

Before any initiative, it is fundamental to analyze the urban framework applicable to the plot. This involves consulting the Municipal Director Plan (PDM), regarding land classification, urban indices, and any environmental or administrative constraints.

Step 2 — Prior Information Request (optional but recommended)

Recommended to gauge feasibility or, when applicable, obtain a binding decision (Qualified PIP), allowing for the anticipation of legal constraints.

Step 3 — Development of the Architectural Project

Based on the confirmed rules, the project moves to architectural design: preliminary study, licensing project, and, when necessary, execution project.

Step 4 — Preparation of Specialty Projects

Specialty projects can be submitted simultaneously with the architectural project or, in the case of licensing, within six months of the notification of approval of the architectural project. Submitting everything simultaneously significantly speeds up the process.

Step 5 — Submission and Follow-up

The request is submitted online through the Municipal Portal. If the council asks for clarifications, the applicant has a deadline to respond, during which the legal timeframes are suspended.

Step 6 — Notification of Start of Works and Construction

With the license issued (or tacit approval certificate), and after paying fees, the developer must notify the start of works to the municipality five days before beginning and post the public notice at the site.

5. Which Technical Projects are Necessary?

The necessary technical projects depend on the type and complexity of the urban operation but generally include the architectural project and a set of specialty projects.

Note on Gas Installation: Since DL No. 11/2023, gas installation is no longer mandatory in new buildings subject to prior control to promote electrification.

Note on Seismic Vulnerability: Mandatory for alterations where the intervened area exceeds 25% of the gross construction area or the cost exceeds 25% of the cost of an equivalent new construction.

6. What Can Delay the Process?

Despite Simplex rules, delays can occur due to:

• Failure of municipalities to meet legal deadlines.

• Requests for clarification or refinement (which suspend the clock).

• The need for external opinions from competent entities.

• Incomplete or insufficient submission of the initial request.

7. Differences Between Municipalities

Yes, significant differences exist. While legal deadlines are uniform nationwide, practical application varies. Larger cities may have more bureaucratic pressure, while smaller municipalities might respond faster but have fewer technical resources.

8. How MJARC Approaches the Licensing Process

At MJARC, the licensing process starts long before the submission to the council. We systematically analyze the PDM and, when relevant, promote preliminary meetings with the municipality to align expectations. Submitting a properly prepared process—integrating all drawings and terms of responsibility—is key to avoiding suspensions and ensuring efficiency.

Want to know how long your project’s licensing will take?

MJARC analyzes your specific situation and gives you a realistic estimate. Contact us for an initial meeting.