Restoring an Old House: Between the Memory of the Place and Licensing Requirements

Restoring an old house is more than just renovating a building. It is recognizing the value of what already exists, understanding the marks of time, and finding a new way of living without losing the identity of the place.

A stone wall, a wooden structure, or the proportion of a window can reveal qualities that are hard to replicate in new construction. However, transforming an old house into a contemporary home also requires technical knowledge, a rigorous assessment of existing conditions, and compliance with applicable urban planning rules.

Is it necessary to request a permit to restore an old house? What works may be exempt from prior control? When is it advisable to submit a Prior Information Request (PIP)?

The answer depends on the nature of the intervention, the characteristics of the property, and its location.

With the legislative changes introduced by the Urban Planning Simplex and the revision of the Legal Regime for Urbanization and Edification in 2026, it is important to understand not only the administrative procedures, but also the responsibilities that remain associated with each project.

1. Does restoring an old house always require a permit?

No. Not all restoration works on an old house are subject to municipal licensing.

The Legal Regime for Urbanization and Edification (RJUE), approved by Decree-Law no. 555/99, distinguishes different types of urban operations. This classification is decisive in determining which procedure applies.

Simply put, it is important to distinguish between:

Conservation works: interventions aimed at maintaining or repairing the building, preserving its existing conditions.
Alteration works: modifications to the physical or aesthetic characteristics of the building, without increasing its construction area, footprint, height, or volume.
Reconstruction works: interventions to rebuild a building, under the terms defined by the RJUE.
Expansion works: interventions that increase the construction or footprint area, the height of the façade, or the volume of the building.
Demolition works: total or partial removal of an existing structure.

This distinction is fundamental because a seemingly simple intervention may involve structural changes, modifications to façades, or changes in use that require a more in-depth urban planning assessment.

For instance, restoring interior finishes in a house does not necessarily have the same framework as opening new openings, expanding the construction, or converting an agricultural building into a dwelling.

The first step should always be to understand what exists and rigorously define what you intend to transform.

2. What restoration works may be exempt from a permit?

Article 6 of the RJUE establishes situations in which certain urban operations are exempt from licensing and prior communication.

Generally speaking, these include conservation works and certain interior alteration works within buildings.

The latter may benefit from exemption when they comply with applicable legal conditions, particularly regarding exterior modifications and structural safety.

Thus, interventions such as repairing finishes, restoring claddings, or certain interior reorganizations may, depending on their characteristics, not require licensing.

However, there is an essential distinction:

Being exempt from a permit does not mean being exempt from complying with the law.

Even in interventions exempt from prior control, technical standards, safety rules, municipal regulations, and any heritage restrictions continue to apply.

Furthermore, certain exempt works remain subject to obligations regarding notification of the start of work. Article 80-A of the RJUE sets out specific rules on this matter, including an exception for certain exclusively interior conservation works.

Before starting work, it is therefore necessary to confirm the specific framework of the intervention.

3. When is it necessary to submit an architecture project?

The restoration of an old house may require a licensing or prior communication procedure, depending on the urban operation and the circumstances set out in the RJUE.

Situations requiring particular attention include:

Expansions of the building’s area or volume.
Relevant alterations to volumetry, openings, or façades.
Interventions in classified buildings or those covered by special protection regimes.
Total or partial demolitions.
Changes of use with urban planning implications.
Reconstructions whose configuration does not fall under legally exempt situations.

Therefore, there is no single rule applicable to all old houses.

The location of the property, territorial management instruments, heritage constraints, and the characteristics of the proposal all influence the procedure to be adopted.

Preparing an architecture project allows you to go beyond administrative compliance: it is an opportunity to evaluate spatial organization, natural lighting, thermal comfort, the relationship with the surroundings, and the preservation of existing elements.

The goal should not just be to obtain a construction permit, but to develop a coherent intervention that is technically sound and suited to contemporary life.

4. Licensing, prior communication, and Urban Planning Simplex: what changed in 2026?

The Urban Planning Simplex, introduced by Decree-Law no. 10/2024, sought to simplify various administrative procedures associated with urban operations.

Subsequently, Decree-Law no. 108/2026 of May 29 carried out a new revision of the RJUE, seeking to clarify concepts, procedures, and responsibilities.

Following Decree-Law no. 155-B/2026 of July 31, the entry into force of the main amendments to the RJUE introduced by the May diploma was deferred to October 1, 2026.

For anyone looking to restore an old house, it is important to understand three distinct situations.

Works exempt from prior control

These are interventions that, upon meeting legal requirements, do not require a permit or prior communication.

Exemption from the administrative procedure does not eliminate technical and legal obligations.

Works subject to prior communication

Prior communication constitutes an urban planning procedure applicable to operations provided for by law.

It should not be confused with simple informal information given to the city council. It requires the submission of legally mandated elements and compliance with the conditions necessary to carry out the operation.

Works subject to licensing

Certain operations continue to depend on a municipal licensing decision, namely when they fall within the situations provided for in Article 4 of the RJUE.

The choice of procedure is not optional: it stems from the legal classification of the operation and the concrete conditions of the property.

Administrative simplification does not replace project quality or the responsibility of the technicians involved. On the contrary, it makes the correct assessment of urban constraints and technical requirements even more critical before starting construction.

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5. Prior Information Request (PIP): why it can be important before restoring a house

Before purchasing an old house or investing in project development, it is essential to understand what the legislation permits on that property.

An existing structure does not automatically guarantee that it can be expanded, changed in use, or reconstructed in the desired configuration.

In these cases, the Prior Information Request (PIP) can be a particularly relevant tool.

Under Article 14 of the RJUE, interested parties can request information from the city council regarding the viability of a specific urban operation and its respective legal and regulatory constraints.

The request can help clarify issues such as:

Possibility of expanding the existing construction.
Permissible construction area and volumetry.
Footprint, setbacks, and building height.
Change of existing use.
Constraints associated with easements, public utility restrictions, and planning instruments.

What has changed regarding the PIP?

Under the wording of the RJUE applicable in October 2026, a favorable prior information decision can produce different effects depending on the content and level of detail of the request.

When the PIP includes all applicable elements provided for in Article 14(2) and receives a favorable decision, under Article 17 it may exempt the operation from a permit or prior communication, provided it is executed exactly under the reviewed conditions.

This effect is not automatic for every PIP: it depends on full compliance with legal requirements.

The RJUE also establishes, as a rule, a two-year period for the development of subsequent acts provided for in Article 17.

When is it worth submitting a PIP?

Imagine an old house on rural land with a small construction area that the owner wishes to turn into a larger family home.

Before investing in the architectural proposal, it is important to confirm whether the expansion is urbanistically permissible.

The PIP can help reduce uncertainty regarding the feasibility of the intervention.

A well-prepared project often begins before drawing: it begins by understanding the possibilities and limits of the place.

6. Restoring an old house in a historic area: what precautions are necessary?

The restoration of properties located in historic centers, heritage protection zones, or areas with special urban regimes requires heightened attention.

In these contexts, the value of the building does not stem solely from its individual characteristics. It is also associated with how it integrates into a street, an urban ensemble, or a cultural landscape.

Constraints may exist regarding:

Preservation of façades and traditional materials.
Maintenance of volumetry and roof configurations.
Conservation of architectural elements of heritage interest.
Alteration of openings, window frames, and claddings.
Interventions in classified properties or their respective protection zones.

It is essential to check whether the building is covered by any heritage classification, administrative easement, or specific municipal regulation.

What if the house has old tiles?

Façade tiles (azulejos) are an important element of Portuguese architectural heritage.

Law no. 79/2017 of August 18 introduced protection measures for this heritage, with implications for operations involving the demolition of tile-clad façades or their removal.

Thus, the replacement or removal of old tiles should not be considered a simple aesthetic renovation operation.

The assessment of their heritage value and municipal framework are essential before defining the intervention.

Restoring a historic building does not mean freezing it in time. It means understanding what deserves to remain and finding a way to integrate the new with respect for the existing.

7. Demolish or restore? A decision that goes beyond licensing

Faced with an old house in poor condition, demolition may seem like the simplest solution.

However, before opting for the complete replacement of the structure, it is important to evaluate the conservation state, structural capacity, architectural value, and adaptation potential of the building.

Restoration can preserve materials and construction elements, reduce waste production, and avoid part of the environmental impacts associated with building a new structure.

This does not mean that all buildings must be preserved under any circumstances. The decision should result from a grounded assessment of safety, technical feasibility, expected performance, and architectural quality.

At MJARC, rehabilitation stems precisely from this critical reading of the existing.

What can be preserved? What needs transformation? And how can the building meet current demands without losing the identity that makes it unique?

The answer depends on each project.

8. Rehabilitating with comfort: improving performance without erasing identity

Restoring an old house frequently implies improving conditions that no longer meet current habitability requirements.

Humidity problems, insufficient thermal insulation, degraded window frames, lack of ventilation, or outdated technical installations are common situations in existing buildings.

Rehabilitation must therefore integrate consideration for:

Structural safety and stability.
Thermal behavior of the building envelope.
Ventilation and indoor air quality.
Use of natural light.
Energy efficiency.
Durability and compatibility of materials.
Adaptation of spaces to contemporary needs.

Decree-Law no. 95/2019 established a specific regime applicable to the rehabilitation of buildings or autonomous fractions, recognizing the need to reconcile performance requirements with the particularities of built heritage.

Each intervention must be analyzed in light of the applicable technical regime.

In an old house, introducing insulation or replacing windows, for example, should not be an isolated decision. It is necessary to understand the hygrothermal behavior of existing materials, ventilation, and the consequences of the adopted solutions.

The true sustainability of a rehabilitation is also measured by its ability to extend the useful life of the building with quality.

9. Rehabilitation in practice: projects by MJARC Arquitetos

Although each building presents its own challenges, some projects developed by MJARC illustrate different possibilities for transforming built heritage.

Cicioso Boutique Hotel — Évora

In the historic center of Évora, the Cicioso Boutique Hotel project starts from the rehabilitation of an existing building to house a new hospitality unit.

The proposal values pre-existing architectural elements, including vaults and wooden floors, articulating them with spaces adapted to contemporary demands.

Featuring 15 rooms and a winter garden, the project seeks to establish a balanced relationship between memory, comfort, and a new user experience.

It is an example of how rehabilitation can introduce a new functional program without erasing the building’s architectural identity.

Riverside Condominium — Santa Comba Dão

The Riverside Condominium presents a different challenge: transforming an unfinished built structure.

Instead of starting from demolition and complete replacement, the project developed a reuse strategy that preserves over 90% of the existing structure.

The intervention seeks to convert a halted construction into a contemporary residential building, demonstrating the potential to valorize structures that, at first glance, might seem obsolete.

Although this is not the recovery of a single-family home, this project highlights a principle applicable to many rehabilitation interventions: before building anew, it is important to understand the value and possibilities of what already exists.

These two projects do not necessarily represent the same licensing regime. Above all, they illustrate the importance of a specific analysis of the physical, urban, and programmatic conditions of each building.

10. What to check before buying or restoring an old house?

The decision to buy a house to restore must be accompanied by a preliminary analysis that identifies risks and evaluates the feasibility of the investment.

Before moving forward, we recommend checking:

Urban planning status of the property: confirm the existence of municipal processes, any previous works, and compliance between the existing building and available documentation.
Property documentation: analyze the land registry certificate, property tax book, and other relevant elements, without assuming they alone prove urban legality.
Territorial constraints: consult the Municipal Master Plan and other applicable instruments or restrictions.
Heritage protection: check for any classifications, protection zones, and special requirements.
Condition state: identify pathologies, structural problems, water infiltration, and intervention needs.
Transformation potential: evaluate whether the area, configuration, and intended use are permissible.
Economic viability: estimate intervention costs, considering the inherent uncertainties of rehabilitation.
Need for a PIP: consider a Prior Information Request when significant doubts persist regarding urban feasibility.

This analysis can prevent decisions based solely on the appearance or location of the property.

An old house can present enormous architectural potential while simultaneously carrying constraints that deeply influence the project and the required investment.

11. Frequently asked questions about restoring an old house

Do I need a permit to remodel the interior of an old house?

Not always. Certain interior works may be exempt from permits and prior communication, provided they comply with Article 6 of the RJUE and are not subject to special rules determining another framework.

Can I change the façade of an old house without a permit?

It depends on the nature of the change, the location, and the building’s characteristics. Modifying openings, materials, volumetry, or protected elements may involve urban control and other applicable authorizations.

Is it possible to expand an old house?

It may be possible, but feasibility depends on the urban planning rules applicable to the land and building. The existence of a structure does not guarantee the right to expand it.

Can a ruin be rebuilt?

The possibility and conditions of reconstruction depend, among other factors, on the property’s urban status, existing configuration, characteristics of the intended operation, and applicable territorial restrictions.

Is it worth making a Prior Information Request before buying?

It can be especially advisable when the purchase decision depends on the possibility of expanding, reconstructing, or changing the use of the property. The PIP allows you to obtain municipal information on the viability and constraints of the intended operation.

Can works exempt from permits start immediately?

Not necessarily. Exemption from permits does not waive compliance with applicable legal obligations, including, when required, notification of the start of work and other execution requirements.

Restoring is finding a new way to belong

Each old house represents an unrepeatable combination of matter, memory, and place.

Rehabilitating requires understanding this heritage, recognizing its limitations, and discovering the possibilities it still holds.

Licensing, technical studies, and urban assessments are not separate steps from architecture. They are part of the process that allows an intention to be transformed into a responsible, safe, and lasting intervention.

At MJARC Arquitetos, we believe that successful rehabilitation should not be limited to recovering a building for the present. It must prepare it to continue being part of the place in the future.

Are you thinking of restoring an old house?

MJARC develops architecture and rehabilitation projects, accompanying the initial analysis, proposal definition, and the procedures necessary for its realization.

Present your project to us and discover how we can transform the potential of the existing into a new way of living.

Sources and legal framework

Portuguese legislation consulted for the review of this article — October 2026.

Decree-Law no. 555/99 of December 16 — Legal Regime for Urbanization and Edification (RJUE). Consolidated version, namely Articles 2, 4, 6, 14, 17, and 80-A.
https://diariodarepublica.pt/dr/legislacao-consolidada/decreto-lei/1999-34567875
Decree-Law no. 10/2024 of January 8 — Urban Planning Simplex. Reform and simplification of procedures in the scope of urban planning, spatial planning, and industry.
https://diariodarepublica.pt/dr/detalhe/decreto-lei/10-2024
Decree-Law no. 108/2026 of May 29. Revision of the regime applicable to the licensing of urban operations and amendments to the RJUE and the legal regime for urban rehabilitation.
https://diariodarepublica.pt/dr/detalhe/decreto-lei/108-2026-1128002421
Decree-Law no. 155-B/2026 of July 31. Amendment of the entry into force date of Decree-Law no. 108/2026, with relevant effects as of October 1, 2026.
https://diariodarepublica.pt/dr/detalhe/decreto-lei/155-b-2026-1153967387
Decree-Law no. 95/2019 of July 18. Regime applicable to the rehabilitation of buildings or autonomous fractions.
https://diariodarepublica.pt/dr/legislacao-consolidada/decreto-lei/2019-123279832
Law no. 79/2017 of August 18.…