Building or renovating a property begins long before construction starts. It requires understanding the development potential of a site, interpreting planning restrictions and identifying the administrative procedures needed to turn an idea into a viable architectural project.<\/p>\n
In recent years, Portugal’s urban planning and building permit system has undergone significant changes, aimed at reducing bureaucracy and making administrative procedures clearer and more predictable.<\/p>\n
The Simplex Urban\u00edstico<\/strong>, introduced by Decree-Law No. 10\/2024 of 8 January, represented an important step in this transformation. In 2026, Decree-Law No. 108\/2026 of 29 May introduced further amendments to Portugal’s Legal Framework for Urbanisation and Building (Regime Jur\u00eddico da Urbaniza\u00e7\u00e3o e da Edifica\u00e7\u00e3o<\/em>, or RJUE). Following the postponement established by Decree-Law No. 155-B\/2026, these changes generally came into force on 1 October 2026<\/strong>.<\/p>\n But what has actually changed? Is it possible to build without a permit? When can a prior notification replace the traditional licensing procedure? And how can a Prior Information Request (PIP) simplify the development of a project?<\/p>\n For property owners, investors and real estate developers, understanding these distinctions is essential to anticipating risks and making informed decisions.<\/p>\n Simplex Urban\u00edstico is a set of administrative simplification measures introduced to streamline urban planning procedures, reduce formalities and improve predictability in the relationship between applicants and public authorities.<\/p>\n The 2026 reform amended the RJUE, clarifying concepts, procedures and responsibilities, including building permits, prior notifications, preliminary planning assessments and building occupancy procedures.<\/p>\n One of the significant changes concerns the distinction between developments requiring a municipal decision and those that may proceed through prior notification mechanisms or benefit from exemptions from prior municipal control.<\/p>\n The legislation also clarified concepts such as construction, reconstruction and extension.<\/p>\n For example, reconstruction involves restoring a building’s external configuration in accordance with its last legally valid configuration, subject to the applicable legal requirements. Where an intervention increases the building’s floor area, footprint or volume, it is necessary to assess whether it should instead be classified as an extension.<\/p>\n These distinctions directly influence the applicable procedure and the feasibility of a proposed development.<\/p>\n Simplifying administrative procedures does not mean removing technical or planning requirements. In many cases, it places greater responsibility on the preparation and legal compliance of architectural and engineering projects.<\/strong><\/p>\n Yes, in certain circumstances. However, building without a licence does not necessarily mean building without an urban planning procedure<\/strong>.<\/p>\n The RJUE distinguishes between operations requiring a building permit (licen\u00e7a<\/em>), those subject to prior notification (comunica\u00e7\u00e3o pr\u00e9via<\/em>) and those exempt from prior municipal control.<\/p>\n Certain maintenance works and internal alterations may qualify for exemptions, provided they meet the conditions established in Article 6 of the RJUE.<\/p>\n In specific cases, even internal works affecting structural stability may benefit from this exemption, but only where the relevant legal conditions are met and the required technical designs and professional declarations are submitted, including seismic reinforcement designs where applicable.<\/p>\n New construction may also qualify for the prior notification procedure when the necessary planning conditions are established under the law.<\/p>\n However, there is no general exemption from building permits for new residential developments.<\/p>\n Before proceeding, it is essential to examine the Municipal Master Plan (Plano Diretor Municipal<\/em>, or PDM), applicable planning instruments, the characteristics of the proposed development and any administrative easements or public-interest restrictions affecting the property.<\/p>\n The classification of a plot as urban land does not, by itself, guarantee that any proposed development can be built.<\/p>\n For a broader understanding of the process, read our guide to building a house in Portugal, from the initial assessment to project development<\/a>.<\/p>\n The comunica\u00e7\u00e3o pr\u00e9via<\/em>, or prior notification procedure, allows certain building operations to proceed without requiring a previous permissive decision from the municipality.<\/p>\n Under Article 4 of the RJUE, this procedure may apply to certain construction, alteration or extension works, provided the legally established planning conditions are met.<\/p>\n However, submitting a prior notification does not automatically mean that construction can begin immediately.<\/p>\n The applicant must submit all mandatory documentation, ensure that the projects comply with applicable requirements, pay the relevant municipal fees and charges, and notify the municipality of the commencement of works in accordance with Article 80-A of the RJUE.<\/p>\n The municipality retains its powers of subsequent monitoring and enforcement.<\/p>\n This simplified procedure makes the quality of the initial project preparation particularly important. An inaccurate survey, a misinterpreted planning restriction or insufficient coordination between engineering disciplines can compromise construction.<\/p>\n The less administrative intervention required before construction, the greater the importance of a technically coordinated and properly documented project.<\/strong><\/p>\n It is also important to distinguish this procedure from the prior notification of construction site and works commencement<\/a>, which is a separate obligation applicable under its own legal requirements.<\/p>\n Before developing an architectural project, one essential question must be answered: what can actually be built on this site?<\/p>\n A Prior Information Request (<\/strong>Pedido de Informa\u00e7\u00e3o Pr\u00e9via<\/strong><\/em>, or PIP)<\/strong>, established under Article 14 of the RJUE, allows applicants to request a preliminary assessment from the municipality regarding the feasibility of a proposed development.<\/p>\n This procedure is particularly relevant when purchasing land, extending existing buildings or considering real estate investments subject to planning restrictions.<\/p>\n The 2026 reform reinforced the importance of distinguishing between two types of PIP.<\/p>\n A standard PIP, under Article 14(1), allows applicants to obtain information about the general development or permitted uses of a plot or building.<\/p>\n A favourable decision is binding on the competent authorities under the applicable legal provisions but does not automatically remove the need for subsequent licensing or prior notification procedures.<\/p>\n A qualified PIP, under Article 14(2), requires a more developed description of the proposed intervention.<\/p>\n Where a favourable decision covers all the legally required elements applicable to the development, it may exempt the project from the usual building permit or prior notification procedure, under Article 17 of the RJUE.<\/p>\n This exemption does not eliminate other technical and legal obligations, including those concerning the commencement and execution of construction works.<\/p>\n A favourable PIP generally has a validity period of two years for the purposes established by law. A mechanism for confirming that the original conditions remain unchanged may allow this period to be extended.<\/p>\n For property owners and investors, choosing the appropriate PIP procedure can significantly influence the project’s development strategy.<\/p>\n We explore these distinctions in greater detail in our article <\/strong>Prior Information Request (PIP): Understanding a Plot’s Potential Before Building<\/strong><\/a>, including application requirements, costs and the legal effects of a favourable decision.<\/strong><\/p>\n At MJARC, we consider preliminary planning information not merely an administrative procedure, but an opportunity to understand the site and establish a reliable foundation for the earliest architectural decisions.<\/p>\n The 2026 reform also clarified the procedures associated with the occupancy and use of buildings or individual units.<\/p>\n The RJUE distinguishes between two main situations.<\/p>\n For developments covered by Article 62-A, occupation or use may begin following the submission of a duly completed prior notification and compliance with the applicable legal requirements.<\/p>\n In the circumstances established under Article 62-B, a prior notification procedure subject to a statutory waiting period applies.<\/p>\n Under Article 64, this procedure generally provides for a ten-day period during which the municipality may intervene under the conditions established by law, including rejecting the notification or requiring an inspection.<\/p>\n For property owners and developers, it is important to recognise that the physical completion of construction and the legal ability to occupy or use a building are separate stages, each subject to its own requirements.<\/p>\n Yes. The amendments to the RJUE apply to both new construction and operations involving maintenance, alteration, reconstruction and extension.<\/p>\n In renovation projects, the planning framework may be particularly complex due to the characteristics of the existing building, the documentation available and previous interventions carried out over time.<\/p>\n Buildings with heritage significance or located within protected areas may also be subject to additional restrictions.<\/p>\n Administrative simplification does not remove the obligation to comply with these requirements.<\/p>\n At MJARC, renovation begins with an understanding of what already exists: identifying what should remain, evaluating opportunities for transformation and finding an architectural response suited to contemporary needs.<\/p>\n Projects such as Riverside Condominium<\/a>, in Santa Comba D\u00e3o, and Green View Tower<\/a>, in Covilh\u00e3, demonstrate how previously unfinished structures can become the starting point for new architectural proposals.<\/p>\n The transformation of these buildings is not simply a matter of architectural expression. It requires structural, technical, planning and environmental assessments capable of supporting the intervention.<\/p>\n The predictability of planning procedures can be decisive for the feasibility of an investment.<\/p>\n The legislative changes seek to reduce certain administrative steps, but they continue to require a thorough assessment of the site or building and its development potential.<\/p>\n Before making significant financial commitments, three fundamental dimensions should be considered:<\/p>\n Investing in a comprehensive initial assessment can help avoid substantial design changes and premature decisions.<\/p>\n This preparation should begin during the architectural briefing and preliminary design stages<\/a>, when there is still an opportunity to explore alternatives and establish the most appropriate development strategy.<\/p>\n The true efficiency of a real estate development does not depend solely on the speed of the licensing process, but on the relationship between planning feasibility, architectural quality and the ability to deliver the project.<\/strong><\/p>\n Before starting a construction or renovation project in Portugal, we recommend following a structured process to reduce uncertainty:<\/p>\n Ministerial Order No. 320\/2026\/1 of 31 July<\/strong> establishes the application and notification forms, together with the supporting documentation requirements for urban planning procedures, replacing the previous Ministerial Orders Nos. 71-A\/2024 and 71-B\/2024.<\/p>\n It is also important to consider that the application of the new rules to procedures initiated before 1 October 2026 depends on the transitional provisions and the stage reached by each application.<\/p>\n No. Building permits remain mandatory for operations covered by the relevant provisions of the RJUE. Other developments may qualify for prior notification or an exemption from prior municipal control.<\/p>\n Submitting the notification alone is not sufficient. All applicable requirements must be met, including submission of the required documentation, payment of the relevant fees and charges, and notification of the commencement of works.<\/p>\n It depends. A favourable standard PIP does not automatically exempt a project from subsequent procedures. A favourable qualified PIP covering all legally required elements may exempt the development from a building permit or prior notification under the conditions established in Article 17 of the RJUE.<\/p>\n This depends on the stage of the procedure. Article 12 of Decree-Law No. 108\/2026 establishes transitional provisions covering new applications and certain earlier procedures that are still at the preliminary examination and administrative review stage.<\/p>\n The previously announced repeal has not yet taken effect. The legislation now makes the repeal of the Regulamento Geral das Edifica\u00e7\u00f5es Urbanas<\/em> (RGEU) dependent on the entry into force of a future legislative instrument establishing technical building regulations.<\/p>\n Until that happens, the RGEU remains applicable, subject to any legislative amendments introduced in the meantime.<\/p>\n Simplex Urban\u00edstico represents an important transformation in how construction and renovation projects are prepared and managed in Portugal.<\/p>\n The changes introduced in 2026 seek to establish clearer procedures, reduce administrative formalities and improve predictability.<\/p>\n However, the quality of a project does not depend solely on how quickly construction can be authorised or started.<\/p>\n It depends on the ability to understand the site, anticipate constraints, coordinate different disciplines and develop solutions suited to the needs of those who will inhabit or use the building.<\/p>\n At MJARC Arquitetos, we believe that technical rigour and architectural reflection should accompany one another, from the earliest assessment through to the completion of construction.<\/p>\n Simplifying procedures should create better conditions for architecture \u2014 never replace the responsibility of designing it.<\/strong><\/p>\n Are you planning a construction, renovation or real estate investment project in Portugal?<\/p>\n Contact MJARC Arquitetos<\/a> to explore how we can transform the potential of a site into a coherent architectural proposal.<\/p>\n <\/p>\n Portuguese legislative framework reviewed as of 12 November 2026.<\/span><\/p>\n Decree-Law No. 555\/99 of 16 December \u2014 RJUE<\/a> \u2014 Legal Framework for Urbanisation and Building, as amended.<\/span><\/p>\n<\/div>\n<\/div>\n<\/li>\n Decree-Law No. 108\/2026 of 29 May<\/a> \u2014 Revision of the RJUE.<\/span><\/p>\n<\/div>\n<\/div>\n<\/li>\nWhat Is Simplex Urban\u00edstico and What Changed in 2026?<\/h2>\n
Is It Possible to Build Without a Permit in Portugal in 2026?<\/h2>\n
Prior Notification: When Can It Replace a Building Permit?<\/h2>\n
Prior Information Request (PIP): Understanding a Site’s Potential Before Designing<\/h2>\n
Standard PIP: Clarifying Development Feasibility<\/h3>\n
Qualified PIP: Assessing a Defined Development Proposal<\/h3>\n
New Rules for Building Occupancy and Use<\/h2>\n
Does Simplex Urban\u00edstico Also Apply to Building Renovation?<\/h2>\n
What Does the Reform Mean for Property Investors and Developers?<\/h2>\n
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How to Prepare an Architectural Project Under the 2026 Rules<\/h2>\n
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Frequently Asked Questions About Simplex Urban\u00edstico 2026<\/h2>\n
Did Simplex Urban\u00edstico Abolish Building Permits in Portugal?<\/h3>\n
Can I Start Construction Immediately After Submitting a Prior Notification?<\/h3>\n
Can a Favourable PIP Replace a Building Permit?<\/h3>\n
Do the New Rules Apply to Applications Submitted Before October 2026?<\/h3>\n
Was Portugal’s General Regulation of Urban Buildings (RGEU) Repealed in 2026?<\/h3>\n
Simplifying Procedures, Designing With Responsibility<\/h2>\n
Legal References<\/span><\/h4>\n
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