Decree-Law 108/2026 revises Portugal’s legal regime for urbanisation and building (RJUE). Decree-Law 155-B/2026 postponed its main commencement until 1 October 2026. Some amendments to Decree-Law 10/2024 took effect earlier. The changes below describe the revised regime where it applies; check the rules in force on the date of your application.
Five changes that matter for a property
- More work may use prior notification (comunicação prévia).
Building, alteration, extension or demolition can follow this route when a detailed plan, development unit or subdivision already defines the parameters required by law; some projects in established urban areas may also qualify. The submission must be complete and comply with the plan and restrictions. Fees and other charges must be paid and the start of work notified. The council can check compliance afterwards and stop an invalid notification. This route does not grant blanket permission to build.
- A favourable preliminary opinion can have stronger effects.
A pedido de informação prévia (PIP) helps test feasibility before purchase. If it covers every applicable parameter listed in Article 14(2), a favourable response may dispense with a licence or prior notification for work carried out exactly as assessed. A less detailed PIP binds the later assessment but does not give that exemption. Check its validity and the remaining formalities before starting work.
- The deed must address the planning title.
When selling urban building land, a building or a unit, the transaction document must mention the title if presented or, if it is not shown, the seller’s declaration that they do or do not hold one. Omitting that statement may make the transaction voidable. A declaration that no title exists does not legalise unauthorised work or prove that a proposed use is allowed. Review the council file against the property before signing.
- Building use follows different notification routes.
After licensed or notified work, or work exempted following a sufficiently detailed favourable PIP, the intended use can, subject to the statutory requirements, begin once the use notification and documents are submitted. In other cases, including a change of use without such prior work, a notification with a waiting period applies: use generally starts after ten days unless the council rejects it or orders an inspection. Converting commercial premises into a home still requires compliance with the plan and technical rules.
- Reconstruction is distinguished from extension.
Reconstruction restores the building’s last valid approved configuration. An increase in area or volume may instead be an extension with a different procedure. Before buying a ruin to restore, ask a qualified professional to compare the existing structure, its last valid plans and the proposed work.
Before buying land or commissioning work
Ask a qualified professional to identify the procedure, documents and charges. Check the municipal plan and the restrictions affecting the plot. The revised procedure does not change land classification or remove site constraints. If the purchase depends on building, extending or changing use, seek appropriate formal council information and make that condition clear in the contract.
Which applications follow the new rules?
Article 12 applies the reform to applications started after commencement and to earlier applications still at the initial completeness check. Before filing or changing an application, confirm with the council which RJUE version, implementing orders and procedural stage apply. An older file at a later stage does not automatically switch to the new regime.
Verified sources
Official information to check
General information reviewed against official sources available on September 23, 2026. It does not replace legal, tax, financial or technical advice for your circumstances.