Building permits in France: everything you need to know

What is a building permit?

A building permit is an administrative file used to ensure that your project complies with urban planning rules and regulations in the municipality where it is located. For works that do not require a building permit, a prior declaration of work must be submitted instead.

When is a building permit mandatory?

A building permit is required for projects that modify the exterior appearance of a building and exceed certain thresholds of floor area or land coverage.

The types of projects requiring a building permit include:

• Construction of a new house on undeveloped land.
• Extension, vertical addition, attic conversion, or any enlargement creating a floor area or land coverage of 40 m² or more. If your plot is outside the urban zone of the Local Urban Plan (PLU), the threshold is 20 m².
• Construction of exterior annexes (garden sheds, outbuildings, etc.) with a floor area or land coverage of 20 m² or more.
• Construction of a swimming pool with an area of 100 m² or more.
• Modification of load-bearing structures or building facades when changing the purpose of the premises (e.g., converting a commercial space into a residential unit).

How to obtain a building permit?

The building permit application must be submitted to the town hall with a complete dossier.

The required documents include:

• Site plan of the land
• Layout plan of the buildings to be built or modified
• Section plan of the land and construction
• Project description outlining the plot and the intended works
• Plans of façades and roofs
• Graphic document showing how the project integrates into the surrounding environment
• Photograph showing the location of the plot in its landscape

Additional documents may be requested depending on the project.

Furthermore, you can submit your building permit application yourself without an architect if your dwelling does not exceed 150 m² of living space after completion. This also applies to the construction of a new house under 150 m².

How long does it take to obtain a building permit?

Once submitted, the application enters the review process, during which a municipal officer examines the project in detail, ensuring compliance with local regulations and urban feasibility.
The processing time is typically 2 to 3 months, depending on the type of project and its location.

A notice of the permit application must be posted at the town hall within 15 days of submission and remain there throughout the review period.
If no response is received from the town hall after the statutory period, the permit is considered tacitly approved.

What is the validity period of a building permit?

The validity of a building permit is 3 years, renewable twice for 1 year each. Therefore, the maximum validity period is 5 years.
Once granted, the permit must be displayed on the property throughout the construction period, visible from the public road, with a minimum size of 80x120 cm.
The following information must be included:

• Permit reference number
• Date of issuance
• Names of the beneficiaries
• Nature of the project
• Height(s) of the construction if applicable
• Area of buildings to be demolished if applicable
• Plot size
• Name of the architect if involved
• Address of the town hall where the dossier can be consulted
• Rights of appeal by third parties

What is the third-party appeal period?

Posting the building permit at your property triggers the third-party appeal period. This allows any person (neighbors, local residents, environmental associations, etc.) to contest the issued permit. This right is strictly regulated by law, particularly by Article R. 600-2 of the Urban Planning Code. The appeal period is limited to 2 months from the first day of posting.

Additionally, the legality of the permit can be challenged by the mayor or prefect within 3 months under Article L. 424-5 of the Urban Planning Code.

After these periods have passed, the building permit is fully enforceable and the project can proceed. Maintaining good relations with neighbors and following the PLU and urban planning regulations are key to avoiding disputes.

Would you like more information or are you looking to invest in luxury real estate in Bordeaux? Do not hesitate to make an appointment with a specialist from our BARNES Bordeaux office.