Renovating in Portugal: Which renovations require approval and what buyers need to be aware of

What international property buyers should know before buying

For many buyers from all over Europe, the Algarve is one of the most attractive regions to buy property: a stable climate, high quality of life and a real estate market that is interesting for both owner-occupiers and investors. At the same time, many houses are older and renovations are therefore often part of the buying process.

In practice, it has been shown again and again that a lack of preliminary clarification not only delays renovations, but can also make the purchase itself unnecessarily complicated. Different building regulations, local interpretations by municipalities and renovations that are not fully documented often lead to uncertainty, delays or unexpected costs, especially for buyers who do not know the Portuguese system in detail.

As a real estate agent in the Algarve with daily advice to international buyers, we regularly encounter the questions: What can be renovated without permission? Which renovations are subject to approval? And how can it be ensured that existing buildings and extensions are legal at all?

This article shows in an understandable way which renovation work is allowed in Portugal, where typical pitfalls lie and why a legal and structural examination before purchase and renovation is not a formality, but a crucial part of a safe investment.

For whom this article is particularly important

• Buyers of older properties
• Buyers who want to remodel or expand
• Buyers without detailed knowledge of Portuguese building law

Important: Check the legality before any renovation

A point that is particularly crucial for foreign buyers: Not everything that exists is automatically legally approved.

Before buying a property and starting renovations, it should be clarified:

• whether all parts of the building have been approved
• whether the usage permit and the current state correspond
• whether previous additions or renovations were correctly registered

Unapproved components can:

• Block renovations
• require subsequent approvals
• Require dismantling to the approved condition
• make it more difficult to sell later

An early inspection saves time, money and nerves.

Renovating in Portugal: The basic rule

Whether a renovation is subject to approval does not depend on whether it looks "big or small", but on what is changed. Above all, the following are decisive:

• Interventions in the building structure
• Changes to the exterior
• Extensions of the living space
• Changes of use

The municipality (Câmara Municipal) is always responsible, not a central authority.

Which is usually permit-free

Many classic interior renovations are possible without a permit:

• Painting, plastering
• Removal or modification of non-load-bearing interior walls
• Replacement of floors
• Renovation of kitchen or bathroom
• Replacement of pipes (electrical, water)
• Replacement or installation of heating or air conditioning systems
• Replacement of windows without changing the size of openings

👉 Prerequisite:
No load-bearing components, no exterior change, no change of use.

Important: Even work that does not require a permit must be carried out professionally and in accordance with applicable construction and safety standards.

Which renovations require approval

A permit is usually required if:

1. Load-bearing components are changed

• Removal or relocation of load-bearing walls
• Changes to the roof, ceilings or columns

2. The exterior view is changed

• New or larger windows and doors
• Façade changes
• Canopies or fixed pergolas, awnings with fixed construction

3. Living space is expanded

• Extensions
• Conservatories
• Closing of terraces or balconies

4. The use is changed

• Garage → living room
• Storage → living space
• Commercial use instead of residential use

5. Outdoor facilities are affected

• Pool construction
• Major structural measures in the garden
• Retaining walls, driveways, fixed borders

Approvals: Realistically estimate time and costs

In the case of renovations requiring approval, buyers should not only consider the construction costs. In addition, there are usually the following:

• Architect and project planning
• Submission to the Câmara Municipal
• Municipal permit fees
• If necessary, structural or technical reports
• Construction acceptance and updating of documents

Depending on the scope of the measure, the ancillary costs are often around 8 - 15% of the pure construction costs. This is not a fixed rate, but a practice-based guideline. The time factor is also relevant: approval procedures can take several months, depending on the municipality and project.

Practical examples from everyday life

Example 1:
A buyer wants to permanently glaze a covered terrace to create living space.
➡️ Subject to approval, as the living space and exterior appearance will be changed.

Example 2:
An older house is to be modernized (bathrooms, kitchen, floors).
➡️ Usually permit-free.

Example 3:
A pool is available, but does not appear in the documents.
➡️ Risk: The pool may not be approved and needs to be legalized, which is not always possible.

FAQ – frequently asked questions by buyers

Do I need a permit for a façade painting?
No, as long as the colour and design are not significantly changed.

Are there fixed deadlines for renovations?
No. The frequently mentioned eight-year period is a guideline, not an automatic obligation.

Can illegal cultivation be approved retrospectively?
Partly, but not always. This depends on the individual situation, the square meters approved as living space, location, year of construction, municipality, etc.

Do the rules differ depending on the municipality?
Yes. The interpretation of building law can vary locally.

Do I need an architect for a renovation?
For work that requires approval, an architect is usually required.

Conclusion

Renovating in Portugal and especially in the Algarve is easily feasible if the legal framework is right. It is not the renovation itself that is decisive, but the right sequence: examination – planning – approval – implementation.

If you clarify in advance what is approved and what work is permitted, you avoid delays, additional costs and legal problems. Careful preparation is the key to a successful and sustainable renovation.