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The Urban Simplex (Simplex urbanístico) began in 2024 with Decree-Law 10/2024, which promised fewer permits, shorter deadlines and more homes on the market. Two years later, the regime has been revised. Decree-Law 108/2026 of 29 May, in force since 1 October 2026, corrected several points that had raised doubts among municipalities, notaries and buyers. For anyone who lives in a condominium, buys a home or wants to carry out works in Portugal, the changes are concrete. In this guide we explain what the Urban Simplex is, what changed in 2026, its advantages, the risks that remain and what to check before buying or starting works.
In short
- Decree-Law 10/2024 launched the Urban Simplex; Decree-Law 108/2026 revised it and came into force on 1 October 2026.
- Maintenance works and interior works with no external impact remain exempt from a permit, but works that affect the structure need a stability design and a statement of responsibility.
- Up to five days before starting works, even exempt ones, the municipality must be informed (except for maintenance inside a building or unit).
- When a home is sold, the deed must state whether the property has an urban planning title or not, or the sale can be annulled.
- Use or a change of use with no prior works follows a prior notice with a deadline of ten days.
What the Urban Simplex is
The Urban Simplex is the package of measures to simplify planning permits, approved by Decree-Law 10/2024 of 8 January. Among other changes, it widened the range of works exempt from a permit, reduced the municipalities’ prior checks, changed the rules on the use of buildings and added to the Civil Code the possibility of converting units into housing without the owners’ authorisation (article 1422-B).
Applying it in practice revealed difficulties. The preamble of Decree-Law 108/2026 itself acknowledges that the reform «deparou-se, contudo, com alguns constrangimentos no que se refere à sua exequibilidade», that is, it ran into some constraints on how it could be put into practice. The revision was published on 29 May 2026, and its entry into force was postponed to 1 October 2026 by Decree-Law 155-B/2026 to give the municipal platforms time to adapt.
What changed in 2026
Exempt works: clearer, with technical responsibility
Maintenance works, works of minor planning relevance and reconstruction works remain exempt from a permit and from prior notice. Alteration works inside buildings or units are exempt provided they do not change the exterior (heights, façades, roofs) and do not affect the structure. If they touch the structure, they must come with a stability design and a statement of responsibility signed by a qualified technician, filed with the municipality (article 6 of the Legal Regime for Urbanisation and Building, RJUE, as worded in 2026).
Notice of the start of works
Up to five days before work begins, including for works exempt from a permit or prior notice, the developer informs the municipality. Maintenance works carried out exclusively inside buildings or units are exempt from this (article 80-A of the RJUE). For a condominium that is going to paint the façade or repair the roof, this means an administrative step that must not be forgotten.
Buying and selling: the planning title must be mentioned
The 2024 Simplex had stopped requiring the use permit to be shown at the deed. The 2026 revision keeps transactions free, but requires transparency:
«14 — Na realização de negócios jurídicos que envolvam a transmissão de terrenos para construção urbana, de edificações já construídas ou em construção, ou das suas frações autónomas, deve o conservador, o notário, o advogado, o solicitador ou outra entidade legalmente competente, sob pena de anulabilidade do negócio jurídico, fazer menção no documento que o titula» — RJUE, article 4-A(14), as worded by Decree-Law 108/2026
In plain English: whenever land, a building or a unit is sold, the registrar, notary, lawyer or solicitor must record the planning situation in the deed, or the sale can be annulled. The deed can mention the planning title that was presented, the seller’s statement that they have one, or the statement that they do not. The buyer knows exactly what they are buying.
Use and change of use
When the use of a building or unit, or a change of use, was not preceded by works subject to a permit or prior notice, a prior notice with a deadline applies (article 62-B). The building can be used ten days after the notice is submitted, unless the mayor rejects it or orders an inspection (article 64), which takes place within 15 days (article 65).
| Topic | Simplex 2024 | 2026 revision |
|---|---|---|
| Interior works | Exempt | Exempt with no external impact; structure needs a design and statement of responsibility |
| Start of works | Previous wording of art. 80-A | Notice also for exempt works, except interior maintenance |
| Deed of sale | No use permit required | Must state whether there is a planning title or not |
| Use without works | Previous wording of arts. 62 et seq. | Prior notice with a 10-day deadline and possible inspection |
| Conversion to housing | No owners’ authorisation (art. 1422-B) | Still in the Civil Code |
Advantages
- Fewer permits for simple works: maintenance, reconstruction and interior alterations with no external impact go ahead without waiting for a municipal decision.
- More predictability: the 2026 revision clarifies concepts and aims for more uniform application across municipalities.
- More housing supply: converting units into housing without the owners’ authorisation makes it easier to use empty shops and offices. See adapting commercial spaces for housing.
- More transparent transactions: the deed always shows the planning situation of the property.
Risks that remain
- More responsibility for the owner carrying out the works: without prior checks, whoever carries out the works is responsible for compliance. Works outside the rules can lead to fines, a stop order or an order to restore the original state.
- Buying a property without a title: the law allows a property without a planning title to be sold, as long as this is stated in the deed. The buyer has to weigh up the risk and the effect on a mortgage.
- Works that affect the building: an interior job that touches the structure affects all the owners. The stability design is compulsory, but the condominium should ask for a copy and keep an eye on the works.
- Façades and common parts: a planning exemption does not replace the general meeting’s authorisation. Works that change the architectural line or the aesthetic arrangement need two thirds of the building’s value (article 1422(3)).
What to check before buying or carrying out works
- Ask the seller for the planning title (permit, prior notice or use title) and confirm it with the municipality.
- Read the mention of the planning title in the deed.
- Before works, confirm whether they are exempt and whether they affect the structure.
- Inform the municipality up to five days before starting, where this applies.
- Get the general meeting’s authorisation for works on the common parts or the façade.
- Respect the hours for works: working days, from 8 am to 8 pm (article 16 of the General Noise Regulation).
Read also building works that need municipal authorisation, the types of works in condominiums and the new horizontal property guidelines.
What it means for condominiums
With fewer prior checks, the condominium has a bigger role in prevention. It should know what works are being done in the building, ask for the stability designs where they exist and make sure that works on the common parts are notified to the municipality. Condoroo, which manages more than 600 condominiums, follows the works in the buildings it manages and tells the owners which obligations apply in each case. Before a sale, we also issue the statement of charges and debts within the legal ten days.
Urban Simplex: frequently asked questions
What is the Urban Simplex?
It is the reform simplifying planning permits in Portugal, approved by Decree-Law 10/2024 and revised by Decree-Law 108/2026.
When did the 2026 revision come into force?
Decree-Law 108/2026 came into force on 1 October 2026, after the postponement made by Decree-Law 155-B/2026.
Can I carry out works at home without a permit?
Maintenance works and interior works with no external impact are exempt. If they affect the structure, they need a stability design and a statement of responsibility.
Do I have to tell the municipality before exempt works?
Yes, up to five days before starting, except for maintenance works carried out exclusively inside the building or unit.
Can I buy a home without a use permit?
The deed must state whether the property has a planning title or not. The purchase is possible, but you should weigh up the risk and the bank’s conditions.
Does the Simplex remove the need for the condominium's authorisation?
No. Works that change the façade or the common parts still need a decision of the general meeting.
This article is for information only and does not replace legal or technical advice on your specific case. Legislation checked on 26 October 2026.
