Beginners’ Guide to Building in France: French Planning Permission

While this guide is designed to help you understand when and which permissions you will need to carry out your construction or renovation project, it’s highly recommended to seek professional advice and/or consult your Mairie in the early stages to confirm the kind of permissions required.

French planning permission law is notoriously complex, with various national and local regulations in place and many local idiosyncrasies to account for. The best advice is not to make any assumptions, either about whether you need a permit or about whether your specific project falls within the norm when it comes to planning rules.

What happens if you don’t obtain planning permission?

Deciding to move ahead with a project without the correct planning permissions in place is a highly risky move and, more often than not, results in problems.

Not only might you be issued with an order to demolish your newly built garden shed or boundary wall, but missing planning permissions can also cause a problem when it comes to selling your property. Building without a permit is a criminal offence under article L.480-4 of the code de l’urbanisme, punishable by a fine of between €1,200 and €6,000 per square metre built, and the courts can order demolition or reinstatement. Even if you are not ordered to return the structure to its original condition, the minimum you will be required to do is to apply for retrospective permission or régularisation. Illegally built structures or additions to your French home will also not be insured and could even lead to an insurance claim being rejected in the event of a disaster or break-in.

If you’re purchasing a property to renovate or a plot of land to build on, you might also want to apply for planning permission during the purchase process and may consider adding a suspensive clause to the Compromis de Vente.

See our articles on French Planning Permission When Buying and Selling Property (Suspensive Conditions) and Retrospective Planning Permission in France.

If you are building a new home or carrying out major extensions, seeking planning permission is likely already top of your to-do list, but there are many other building and renovation projects in France where you may not realise that planning permission is required. It’s essential that you find this out before you begin any work on your project, so ask your local Marire or seek professional advice if you are unsure.

As a starting point, let’s take a look at the various planning permits required for both new builds and existing structures.

Constructible land for new-build projects

Any new construction, whether residential or commercial/industrial, will require a permit. Land within a constructible zone should have a “CU” (certificat d’urbanisme, roughly equivalent to outline permission in the UK) in existence but will still require a detailed permit before anything can be built. Bear in mind, too, that an architect must be engaged for any project taking the total floor area above 150 m², and that all new houses have had to comply with the RE2020 environmental regulations since January 2022.

It is imperative that a CU is in place prior to purchasing land to ensure it is, in fact, constructible, and suitable for the project you have in mind. Individual building plots may be part of a “lotissement” (land dedicated to a small development of dwellings). If so, in addition to any general planning regulations, there will also be a set of lotissement regulations governing things like parking, rubbish collection, the maximum size of any building, design style, etc.  It is important to ensure you’re aware of these regulations in advance of committing to a purchase.

In the event that you buy land but don’t develop it for several years, you should ensure that you maintain a valid CU on the land, if not, you run the risk of losing the constructible status of the land in the event that planning zones change. The local town hall (Mairie) is not obliged to individually advise owners of changes to zoning plans – information will be displayed on the notice board and inserted into a local newspaper, but if you’re not living in the town or village, you may not realise changes are being made.

Existing buildings

Renovations, extensions, and conversions to your French home will likely also require planning permission, whether you plan to build a swimming pool, erect a garden shed, or repaint your building façade.

External changes to your French property

As a rule of thumb, any change to the external appearance of your French property will likely require a permit, and this may apply even to minor changes such as external paint colours. If your project involves repairing or replacing existing structures on a ‘like for like’ basis (e.g. replacing your roof tiles with new ones of the same colour and size), you shouldn’t need any permissions.

However, it’s still important to check local regulations (see the Regulatory Framework section below for more on this), as there are some cases where specific materials must be maintained for heritage or architectural reasons. What you consider ‘like for like’ may not match the official regulations, for example, changing existing wooden windows for PVC windows with a similar style and appearance may not be acceptable, especially when the property is in a “protected” planning zone (more on this later). Seek professional advice or check with the local Mairie, who are there to help and guide you.

Extensions to your French property

Minor extensions (of less than 5 m²) generally do not require a permit in France. However, if they result in a change to the external appearance of the property, you will almost certainly require a permit.

Above 5 m², the permit you need depends on the size of the extension and where your property sits. Between 5 m² and 20 m², a déclaration préalable is sufficient, and that ceiling rises to 40 m² if your property is in an urban zone (zone U) of a PLU. Above those figures a full permis de construire is needed, and any extension that takes the total floor area of the house beyond 150 m² will require both a permis de construire and an architect. In many communes there is also no automatic right to extend, so don’t assume it is possible without checking. Other limitations may be in place, such as extensions up to a percentage of the existing living area or a maximum size in m². These regulations are always non-negotiable, so don’t expect to be able to sidestep local regulations no matter how convincing your case (wanting to take advantage of those rolling countryside views will count for nothing if local regulations prevent it).

Attic conversions

Regulations on attic conversions typically depend on whether additional ‘living space’ (surface de plancher) is being created in the process or not. Generally, if your attic already has access, such as a staircase and/or external windows or doors, then a permit may not be required. However, as always, there are various interpretations to this rule and a number of factors to consider.

Fitting Velux or dormer windows, for example, would require a permit, as would other conversions that constitute either an external change of appearance or the creation of additional floor area.

Barn conversions

Converting any kind of building that is not currently considered “habitable” always requires a permit. Not only will this inevitably change the external appearance, but also because it is considered a ‘change of use’ – from “agricultural” to “habitable”.

There is a current move in most rural areas of France to prevent the conversion of individual barns into accommodation (though if they form part of a complex of buildings that already includes a dwelling, it is much easier). In agricultural (A) and natural (N) zones the rule is now strict: a barn can only change use if the PLU has specifically identified it on a list or plan as a building eligible for change of destination. If it isn’t on that list, the application will in principle be refused, however sound the building. Where it is listed, the change of use also has to be authorised by a departmental commission, the CDPENAF in an agricultural zone or the CDNPS in a natural zone, whose opinion is binding on the commune. If there are currently no public utilities connected (water, electricity, etc.), then the utility companies will be consulted to see whether it is possible to extend the supply to the building in question. If not, planning permission may be refused, or you may be asked to pay for the privilege, which can add a significant sum to the budget.

It’s essential, therefore, to seek the appropriate approvals before beginning such a conversion and, if purchasing property, to ensure at least outline permission exists in the form of a “CU” before buying.

Swimming pools

Pool basins of up to 10 m² require no authorisation at all (unless you are in a protected zone), as do above-ground pools installed for no more than three months a year. Between 10 m² and 100 m² you will need a déclaration préalable, and above 100 m² a full permis de construire. A cover of more than 1.80 m in height also pushes the project into permis de construire territory, whatever the size of the basin. Remember, too, that a new pool must be declared to the tax office within 90 days of completion.

Sheds, greenhouses and polytunnels

In France, these are all considered constructions and are controlled by planning regulations, with some communes allowing none at all, others perhaps one per property, sometimes with restrictions on size, and others where no pre-defined limits or exclusions exist at all. As a starting point, a garden shed of under 5 m² needs no formality, one of between 5 m² and 20 m² needs a déclaration préalable, and anything larger needs a permis de construire. Greenhouses and polytunnels are judged on height rather than area alone: nothing is required below 1.80 m, a déclaration préalable applies between 1.80 m and 4 m where the ground area is under 2,000 m², and a permis de construire above that.

Always check before building that beautiful garden shed – you don’t want to risk the local Mayor knocking on your door with a demolition order!

It is also important to remember that constructing any of these will attract additional taxes, not just annual property taxes, but also a one-off tax called the taxe d’aménagement, levied once planning has been granted. For 2026 this is calculated on a flat value of €892 per m² outside Île-de-France and €1,011 per m² within it, multiplied by the rates set by your commune and department, so a large polytunnel could easily incur a tax of hundreds and occasionally thousands of euros. Structures of 5 m² or less are exempt, and some communes waive the tax on sheds and greenhouses of up to 20 m². See our article on Planning Tax in France: Taxe d’Aménagement.

Camping & Glamping

Irrespective of the size or apparent suitability of land for camping purposes, permission is always required. The emphasis on “always” is deliberate, because there is a huge amount of misinformation surrounding planning for campsites. It is sadly very common for selling agents to be unfamiliar with planning regulations, and potential buyers are often told, for example, that they can set up a site with fewer than 6 pitches without permission.

That is not correct. A site taking up to 6 units of accommodation or 20 people is what is known as a camping déclaré, and any works to lay it out still require a déclaration préalable, on top of a separate declaration under the code du tourisme. Above either of those figures, and they are alternatives, so exceeding one is enough, you need a permis d’aménager. The 6-pitch line therefore changes the type of application, not whether permission is needed, and applications will more often than not be refused if the land in question is in a rural area. Some local plans specifically exclude the use of land for camping purposes.

The size of the land dedicated to camping use will also affect the process – over certain limits will require an impact study.  In addition, any buildings made available to the public – shower blocks, for example, will need to meet fire safety and disabled access regulations. Adequate waste disposal facilities (septic tank, etc.) will also be required, and approval for an appropriate system will be required as part of the planning application.

Other French planning permission requirements

The above-listed are the most common examples of when a permit is required, but there are many others where regulations apply. Fences, gates, tall aerials, and wind turbines are just some of the other projects that require planning permits – if in doubt, it’s always a good idea to check.

There are two different types of regulatory framework that comes into play when considering French planning permission – national regulations and local regulations.

In France, even the smallest of communes has the right (but not the obligation) to create a local planning framework. In the absence of that, the areas fall under the governance of the national framework.

National Regulations

These apply anywhere not covered by a local plan. Known as “RNU” (Règlement National d’Urbanisme), they control what can or can’t be built in any given area or commune. Planning decisions resulting from applications where RNU applies will be based primarily on whether the project is within the existing urban area of the commune, though there is no specific definition of what that means or where the line is drawn between urban and rural zones. It is also worth knowing that in RNU communes the Préfet‘s opinion is binding, so the final say does not rest with your Mairie.

The use of existing land in the immediate vicinity, size of the development, noise, public health & safety, architectural style, etc., will all play a part in the planning process and will affect the outcome. Properties in a hamlet of 10 houses set 3 km from a village centre are unlikely to be considered as being within the constructible zone. Extensions are likely to be permitted, but applications for new-build projects are very unlikely to be granted.

Local Regulations

Local regulations can follow several different models, and they exist to control planning matters within the commune. The two you are likely to encounter today are the “PLU” (plan local d’urbanisme) and the “CC” (carte communale). Older “POS” (plans d’occupation des sols) no longer apply. Any that had not been converted into a PLU lapsed in March 2017, with the RNU taking over until a PLU is adopted, so if a seller or agent refers to the commune‘s POS, check what has replaced it.

The PLU is the most comprehensive and places all land in a commune into planning “zones”, such as agricultural (A), natural (N), urban (U) or to-be-urbanised (AU). A set of rules will apply to each zone, based on the commune‘s overall plan for the development of the area. The carte communale tends to be less detailed but has the same overall aims.

Smaller communes have increasingly joined together to form larger planning areas, sharing a common regulatory framework called a PLUi (plan local d’urbanisme intercommunal), and these are now well established across much of rural France.

Additional commune regulations

Dependent on the area in question, many communes also have regulations to take account of a variety of natural risks: flood, fire, avalanche, etc. These take the form of a plan de prévention des risques (PPR), which you may see referred to by that acronym in the notaire‘s searches, and in many cases they will affect or rule out certain types of development.

Examples of Local Planning Permission Regulations in France

The following case studies show how local regulations may affect your planning permission application.

Case Study 1

An application was submitted in a small town in Brittany to change existing wooden windows, painted white, with new, PVC “oak colour” replacements.  The commune had a “PLU” in force which prohibited the use of PVC finishes, and in addition, anything other than a very limited colour range – in fact, in this case, the owner could only fit replacement wooden windows, painted light grey!  Further, the windows had to have a horizontal bar at a specified distance from the top of the pane.  The reason for this was that the property was within 500m of the village church, and it was felt that traditional styles and colours should be retained within those limits.

Case Study 2

A similar application was made for a property where “RNU” applied, and the owner was permitted to replace the old “Georgian style” wooden windows with oak coloured, fully glazed PVC units.  This illustrates how different regulations can affect the outcome of an application, even where the two are essentially for the same modifications to a property.

Case Study 3

In the Alps, a project to convert a large building from commercial use to residential use required planning consent. Outline permission was sought and granted, but when the detailed application was submitted, the size and number of new doors and windows was restricted in order to comply with avalanche risk regulations.

Read our article Building and Renovation in France: Protected Zones, Listed & Heritage Buildings.

The type of French planning application you will need depends on the type and scope of the renovation works being carried out. As a general rule of thumb, if there is no increase to the living space of the house, then a DP (see below) is likely to be the most appropriate.  However, a full PC (see below) may be required if there is increased inhabitable space.  Below is an outline of the different application types:

Certificat d’Urbanisme (CU)

The CU is similar to outline permission in the UK and is used to ascertain whether, in principle, a particular project can be carried out – e.g. if a plot of land could be used to build an outbuilding or swimming pool, or if a barn could be converted into a residence.

A CU is free, and an easy way to ascertain the viability of a renovation or building project at the purchase stage, or in situations where there are no local regulations governing rural properties. There are two types: the CU d’information, which the Mairie has one month to answer, and the CU opérationnel, which addresses a specific project and takes two months. The application dossier includes a brief description of the proposed plans, including a site plan and photographs, but more detailed plans are not required. Once issued, a CU is valid for 18 months and freezes the planning rules and taxes applying to the plot for that period.

Déclaration Préalable (DP):

This type of application is most often used to deal with more minor modifications to an existing property, such as the addition of Velux windows, changing wooden windows and doors to PVC, converting an attic or outbuilding into a living space, or building a garden shed or greenhouse. A DP is generally suitable for works that add less than 20m² of living space.

Most déclaration préalable applications do not need a response from the planners. Instead, automatic approval is issued if the application is not refused, and no additional documentation or information is requested, within a month of reception, or two months if your property is in a protected sector. If this is the case, you have an automatic right to proceed, and you can ask the Mairie for a certificat de non-opposition as written proof, which lenders and insurers will usually want to see. Do be aware that the mayor can withdraw a non-opposition decision within three months if it turns out to have been granted unlawfully.

Permis de Construire (PC)

Most new builds, extensions and conversions will need a permis de construire, and there are various different types depending on the project. The statutory decision period is two months for an individual house and its outbuildings and three months for other projects, extended by a further month in a protected sector or wherever the Architecte des Bâtiments de France has to be consulted, and up to five months for premises open to the public. In practice, allow longer: the Mairie has a month to tell you the file is incomplete, and the clock only starts once it is complete.

Once Your Permit Is Granted

Receiving your permit isn’t quite the end of the process. You must display a rectangular notice board of more than 80 cm on the site, visible from the public highway, from the moment the decision is notified and for the whole duration of the works. Third parties then have two months from the first day of a continuous two-month display period to lodge a challenge, so it is generally wise not to start work until that window has closed.

Permits are valid for three years and can be extended twice, by one year each time, provided you apply at least two months before expiry and the planning rules haven’t changed in the meantime. When the works are finished, you must file a déclaration attestant l’achèvement et la conformité des travaux (DAACT) with the Mairie, and declare any new taxable surface to the tax office within 90 days.

For more on this, see our article on French Planning Applications: Certificat d’Urbanisme, Déclaration Préalable, & Permis de Construire