Administration Beginner

Building Permit vs Prior Declaration in France: Guide

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Two Authorisations, Two Procedures

In France, any significant construction or modification to a building requires planning permission. Depending on the scope of the works, you will need to file either a prior declaration of works (déclaration préalable, or DP) or a building permit (permis de construire, or PC). Understanding the difference is essential to avoid filing the wrong form — and the delays that follow.

BUILDING PERMIT OR PRIOR DECLARATION? Decision tree for your project YOUR PROJECT Total floor area > 150 m2? YES PERMIT + Architect mandatory NO Area between 20 and 150 m2? YES BUILDING PERMIT NO Area between 5 and 20 m2? YES PRIOR DECLARATION NO Changes to external appearance? YES PRIOR DECLARATION NO No authorisation needed ABF ZONE? Near a listed historic building Delay + 1 month PC = Building Permit (Cerfa 13406) DP = Prior Declaration (Cerfa 13703) In PLU zones, the DP threshold rises to 40 m2 for extensions (if total after works < 150 m2)
flowchart TD A{How much floor area created?} A -->|Under 5 m²| B[NO AUTHORISATION NEEDED] A -->|5 to 20 m²| C[PRIOR DECLARATION] A -->|20 to 150 m²| D[BUILDING PERMIT] A -->|Over 150 m²| E[PERMIT + ARCHITECT REQUIRED] C --> F{Protected zone ABF?} D --> F E --> F F -->|Yes| G[Extended timeline +1 month] F -->|No| H[Standard timeline] style A fill:#0F4C81,stroke:#0F4C81,color:#fff style F fill:#FDFCF9,stroke:#C67A3C,color:#0F4C81 style B fill:#56C6A9,stroke:#56C6A9,color:#fff style C fill:#FDB813,stroke:#FDB813,color:#fff style D fill:#F58220,stroke:#F58220,color:#fff style E fill:#CD212A,stroke:#CD212A,color:#fff style G fill:#6B5876,stroke:#6B5876,color:#fff style H fill:#56C6A9,stroke:#56C6A9,color:#fff

When Is a Prior Declaration Sufficient?

The prior declaration covers minor works that do not fundamentally alter the structure or purpose of the building:

  • New construction of 5 to 20 m² of floor area or footprint
  • Extension of 5 to 40 m² in an urban zone covered by a PLU (with conditions)
  • Changes to the external appearance (rendering, window replacement, colour change)
  • Change of use without structural works
  • Construction of a wall over 2 m high
  • Installation of an uncovered swimming pool of 10 to 100 m², or a pool with a cover under 1.80 m high

💡 Tip — In PLU urban zones, the threshold rises from 20 m² to 40 m² for extensions, provided the total floor area after works does not exceed 150 m². Beyond 150 m², an architect and a full building permit become mandatory.

When Is a Building Permit Required?

The building permit is required for larger projects:

  • New construction of more than 20 m² (or more than 40 m² in a PLU zone for extensions)
  • Any construction where total floor area after works exceeds 150 m² (architect mandatory)
  • Change of use involving modifications to the load-bearing structure or the facade
  • Works on a listed or registered historic building

Threshold Summary Table

Type of works Area Required authorisation
New construction Under 5 m² None (with exceptions)
New construction 5 to 20 m² Prior declaration
New construction Over 20 m² Building permit
Extension in PLU zone 5 to 40 m² Prior declaration
Extension in PLU zone Over 40 m² Building permit
Total area after works Over 150 m² Permit + architect mandatory
Uncovered pool 10 to 100 m² Prior declaration
Uncovered pool Over 100 m² Building permit

Processing Timescales

Authorisation Standard timeframe Protected zone timeframe
Prior declaration 1 month 2 months
Building permit (individual house) 2 months 3 months
Building permit (other) 3 months 4 months

⚠️ Warning — These timescales run from the submission of a complete file. If documents are missing, the authority has one month to request additional items — and the processing clock resets to zero upon receipt of the missing documents.

Required Documents

For a Prior Declaration (Cerfa no. 13703)

  • Site location plan (DP 1)
  • Site plan / block plan (DP 2)
  • Cross-section plan (DP 3)
  • Facade and roof plans (DP 4)
  • Graphic insertion document (DP 6)
  • Photographs of the near and distant surroundings (DP 7, DP 8)

For a Building Permit (Cerfa no. 13406)

All of the above, plus:

  • Descriptive project notice (PCMI 4)
  • Dimensioned facade and roof plans (PCMI 5)
  • 3D graphic insertion into the environment (PCMI 6)
  • RE 2020 energy compliance certificate where applicable

💡 Tip — The building permit file must be submitted in at least 4 copies (sometimes more in protected zones). Prepare quality copies — photos and plans must be legible and in colour.

Special Cases

ABF Zone (Heritage Architect)

If your plot lies within the perimeter of a listed monument (500 m radius, or a defined perimeter), the ABF (Architecte des Bâtiments de France) must issue a binding or advisory opinion on your project. This adds one extra month to the timeline and may impose strict aesthetic requirements.

Protected Zone (Listed Site, Heritage Area)

In remarkable heritage sites or listed areas, the rules are even stricter. A building permit is often required even for minor works, and processing times are extended.

Land Not Covered by a PLU

In communes subject to the RNU (National Planning Regulations), the area threshold for extensions remains at 20 m² (no increase to 40 m²).

Pre-Submission Checklist

  • Type of authorisation identified (DP or PC)
  • Correct Cerfa form downloaded
  • Up-to-date site location plan
  • Dimensioned and complete site plan
  • All photographic and graphic documents prepared
  • Required number of copies prepared
  • Protected zone / ABF status checked
  • Need for an architect assessed (area > 150 m²)
  • RE 2020 certificate ready if required

Key Takeaway

Do not mix up the two procedures: filing the wrong form leads to automatic rejection. If in doubt, contact the planning department at your local mairie — they are there to guide you. And remember: carrying out works without authorisation exposes you to criminal penalties and an obligation to restore the site.