Building Permit 2025: Procedures, Timelines, Exceptions
🏗️ Building Permit: What You Need to Know in 2025
🏠 What is a building permit?
A building permit is an administrative authorization required for certain construction, extension, or modification works on a building. It is issued by the city hall (mairie) of the municipality where the land is located.
📏 When is a building permit required?
In 2025, a building permit is mandatory for:
Any new construction with a floor area or footprint over 20 m²
An extension of an existing house exceeding 20 m² (or 40 m² in certain urban zones with a local urban plan – PLU)
A change in the use of a building involving changes to the façade or structure
Construction of swimming pools over 100 m²
🛠️ For projects below these thresholds, a prior declaration of works (déclaration préalable de travaux) may be sufficient.
🧾 What documents are required?
The building permit application file must include:
CERFA form No. 13406*12 (for single-family homes)
Location plan of the land
Site plan of the construction
Cross-section plan of the land and building
Descriptive report of the project
Photos of the site and surrounding area
Specific documents if located in a protected or listed zone
📥 The application can be submitted in paper format or online via the town hall's website.
🧑🎨 Is an architect required?
An architect is mandatory if:
The total floor area after construction exceeds 150 m²
The building is for professional or public use
The land is in a listed or protected zone
⏳ Processing times
Once submitted, the town hall has:
2 months to process the application (for a single-family home)
3 months for other types of projects
This period may be extended if:
The land is in a listed area
Approval from the Architect of the Bâtiments de France is required
Documents are missing from the initial file
📬 If no response is received within the set timeframe: tacit approval applies (except in certain cases).
🛑 What to do in case of refusal?
Common reasons for refusal:
Non-compliance with the Local Urban Plan (PLU)
Incorrect height, color, or materials
Improper positioning of the building on the land
Access, sanitation, or safety issues
✅ Your options:
Modify and resubmit the application
File an informal appeal (recours gracieux) or a legal appeal (recours contentieux)
🧩 Building Permit or Prior Declaration: How to Choose?
Type of Work
Required Procedure
New construction > 20 m²
Building permit
Extension of 5 to 20 m² (outside urban PLU)
Prior declaration
Pool > 100 m² or with a shelter > 1.80 m
Building permit
Facade modification without structural change
Prior declaration
📍 Special Cases (Protected Zones)
In ABF zones (Architectes des Bâtiments de France) or protected sectors:
Stricter regulations apply (materials, colors)
The review period can extend up to 6 months
The opinion of the Architectes des Bâtiments de France is mandatory and may be binding
Some municipalities require an operational urban planning certificate before issuing the permit
RE2020 standards must be included in the design: orientation, insulation, use of bio-based materials
✅ Conclusion
A building permit is an essential step for any serious construction project. In 2025, the process is more streamlined, but regulations remain strict. A well-prepared project that complies with the local PLU (Local Urban Plan) helps avoid unpleasant surprises and saves valuable time. Don’t hesitate to seek professional guidance to ensure a smooth experience.
📍 We operate throughout the French Riviera, especially in: Nice, Cannes, Antibes, Grasse, Mougins, Saint-Tropez, Fréjus, Menton, Beaulieu-sur-Mer, Saint-Jean-Cap-Ferrat, and surrounding areas.