🏗️ How is a building permit obtained and how soon is it decided?

With conditions

Quick answer

It depends — building is allowed with a permit, and the procedure is now fully electronic, but “approval by silence” does not apply to every case. Under law no. 107/2014 “On territorial planning and development” (as amended, including law no. 41/2024), a building permit is obtained only through the electronic e-Leje system; paper applications are not accepted, except for projects containing state-secret information. The responsible authority (usually the municipality) must decide within 60 days of the application. Historically the law recognised approval by silence if the deadline passed with no decision and no negative opinion, but this does not apply to permits within the competence of the National Territorial Council or to high-risk works. The most dangerous myth: “small works, or works inside the house, need no permit.” They often need at least a prior works declaration — check before you start, because assuming otherwise is how illegal building begins.

📋 The rules

The basis is law no. 107/2014 “On territorial planning and development,” as amended (including law no. 41/2024).
A building permit is obtained only through the electronic e-Leje system; paper applications are not accepted (except state-secret projects).
The responsible authority must decide within 60 days of the building-permit application.
Approval by silence (when the deadline passes with no decision and no negative opinion) does not apply to permits within the National Territorial Council’s competence or to high-risk works.
Small works or refurbishments often need at least a prior works declaration, not necessarily a full permit.

🔓 Exceptions

Projects containing state-secret information are exempt from the duty to apply through e-Leje.
Special sites and zones (cultural heritage, coastline, infrastructure) may require additional approvals beyond the municipality.
Successive legal changes have narrowed the use of approval by silence; do not rely on “silence” without verifying it for your case.

⚠️ Penalties & fines

Building without the proper permit is among the most expensive breaches. A structure put up without a permit is treated as illegal building and risks heavy fines, a work stoppage and even demolition at the owner’s expense. Beyond the direct cost, unpermitted building is not easily legalised, cannot be registered in the property records and becomes almost impossible to sell, because a serious buyer wants the documents in order. If you wrongly rely on “approval by silence” in a case where it does not apply (for example, high-risk works), you risk building on a permit that in fact does not exist. The real cost, then, is not only the fine but the legal blocking of the property, the impossibility of selling or mortgaging it, and turning a large investment into a liability. A correct application through e-Leje, with the full project and documents, is the protection that saves far more later.

📎 Official sources

Last verified: 2026-07-12

❓ Frequently asked

How do I apply for a building permit?

The application is made only through the electronic e-Leje system, where you upload the project and the required documents; paper applications are not accepted. The responsible authority, usually the municipality, reviews the request and must decide within the legal deadline of 60 days from the application.

How soon do I get a decision on a building permit?

The responsible authority must decide within 60 days of the building-permit application being submitted. Historically, the deadline passing with no decision brought approval by silence, but this does not apply to all categories, such as permits within the National Territorial Council’s competence.

Does approval by silence always apply?

No, approval by silence does not apply to permits within the competence of the National Territorial Council or to high-risk works. Legal changes have narrowed its use, so you should not rely on silence without verifying it for your specific case.

Do I need a permit even for small works inside the house?

Often yes, because even refurbishments or small works may require at least a prior works declaration. The myth that “nothing is needed inside the house” is dangerous, so it is better to check with the municipality before you start the works.

What do I risk if I build without a permit?

Building without a permit is treated as illegal and risks fines, a work stoppage and even demolition at your own expense. On top of that, the structure cannot be registered in the property records and becomes almost unsellable, because buyers and banks want the building documents in order.

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