Renovating a property in France can be rewarding, but it also comes with strict planning rules and administrative requirements. Whether you’re restoring a rural farmhouse, converting a barn, or adding a pool, your project may need approval from the local mairie.
French planning laws are detailed and vary by region, especially in areas near historic buildings or protected landscapes. Before starting work, you’ll need to determine whether your project requires a Déclaration Préalable (prior declaration) or a Permis de Construire (building permit). Failure to comply can lead to fines, demolition orders, or delays in resale.
This article outlines the key considerations before starting any renovation in France, covering external changes, extensions, conversions, and other common project types. Use it as a checklist to help you plan legally, avoid unnecessary delays, and work confidently with your local authorities.
Table of Contents
External changes and facade modifications
If your renovation project in France involves altering the exterior of a building, you’ll likely need prior authorisation from the local planning office (urbanisme). This applies whether you’re replacing shutters, modifying the roofline, or changing the external appearance in any visible way.
What counts as an external change?
- Installing or modifying windows, skylights, or doors
- Changing roof materials or structure (e.g. adding dormers)
- Adding or altering balconies, terraces, or awnings
- Painting or rendering the façade a different colour
- Changing shutters, cladding, or fencing visible from public areas
Even minor upgrades that would be considered cosmetic in other countries may require formal approval in France, especially in areas governed by a Plan Local d’Urbanisme (PLU).
Permit requirements
- Déclaration Préalable is generally required for external work that modifies appearance but does not alter structure.
- If the property is located in a protected or historic zone, permission from the Architecte des Bâtiments de France (ABF) may also be needed, and more traditional materials may be enforced.
Key tip: Always check with your local mairie before starting. They can tell you whether your proposed external changes fall under permitted development or require formal submission.
Conversion of non-habitable spaces
Converting a non-habitable space, such as a barn, attic, garage, or cellar, into living accommodation in France is considered a change of use. This type of renovation is subject to regulations and often requires planning approval, especially if it modifies the building’s structure, appearance, or surface area.
What qualifies as a conversion?
- Transforming a barn or outbuilding into a guest house or rental unit
- Converting an attic or loft into bedrooms or living space
- Turning a garage into a kitchen, office, or bathroom
- Renovating a cellar for use as a habitable room
Legal considerations
- Surface Area: If the usable floor space increases significantly (especially above 20m²), a Permis de Construire may be required.
- Habitation Standards: Converted spaces must meet French living standards (ventilation, ceiling height, insulation, access to light).
- Change of Use Declaration: Even if no structural work is involved, changing the function of a space typically requires a Déclaration Préalable.
Planning impact
Projects in rural communes or protected areas may face stricter oversight, and architectural integrity must often be preserved. Conversions also have potential tax implications, as additional habitable space may lead to higher taxe foncière.
Before converting any space, consult your local mairie and request information about zoning and required documents. This helps avoid delays or compliance issues.
Installing a swimming pool
Adding a swimming pool to your French property is a popular upgrade, particularly for second homes or gîtes. However, pool installation, whether in-ground or above-ground, often requires prior authorisation, especially when it affects the landscape or visual impact of the property.
When does a pool need planning permission?
- In-ground pools over 10m² typically require a Déclaration Préalable.
- Pools over 100m², or with a cover over 1.80 metres high, require a full Permis de Construire.
- Above-ground pools used for more than three months per year and exceeding 10m² in size may also require a declaration.
- Any pool in a protected or architecturally sensitive area may face additional scrutiny.
Safety regulations
By law, all private pools in France must include at least one of the following safety features:
- A compliant fence or barrier
- An alarm system
- A safety cover
- A pool enclosure (abri)
Failing to meet safety standards can lead to heavy fines, even if the pool is legally installed.
Additional considerations
- Pools may increase your property taxes, as they count toward total habitable amenities.
- You’ll need to declare the pool to French tax authorities within 90 days of completion.
- Solar panels or pool houses built in conjunction may require additional approval.
Always check with your local mairie before construction. Pool regulations vary by region, and local planning rules (PLU) can restrict placement, size, or design.
Building an extension or structural additions
Adding an extension, whether it’s an extra room, conservatory, or standalone structure, usually requires formal planning permission in France. Unlike minor internal changes, structural work affects the building’s footprint and may alter zoning, aesthetics, and local land-use regulations.
What qualifies as an extension?
- Building a new room or annex attached to the main house
- Adding a conservatory, veranda, or porch
- Constructing a garage, carport, or garden outbuilding
- Raising the roof to add another storey or mezzanine
Key threshold and permissions
| Extension Size | Required Action |
|---|---|
| 5–20 m² (outside protected zones) | Déclaration Préalable |
| Over 20 m² (or 40 m² in some areas) | Permis de Construire |
| Over 150 m² total habitable surface | Permis de Construire + Architect required |
Note: Specific surface thresholds can vary depending on commune rules and whether a PLU (Plan Local d’Urbanisme) is in place.
Planning tips
- The extension must conform to local architectural style and land-use plans.
- Neighbours may be consulted as part of the planning process.
- Drainage, access, and distance from boundaries are often regulated.
Hiring an architect
If your post-renovation property exceeds 150 m², French law requires you to hire a certified architect for the planning and submission process.
Changing external materials or colours
Altering the external appearance of a property, even in subtle ways, can trigger planning requirements in France. Whether you’re painting shutters, replacing roof tiles, or changing exterior cladding, you may need to file a Déclaration Préalable, particularly in areas with local building regulations or historic significance.
Common modifications that require permission
- Changing the colour of shutters, doors, or façades
- Installing new roof tiles with different shape, colour, or material
- Replacing timber with composite or PVC cladding
- Updating façade finishes (e.g. render, stonework, paint)
- Adding external insulation that alters the visual line of the property
Why it matters
French planning authorities aim to maintain architectural harmony within towns and villages. Even small material changes can disrupt the traditional character of the area, especially in zones under a Plan Local d’Urbanisme (PLU) or near protected buildings.
Steps to take
- Check the PLU (Local Urban Plan) at your mairie for authorised materials and colour palettes.
- Submit a Déclaration Préalable before ordering materials or starting work.
- In ABF zones (Architecte des Bâtiments de France), your choice of colours and materials must be approved and may be restricted to traditional options.
Failure to comply can lead to orders to restore the original appearance at your expense. Always confirm before making changes, even those that seem minor.
Renovation near historic or protected sites
If your property is located near a historic monument or within a protected architectural zone, your renovation plans will face stricter oversight. This is especially true for buildings near churches, castles, and other officially listed sites.
What qualifies as a protected zone?
- Properties within 500 metres of a Monument Historique
- Homes in designated Zones de Protection du Patrimoine Architectural, Urbain et Paysager (ZPPAUP) or AVAP zones
- Villages or towns with architectural conservation plans
The role of the Architecte des Bâtiments de France (ABF)
If your property falls within a protected perimeter, any external work, including façade changes, new windows, roof repairs, or extensions, must be approved by the Architecte des Bâtiments de France. Their role is to ensure the work respects the historical character of the surroundings.
Expect the following:
- Longer approval times, as your plans undergo extra review
- Stricter limitations on materials, colours, and design features
- Possible modification requests before approval is granted
Practical advice
- Check with your local mairie to confirm if your property is affected
- Submit detailed plans, including architectural drawings and materials
- Be prepared for additional costs and time in the planning phase
In protected zones, even seemingly minor renovations may be rejected or heavily modified. Always consult early to avoid delays and unexpected constraints.
Declaration préalable vs permis de conduire
Before beginning most renovation or construction projects in France, you must obtain authorisation from your local mairie. This takes the form of either a Déclaration Préalable (prior declaration) or a Permis de Construire (building permit), depending on the nature and scope of your project.
What is a Déclaration Préalable?
A Déclaration Préalable is required for smaller-scale projects that alter the appearance or limited surface area of a property. Examples include:
- Exterior painting or façade changes
- Replacing windows or shutters
- Building a small extension (usually under 20–40 m²)
- Installing a swimming pool under 100 m²
- Converting existing space into habitable use without changing structure
Approval typically takes around 1 month, but this may be longer in protected areas or if the Architecte des Bâtiments de France must review your file.
What is a Permis de Construire?
A Permis de Construire is required for larger projects that involve significant changes to the structure or footprint of a property, including:
- Extensions over 20 or 40 m² (depending on the commune)
- New buildings or outbuildings
- Major conversions or structural work
- Total floor space exceeding 150 m² (architect required)
Processing times are generally 2 to 3 months, and your application must include full architectural drawings, site plans, and details of the intended work.
Where and how to apply
- Submit your file to the urbanisme department of your mairie.
- You may be required to post a public notice on your property during the review period.
- Approval must be granted in writing before any work begins.
Starting work without authorisation can lead to legal penalties, demolition orders, and resale complications.
Other important considerations
Beyond permits and planning, several other factors can significantly impact your renovation project in France. These include financial, legal, and logistical points that are often overlooked by first-time buyers or foreign homeowners.
Tax implications
Renovation work can affect your:
- Taxe foncière: Adding habitable space or features like a pool can increase your annual property tax.
- Capital gains tax: Major renovations may influence the resale value and how your plus-value (gain) is assessed, especially if the property is not your primary residence.
Ensure your upgrades are properly declared to local authorities to avoid underreporting penalties.
When an architect is required
If your renovation increases the total habitable surface to over 150 m², French law requires that you hire a registered architect. This applies to all residential buildings, regardless of whether it’s a primary or secondary home.
An architect can also assist with:
- Preparing compliant plans
- Coordinating submissions to the mairie
- Advising on material choices, particularly in sensitive zones
Hiring local contractors
While it may be tempting to bring in contractors from abroad or manage renovations remotely, it’s usually more practical, and often required, to work with locally registered artisans:
- Look for tradespeople with SIRET numbers and professional insurance
- Request detailed devis (quotes) in writing
- Ensure they are familiar with French building codes and safety standards
Working with local professionals also helps when applying for grants or subsidies, some of which are only available if the work is carried out by certified French companies.
> You might be interested in this article: Renovating: Finding top-notch artisans in France
FAQs renovating a property in France
Can I start work before I receive planning approval?
No. Starting any construction or renovation work without written approval (Déclaration Préalable or Permis de Construire) is illegal and can result in fines, legal action, or being forced to undo the work.
How long does it take to get a permit approved?
- A Déclaration Préalable usually takes around 1 month.
- A Permis de Construire can take 2 to 3 months, or longer in protected areas. Processing times may extend if the Architecte des Bâtiments de France is involved.
What happens if I renovate without permission?
You may face fines, orders to demolish or revert changes, or difficulty selling the property in future. Notaires will often flag unauthorised works during resale.
Do I need insurance during the renovation?
Yes. You should take out a dommages-ouvrage insurance policy before major works begin. Contractors must also have decennial liability insurance (assurance décennale).
Can I manage a renovation from abroad?
It’s possible, but highly challenging. Hiring a local project manager, architect, or bilingual contractor is strongly recommended to handle communication, compliance, and site access.
Final notes: Renovation in France starts with preparation
Renovating a property in France offers unique rewards, but it also comes with planning obligations and legal complexities that can surprise foreign buyers. From structural changes to colour choices, your project may need approval at several levels.
By understanding whether you need a Déclaration Préalable or a Permis de Construire, consulting your local mairie, and respecting architectural rules, especially in protected zones, you’ll avoid costly delays and legal risks.
A successful renovation in France starts with research, local advice, and a well-prepared file. Take the time to do it right, and your French home will be a source of satisfaction for years to come.
👉 You can also listen to our podcast episode Renovation projects in France: Fail to plan, plan to fail here.
