Deadlines in Construction Inspection: What You Need to Know
- Ana Carolina Santos
- Nov 17
- 4 min read
Urban planning supervision is a key part of any construction or building intervention in Portugal. Understanding the deadlines associated with municipal inspection is not just a bureaucratic matter — it is essential to ensure that your project proceeds smoothly, lawfully, and safely. This article clearly explains the inspection deadlines established by Portuguese law, with special focus on the Legal Framework for Urbanisation and Building (RJUE).
What is Urban Planning Inspection?
Building inspection is a municipal responsibility designed to ensure that all urban operations — whether licensed, subject to prior communication, or exempt from control — comply with applicable legal and regulatory standards.
Important: All works are subject to inspection, regardless of whether a municipal licence is required. Exemption from prior control does not exempt compliance with the law.
Inspection ensures the legality of operations and the safety and health of occupants, monitoring only legal compliance, not design choice or aesthetic judgment.
Competence and Responsibility
According to the RJUE, inspection is the responsibility of the Mayor, who may delegate authority to councillors. Inspections may be carried out by:
Qualified municipal officers.
Approved private inspection companies commissioned by the Municipality.
Administrative or police authorities when requested.
Inspections and On‑Site Visits
Inspectors may enter construction sites without prior notice. However, if access is denied:
During execution: A judicial warrant is required for entry into a dwelling.
After completion: Refusal by the owner also requires a judicial warrant. Inspections must respect proportionality, last only as long as necessary, and focus strictly on relevant areas.
Key Deadlines in Inspection
Site Visit Deadlines — A site inspection ordered by the Mayor must take place within 15 days of the decision, ideally by agreement with the applicant. For use permits via prior communication, the municipality may inspect within 20 days after submission if serious doubts exist about the building’s fitness for use.
Successive Inspection Period — The municipal inspection duty expires 10 years after the issuance of the prior communication title, improving legal certainty for property owners.
Work Suspension (Embargo) — When works are found illegal (no licence, plan deviation, or legal breach), a suspension act must be notified within 5 working days. It serves as a temporary safeguard pending corrective or legalisation measures.
Reporting Violations — Inspecting entities must report infractions to relevant authorities. Anonymous complaints are not accepted. Officials who fail to report or provide false information are disciplinarily liable.
Restoration of Legality — Upon detecting illegality, the Municipality must act proportionately, starting from the least heavy measure (embargo, correction, legalisation) to the most severe (demolition).
Deadlines for Work Execution
Although separate from inspection, these impact supervision:
Start of Works: Promoters must notify the Municipality at least 5 days before starting.
Completion: Works must finish within the period set by the licence or prior communication, or they may lapse if not started or resumed within 12 months after suspension.
Building Maintenance Deadlines
Buildings must undergo repair and maintenance at least once every 8 years. The Municipality may order works at any time to correct unsanitary or unsafe conditions, notifying the owner within 3 days after approval of the deliberation.
Coordination Between Authorities
The Municipality must inform sector authorities (for example, commerce, health, education, or tourism) of accessibility or safety non‑compliance to ensure integrated enforcement.
Licensing and Prior Communication Deadlines
For context:
Licensing: 120 – 200 working days depending on size or heritage status.
Prior Communication: 15 days for verification, 20 – 60 days for rejection, and immediate start after fee payment if accepted.
Special Regimes
Older or clandestine buildings may benefit from tolerance rules in Portaria 243/84, allowing slightly smaller spaces or lower ceilings (down to 2.35 m). Alterations in existing structures may also rely on the “protection of the existing” principle if they do not worsen non‑compliance.
Non‑Compliance Consequences
Administrative Offences: Fines from €250 to €3 740.98 for individuals and €500 to €44 891.81 for companies.
Additional Sanctions: Loss of public subsidies, activity suspension, or permit revocation.
Criminal Liability: Ignoring orders to halt or demolish works constitutes disobedience; false declarations may amount to document forgery.
Practical Guidance
Notify the Municipality before work begins.
Keep all project documents, licenses, and logs on site.
Respect construction deadlines to avoid expiry.
Request extensions on time with justification.
Cooperate during inspections within legal limits.
Seek advice from qualified architects or engineers.
Final Considerations
Inspection deadlines are not mere formalities — they structure the relationship between the owner, builder, and local authority. Compliance ensures legality, safety, and quality of the built environment. In a regulatory context moving toward greater efficiency and simplification, understanding these deadlines is essential for a successful and legally secure construction project. If planning a new project or intervention, professional guidance ensures smooth progress and full legal compliance.
Do you need specialised support for your architectural project?
AC‑Arquitetos is available to assist you through every stage of the process — from project design to completion — ensuring compliance with legal requirements and applicable deadlines. Contact us and rely on an experienced team that understands Portuguese urban planning legislation and will help you turn your project into a concrete, safe, and lawful reality.
