Preliminary Information and Urban Planning Certificate: Two instruments for the success of your project

Before starting any construction or urban intervention project in Portugal, it is essential to understand the tools available to assess the feasibility of your idea. Among the most important instruments are the preliminary information and urban planning certificates—two distinct mechanisms that, although often confused, serve specific and complementary purposes in the planning and execution process of urban operations.

For those unfamiliar with the intricacies of urban legislation, these two types might seem similar, but in truth, each has particular characteristics, applications, and advantages that are important to know in order to make informed and strategic decisions.

Single-family home in Azambuja with approved PIP No. 2 (Qualified Preliminary Information Request)

What is Preliminary Information?

Preliminary information is an administrative procedure that allows interested parties to obtain clarifications about the feasibility of an urban operation before submitting a formal licensing request. Regulated in articles 14 to 17 of the RJUE (Legal Regime of Urbanization and Building), this tool acts as a prior consultation with the municipal administration.

Characteristics of Preliminary Information

Preventive and guiding function:

• Allows evaluating whether a certain urban operation is admissible at the intended location

• Identifies applicable legal or regulatory constraints

• Guides on necessary licensing procedures

Response deadline:

• The Municipal Council must respond within 60 days

• This deadline can be suspended once for 30 days to request clarifications

Validity period:

• Preliminary information remains valid for 18 months after issuance

• This period allows for calm project development planning

Advantages of Preliminary Information

Risk reduction:

• Avoids unnecessary investments in unfeasible projects

• Identifies constraints before detailed project development

• Allows adjustment of expectations and strategies

Simplification of future processes:

• Exempts consultations with external entities in subsequent procedures

• Accelerates the licensing process afterward

• Provides greater legal security

Flexibility:

• Can cover different types of urban operations

• Permits evaluation of alternatives prior to defining the final solution

Urban Planning Certificates: Official Status Documents

Urban planning certificates are official documents issued by Municipal Councils certifying the urban situation of a property or land. Unlike preliminary information, which is prospective, certificates are declarative of the existing situation.

Types of Urban Planning Certificates

Location certificate:

• Confirms property location

• Identifies applicable territorial management instruments

• Specifies permitted land use

Constructive viability certificate:

• Indicates applicable urban parameters

• Specifies occupancy and usage indices

• Identifies easements and public utility restrictions

Certificate for specific purposes:

• Can be requested for various purposes (commercial, legal, banking)

• Adapts to the specific needs of the applicant

Characteristics of Certificates

Issuance deadline:

• Usually issued within 10 business days

• Faster deadline than preliminary information

Validity:

• Typically valid for 6 months

• Shorter validity period than preliminary information

Document nature:

• Provides official proof of the urban situation

• May be required by banking or other institutions

• Has legal value for various procedures

Fundamental Differences between the Two Instruments

Purpose	Preliminary Information
Assesses future operation feasibility	Certifies current property status
Provides guidance for project development	Proves existing situation
Consultative and preventive nature	Declarative and evidentiary nature

Scope of application

Preliminary Information:

• Suitable for those planning a development project

• Useful in planning and design phases

• Recommended before significant investments

Urban Planning Certificate:

• Necessary to prove legal status of a property

• Required in real estate transactions

• Requested by financial entities for loan approval

Response deadline and validity

Preliminary Information:

• Response deadline: 60 days

• Validity: 18 months

• More complex analysis

Urban Planning Certificate:

• Response deadline: 10 business days

• Validity: 6 months

• Simpler and faster procedure

When to use each instrument?

Opt for Preliminary Information when:

• Planning new construction or significant expansions

• Assessing feasibility of an investment project

• Needing guidance on licensing procedures

• Seeking legal security before advancing projects

• Developing complex operations possibly involving multiple entities

Request an Urban Planning Certificate when:

• Buying or selling a property

• Applying for bank credit for purchase or works

• Proving legal status of a property

• Needing official documentation for administrative procedures

• Meeting specific legal requirements

Single-family home in Azambuja with approved PIP No. 2 (Qualified Preliminary Information Request)

Procedural Aspects to Consider

Required documentation

For Preliminary Information:

• Application with clear identification of the intended operation

• Graphic elements demonstrating the intention

• Descriptive report of the urban operation

For Urban Planning Certificate:

• Precise identification of the property (land registry/matrix)

• Indication of the type of certificate requested

• Specific purpose of the certificate

Associated Costs

Both procedures require payment of municipal fees, with rates varying between municipalities. It is advisable to consult the specific municipal regulations to know applicable fees.

Complementarity of Instruments

In professional practice, preliminary information and urban certificates complement each other. Well-structured projects can benefit from both instruments at different moments:

• Initial phase: Urban certificate to understand the current land status

• Planning phase: Preliminary information to validate project feasibility

• Execution phase: Use of valid preliminary information to expedite licensing

The choice between preliminary information and urban planning certificate should not be seen as mutually exclusive but rather as selecting the most appropriate tool for each phase of project development.

Impact of Digitalization

The modernization of administrative processes through the Electronic Platform for Urban Procedures has simplified the request for both preliminary information and urban certificates. This digital evolution enables:

• Electronic submission of requests

• Real-time tracking of process status

• Reduction of processing times

• Greater procedural transparency

Practical Advice

For Developers and Investors:

• Always request preliminary information before acquiring land for development

• Maintain the validity of preliminary information throughout the project

• Consult specialized technicians to correctly interpret responses

For Property Owners:

• Keep certificates for your properties up to date

• Request specific certificates for each intended purpose

• Check validity periods before using certificates

For Technicians:

• Carefully analyse conditions established in preliminary information

• Integrate identified constraints in project development

• Maintain regular communication with municipal services during the process

To Consider

Preliminary information and urban planning certificates are fundamental instruments for the success of any construction or urban intervention project. Understanding their differences, potentials, and limitations allows for more informed decisions and avoids unpleasant surprises during project development. Preliminary information stands out as a strategic planning tool, providing the security necessary for significant investments, while urban certificates serve as proof documents of the legal status of properties. Both instruments reflect the importance of a preventive approach in urban planning, allowing difficulties to be anticipated and resources optimized. Appropriate use contributes not only to the individual success of projects but also to more orderly and sustainable urban development.

Knowledge of these mechanisms is essential for all involved in the construction process—from owners to technicians, investors, and developers. Investing time in understanding these instruments is an investment in the success of your future projects.

Need clarifications about preliminary information or urban certificates for your project?

AC-Arquitetos has the experience and knowledge to guide you through urban procedure aspects. Contact us for a personalized consultation and discover how we can help transform your ideas into reality with full legal compliance and maximum procedural efficiency.