When you decide to renovate a facade, it's not just about changing its appearance: you are altering a key element of the building, with legal, technical, and aesthetic implications. In this article, we will explore the steps, permits, techniques, and tips you need to ensure that your facade renovation is successful, legal, and functional.
When renovating a facade, you must obtain municipal permits, comply with urban planning regulations, coordinate with the community (if applicable), and choose the right construction system. With everything in order, you will minimize risks and achieve a lasting transformation.
1. Why renovate the façade?
Protection against moisture, leaks, and environmental wear and tear.
Aesthetic improvement and revaluation of the property.
Opportunity to improve thermal insulation (ventilated facade, ETICS).
Contribution to energy efficiency.
Preservation of architectural heritage in old buildings.
2. Elements that can be intervened on a facade
When renovating a facade, you can undertake tasks such as:
Coverings (mortar, paint, ceramic, stone).
Repair of cracks and fissures.
Replacement of exterior woodwork (windows, balconies).
External thermal insulation.
Cleaning, restoration of ornaments or moldings.
Decorative or structural elements (cornices, railings).
Integration of ventilated facade elements.
3. Permits and licenses for renovating facades
3.1 Types of municipal permits
As with other renovations, the permit required depends on the scope of the work. When renovating a facade, you may need:
Minor works permit: if the work is minor, purely aesthetic, and does not alter the structure or volume.
Major works permit: when there are structural modifications, changes in volume, extensive work on the façade, or common elements.
Prior notification or affidavit, in some municipalities for less intensive works.
The relevant local council must determine which type applies to the specific case.
3.2 Community approval in buildings
If the façade is part of a building with multiple owners, the Condominium Act requires that any work on common elements, such as the façade, be approved by the owners' association.
Maintenance work (repairing cracks, waterproofing) usually requires a simple majority.
Aesthetic improvement works may require reinforced majorities (3/5) according to community regulations and statutes. Consider.
When renovating a facade, you should take into account:
Municipal urban planning regulations: colors, permitted materials, alignments, aesthetics.
Technical Building Code (CTE): for renovations affecting the structure or thermal envelope.
Building Regulations Act (LOE): technical responsibility and minimum standards.
Regulations on historical heritage and architectural protection, if the building is listed or located in a historic district.
Land Law / Regional urban planning regulations.
4. Documentation required for renovating a facade
To apply for a municipal license or permit, you will need:
Official request from the city council.
Technical report explaining the project (current status, planned actions).
Facade plans: elevation, sections, construction details.
Detailed budget.
Approved technical project, when required (major work).
Certificates and technical studies (e.g., condition tests, stability tests).
Document proving ownership of the property or authorization from the community.
Payment of municipal taxes.
Municipal bond, if required by the city council.
In cases of work on public roads: permit to occupy public space (scaffolding, containers).
5. Facade renovation techniques and systems
Some popular systems for renovating facades:
5.1 Ventilated facade
A structure separates the cladding from the existing wall, creating a ventilation chamber. It improves thermal insulation and allows for lightweight materials.
5.2 ETICS (External Thermal Insulation Composite System)
Continuous insulation is placed over the existing facade, followed by a protective coating. Widely used to reduce energy loss.
5.3 Single-layer plastering and other coatings
Application of single-layer mortar on existing facades, very common in renovations.
5.4 Specific rehabilitation
Spot repair of cracks, fissures, restoration of ornamental elements, without total intervention.
The choice will depend on the condition of the building, thermal objectives, and budgets.
6. Steps to carry out the facade renovation
Technical diagnosis of the condition of the facade (inspection).
Definition of scope, objectives, and construction system.
Design of the necessary technical project.
Processing of municipal permits and community approval.
Hiring a specialized company.
Execution of work with technical supervision.
Quality control and compliance with the project.
Completion and final certificate of work.
Municipal inspection, if applicable.
7. Risks and penalties for doing so without permission
Administrative fines for illegal construction work.
Order to halt construction or demolish what has been built.
Return to original state, assuming cost.
Problems with insurance, sales, or future appraisals.
Legal conflicts with the community.
8. Practical tips for architecture studies
Always present with images, models, and visualizations to convince the community and the city council.
Coordinate with the municipality's urban planning department.
Include permit management as an integral part of your services.
Ensure that the documentation is clear, complete, and adapted to local regulations.
Keep the customer informed of actual deadlines: not all municipalities respond quickly.
Check out possible subsidies for façade renovation, especially to improve energy efficiency.
Author
Cabana Team
Author information