Planning permission in Brussels: which works are covered?

It is the first question asked at every visit, and the answer depends less on the scale of the works than on three factors: what you change outside, what you change structurally, and the heritage status of the building. What follows gives bearings; only the municipality, or urban.brussels, decides for your address.

Works generally exempt

Strictly internal works that affect neither the structure, nor the division into dwellings, nor the external appearance are in principle exempt: redoing a bathroom, a kitchen, the electrics, decoration, floors. Maintenance and like-for-like repair are exempt too, including on the façade as long as it is repair rather than alteration.

Works that almost always need a permit

• Any change to the external appearance: new openings, changes to window divisions or materials, a different façade colour.
• Extensions, outbuildings, verandas, roof raises and dormers.
• Structural interventions: openings in load-bearing walls, changes to the roof structure, partial demolition.
• Changing the number of dwellings — splitting a single-family house into apartments is the most common case, and the most closely watched.
• A change of use, for example from office to residential.

Listed or inventoried buildings

For a listed building, the opinion of the Royal Commission for Monuments and Sites is required, and even internal works may need consent. For a building on the inventory the constraint is lighter, but the authorities pay close attention to façades, joinery and decorative features.

How long to allow

Between the architect assembling the file, submission, any public enquiry with consultation committee, and the decision, allow several months. Practical advice: submit early, and have the works priced during processing rather than after.

The risk of going without

A planning breach is paid for at the point of sale: the deed records it, the buyer negotiates, and regularisation can be refused. In serious cases, reinstatement can be ordered.

This information is indicative and does not replace the advice of an architect or of your municipality's planning department. The applicable rules are published by urban.brussels.