Construction & Renovation Works in Monaco: Regulations and Permits

 

 

Monaco has a strict regulatory framework governing construction and renovation works, whether for residential apartments or commercial premises. It is important to note that only Monegasque building companies are authorised to operate in the Principality, unless foreign companies have obtained specific approval from the authorities and have duly declared all workers assigned to the site.

 

Between administrative permits, safety standards and energy requirements, property owners must be fully aware of local procedures and regulations before undertaking any works, particularly those affecting common areas, the exterior appearance of the building, or involving a change in the use or layout of the property. In all cases, and regardless of the duration of the works, no modification may be made to the interior layout or exterior features of an existing building without prior authorisation. This rule is set out in Article 1 of Sovereign Ordinance No. 3.647 of 9 September 1966 on urban planning, construction and roadways, as amended, which constitutes the primary reference for building regulations in Monaco, further complemented by Sovereign Ordinance No. 3.966 of 10 October 2012.

 

The nature of the works determines whether a building permit or an administrative authorisation is required. The latter is an essential document issued by the Department of Forward Studies, Urban Planning and Mobility (“DPUM”), the authority responsible for reviewing and approving construction and renovation projects.

 

 

Works subject to a building permit

A building permit is required in particular for:

• Structural modifications (openings, load-bearing walls, technical shafts);
• Changes of use (for example, converting a residential property into office space);
• The installation or demolition of full-height partitions, even where the structure is unaffected, as this alters the general layout or appearance of the property.

 

These works require the submission of an application for a building authorisation signed by an architect registered with the Order of Architects of the Principality of Monaco. In all cases, the following documents must be provided:

• Proof of ownership;
• A location plan;
• A project plan;
• A descriptive note detailing all relevant information and specifications relating to the proposed works;
• A statement from the project owner confirming compliance with the Thermal Regulations defined by Ministerial Decree.     
   

Depending on the nature of the project, additional documents must be attached to the above:

• A “safety report” outlining the measures taken to comply with fire safety and anti-panic requirements set out in ministerial decrees (where the project affects the common areas of the building and/or its safety systems, or involves a commercial premises, etc.);
• A report providing all necessary information on the building’s stability and resistance to seismic forces in accordance with the provisions of the relevant Ministerial Decree, or a statement from a control office or the architect confirming that the proposed works will not compromise the building’s structural stability or seismic resistance (for works affecting the structure);
• A summary form containing the fundamental data of the application, known as “Form BATI 1” or “Form BATI 2” (Form BATI 2 is required in the event of a change of use);
• An accessibility report issued by an authorised professional or organisation, or by an architect, detailing point-by-point compliance with the accessibility requirements defined by the Ministerial Decree implementing Law No. 1.441 of 5 December 2016 on built-environment accessibility (if the works fall within the scope of the law);
• The Minister of State’s decision granting a derogation (where a partial exemption from accessibility rules is requested, under Article 18 of said law).

 

The permit application must be signed by:

• The applicant, acting as project owner;
• The Monegasque architect, acting as project manager;
• The building manager (syndic), who, depending on the nature of the works (in particular if they affect the structure of the building or impact common areas), will have to submit the project to a vote of the co-owners at a general meeting;
• The Department of Forward Studies, Urban Planning and Mobility (DPUM).

 

When a project involves interior works or exterior modifications that do not fundamentally alter the appearance of a building, and when the advisory committee’s opinion is not required, the DPUM has a period of 45 days from the date the application receipt is issued — provided the file is complete — to notify the applicant of its decision, whether it concerns a request for prior approval or an authorisation to build and/or demolish. However, if the project relates solely to interior works, no advisory committee opinion is necessary; in such cases, the authorisation is granted directly within the same forty-five-day period by registered letter with acknowledgement of receipt.

Work may only begin once the DPUM has issued the authorisation, which is valid exclusively for the person or persons specifically named in the document.

If ownership is transferred during the validity period of the authorisation, the new owner must request the transfer of the previously granted authorisation, with the agreement of the initial beneficiary, confirming that they accept and adopt the file and plans previously submitted. This transfer may only be refused if the financial guarantees provided by the new owner are deemed insufficient. The assessment of these guarantees and the corresponding decision must be completed within thirty days of submission of the relevant documents.

The new authorisation, issued by the same authority that granted the original one, will carry the same obligations, particularly regarding aesthetic requirements and considerations of public interest; it will take effect from the date of the initial authorisation.

 

 

Works Not Requiring a Permit

These are works that generally fall under a simple declaration or require no formalities at all:

• Minor renovations, mainly aesthetic (replacing a kitchen, changing floor coverings, refreshing a bathroom, painting, etc.);
• Electrical or gas compliance upgrades carried out under the supervision of an approved inspection body.

 

Even where no permit is required, it is advisable to inform the building manager (syndic) and consult the building’s co-ownership regulations.

 

Regulatory Obligations According to the Property’s Intended Use

A- Residential Premises :

Sovereign Ordinance No. 3.647 of 9 September 1966, relating to urban planning, construction and roadways, sets out the requirements governing the composition of residential accommodation.

Every dwelling must include, on the one hand, rooms intended for living or sleeping, known as principal rooms, and, on the other hand, service rooms.

Any dwelling comprising at least two rooms must include a toilet and a washbasin installed in a room used solely for that purpose, unless an exemption is granted by the DPUM on the grounds of technical impossibility due to the limited size of an existing property.

However, in dwellings that include at least one additional bathroom also equipped with a toilet, it may be permitted for the service room containing the mandatory toilet referred to in the preceding paragraph to also serve as a bathroom.

Each principal room must have a minimum volume of 25 m³ and a minimum surface area of 9 sqm. For bedrooms, the required volume increases to 30 m³ where two people sleep in the same room.

Principal rooms must also have a minimum ceiling height of 2.70 m (with a tolerance of 1%), except for buildings formerly used as hotels, which may benefit from a reduced minimum height of 2.5 m. For secondary rooms, the minimum height is set at 2.1 m.

For one-room dwellings, this volume requirement excludes the space dedicated to food preparation.

Principal rooms must also receive sufficient natural light to allow normal living activities to be carried out in clear weather without the need for artificial lighting. They must have one or more windows opening onto the street, an open space or a courtyard that is adequately ventilated and lit, or must be connected to such spaces.

 

B- Premises for Professional Use

Work carried out in premises designated for professional use in the Principality is subject to strict regulation.

First and foremost, any works must not alter the authorised use of the premises: an office must remain an office. Converting it into a shop, medical practice or residential accommodation requires a separate administrative authorisation, as well as approval from the building manager (syndic).

However, if the premises were not previously used as offices, the following steps must be observed:

• A mandatory inspection by the Labour Office;
• Verification of the risk of reclassification of the building: a building is considered mixed-use or high-rise if more than 33% of its units are occupied as offices;
• Written authorisation from the property manager (syndic), which is essential;
• Confirmation with the DPUM, providing:
  •  The co-ownership regulations specifying mixed use;
  •  Written consent from the owner, where applicable;
  •  Detailed, scaled plans.

 

Compliance with Safety and Fire Regulations

All works must also comply with:

• clear and marked emergency exits;
• emergency plan available at the entrance to the premises;
• fire-fighting equipment (suitable fire extinguishers, checked annually);
• Compliance with fire door standards.
• Smoke detectors connected to the building's fire safety system, if available, or otherwise a stand-alone unit or system connected to a security control panel.
• Electrical installation compliant with standards (NFC 15-100).

 

Compliance with Technical and Hygiene Standards

The work must comply with:

• Electrical standards;
• Ventilation and air-conditioning standards;
• Acoustic insulation standards (depending on the building);
• Accessibility standards for persons with reduced mobility (where premises are open to the public);
• Sanitary standards (where creating or modifying sanitary facilities).

 

Accessibility

Depending on the configuration of the building, certain premises must incorporate accessibility provisions for persons with reduced mobility (PRM). Any significant modification must comply with these requirements unless there is a technical impossibility or a constraint linked to the limited size of the premises, in which case a formal request for exemption must be submitted.

 

 

Completion of the Works

Once the works are completed, a request must be submitted to the DPUM within one month for a compliance inspection, which is required in order to obtain the final authorisation to occupy the modified premises. To this end, the applicant must prepare the request and provide all documents required under the building authorisation, including updated plans where modifications have been made, as well as the plans of the completed fittings.

The DPUM may carry out a compliance inspection of its own initiative if the corresponding request is not submitted within a reasonable period following completion of the works.

The purpose of this inspection is to verify compliance with all regulatory requirements relating to hygiene, safety and environmental protection, as well as with the conditions stipulated in the Ordinance and in the building authorisation. For this purpose, certificates issued by approved control offices — in particular concerning the conformity of electrical and fire-safety installations — will be required, along with the results of an acoustic test to ensure that the property’s sound insulation has not been adversely affected.

If the works are found to be non-compliant, the DPUM may issue a provisional inspection report and serve formal notice on the permit holder to bring the works into compliance within a specified deadline. A final inspection will then be carried out either at the request of the permit holder or automatically if no such request is made by the deadline.

Where modifications have been made to the authorised works, the DPUM may require corrective action or the submission of an amended file signed by an architect registered with the Order of Architects of the Principality and approved by the building manager.

Once all conditions and obligations imposed on the permit holder have been fulfilled, a compliance inspection is conducted by a Commission composed of representatives of the relevant administrative departments, depending on the nature of the works. It is followed, within one month, by the issuance of an occupancy authorisation confirming that the premises may be used for their intended purpose. The Commission then prepares an official inspection report.

 

 

Sanctions

Penalties apply for breaches of the provisions of the aforementioned Ordinance, recorded by sworn engineers and officers of the Public Works Department as well as by any other authorised officers empowered to issue reports. Obstructing the right of inspection of these officials and officers is punishable by imprisonment from six days to one month and a fine ranging from €2,250 to €9,000 (as provided for under item 2 of Article 26 of the Criminal Code), or by either of these penalties alone.

Similarly, beneficiaries of the works, architects, contractors or any other persons responsible for carrying out the works who fail to comply with the provisions of the Ordinance, with the sovereign ordinances it references, or with the conditions of the authorisations issued in accordance with those provisions, are liable to fines ranging from €18,000 to €90,000 (as provided for under item 4 of Article 26 of the Criminal Code).

The court may order the demolition of irregular works in order to restore the premises to their previous state, or order the execution of measures required by law, or require the works to be brought into compliance with the conditions of the building authorisation. It grants the offender a deadline for carrying out such measures, failing which a daily penalty applies.

 

If, at the expiry of the deadline set by the judgment, the situation has not been regularised, the Minister of State may have the works carried out ex officio, at the expense and risk of the offenders.

These penalties apply without prejudice to any administrative or professional sanctions.

In the event of a repeat offence, the fine is doubled.

 

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Carrying out works in Monaco requires a thorough understanding of the regulations and established practices. The Principality imposes a strict yet protective framework, ensuring occupant safety and maintaining coherence in the use of buildings.

For property owners, being assisted by a local professional helps avoid mistakes, speed up procedures and ensure full compliance.

We not only supports you in finding a property, but also accompanies you throughout your renovation or construction projects, working alongside trusted service providers.