Planning Process

Building Permit – For Garage

Building a garage is a project that demands careful planning and awareness of current requirements. In this post, we will provide you with all of the essential information to declare and calculate your building permit authorisation or declaration of work for a garage. We will go over each step of the procedure, from preparing the file to be presented to the town hall until the commencement of work.

GARAGE: Is it necessary to obtain a Building Permit (PC) or Prior Declaration (DP) for a garage?

• The surface area of the garage you wish to build determines whether a PC or DP is required.
  A PD is suitable for garages with a floor space or footprint of less than 20m².
• A PD is required for garages with a footprint of 20-40m² in urban areas covered by a PLU (Local Urban Planning Plan). In other circumstances, a PC will be required.
• A PC is required in garages larger than 40m².
• If your property’s total surface area (home + garage) reaches 150m² after adding the garage, you must consult with an architect and submit a PC, regardless of the garage’s size.

How do I prepare a Garage Building Permit file for the Local Maries Office / Local Planning Authority?

Whether you submit a PC file or an RFP, here are the documents you need:

• Cerfa number 1370306 for a DP or 1340607 for a PC.
• A site plan of the land allows you to determine the town planning standards that apply to your project.
• A mass plan of the structures to be built or modified: This aerial plan depicts the arrangement of your project on your property.
• A sectional plan of the land and construction allows you to see the outside volume of your project as well as its location in respect to the land.
• A descriptive notice of the project: it describes your project, the layout of the land, the materials planned for building, and so on.
• A facade and roof plan: This plan allows you to see how the building looks from the outside.
• A portrayal of the constructions outside appearance, providing for an appreciation of its integration with the surrounding area. Photographs show the terrain in its immediate and distant surroundings.
• It is important to note that if your project is in a protected area, additional paperwork may be necessary.

The steps and timeframes of the permit approval process, or Prior Declaration of Garage Work
Once you have submitted your documentation to the town hall, it will be reviewed to ensure that it is complete. If any items are missing, you will be asked to furnish them. Once your dossier is judged complete, the investigation will commence. Instruction time is typically 1 month for a Prior Declaration (DP).

A detached house and its annexes require a Building Permit (PC) in 2 months, whereas other builds take 3 months.
During this time, depending on the project and the location of the land, many services (urban planning, environment, French building architects, etc.) may consult your file. At the conclusion of the investigation, the town hall may either offer its permission (tacit agreement if you do not receive a response by the time), seek revisions, or refuse the proposal. In the latter instance, appeals are available.

What professionals and stakeholders are involved?

• Several professionals may be engaged in the process of getting permission to build a garage:
• The architect is required if the total surface area of your property exceeds 150m² after including the garage.
• The town hall planner ensures that your project complies with current town planning standards.
• The Architect of Buildings of France (ABF): if your project is in a protected area.
• Frequently Asked Questions
• Can I convert my garage into a house? Yes, but a change of destination request must be submitted to DP or PC, depending on the area in question.
• What is a garage’s footprint? This is the total surface area of the garage at ground level, including overhangs and overhangs.

What happens if I install a garage without authorisation? This is a crime that can result in criminal and administrative penalties, such as a fine and the requirement to demolish the structure.

Q: What happens if I construct a garage without a construction permit?

A: Construction a garage without a construction permit when one is required is an offence punishable by both criminal and administrative sanctions. You may have to demolish the building or pay a fee.

Q: What are the garage building permit deadlines?

A: Generally, the processing time is two months from the moment the application is submitted. However, in some situations, this time frame can be extended.

Imposition and fees for garages

 Construction of a garage is subject to taxes and impositions. Here are few examples:

• The development tax is levied on all development, construction, reconstruction, and expansion operations involving buildings that require planning permission. The rate is set locally by the municipality and can range from 1% to 5%.
• VAT: If you hire a professional to build your garage, the current VAT rate (20% as of September 2021) will apply.
• Property taxes: Building a garage can enhance the value of your home, which may lead to an increase in your property taxes.

Contestation, Transfer and Cancellation of Building Permits

 In some situations, you may need to challenge, transfer, or cancel a building permit. This is how you do it:

• Contesting a building permit: If your building permit is denied, you may contest the decision by filing a voluntary appeal with the town hall or a contentious appeal with the administrative court. Please keep in mind that you have two months from the date you received notification of the decision to file your appeal.
• Transfer of a building permit: If you want to transfer your building permit to someone else, you must submit a transfer request to the town hall. The application must be signed by both you (the original permit holder) and the new permit holder.
• Cancellation of a building permit: If you decide not to proceed with your project, you may cancel your building permission by sending a letter to the town hall. Please be aware that this cancellation does not preclude you from paying the building permit taxes.

 Tips and recommendations. 

• Before you begin your project, learn about your municipality’s town planning standards and, if necessary, consult with an expert. Make sure to properly prepare your file by submitting all essential documentation. Finally, follow deadlines and procedures to avoid difficulties.
• To summarise, installing a garage is an undertaking that demands meticulous planning and a thorough understanding of current requirements. With proper preparation and an awareness of the stages to take, you may finish your project and enjoy your new garage with total peace of mind.

Before starting your garage renovation, review your municipality’s Local Urban Planning Plan (PLU). It offers important information about the local planning rules that apply to your project.

Take into consideration the limits of your land: The location of your garage must adhere to the limits of your property and the distance rules from adjoining houses. Make sure to consider this when designing your project.

Engage a professional: If your project is difficult or you are unsure of the steps to take, it may be beneficial to engage an architect or other building professional. They can assist you plan your project and handle administrative procedures.

Don’t overlook the design of your garage: A garage is an extension of your home that can add value. When planning your project, think about its design and attractiveness.

Permit Display:

• After the permit is approved, you have to post a copy of the building permit in a visible location for the public to see on the project site.

Conclusion:

 Although the information provided within these guidelines are compiled to assist, we would always recommend speaking to your Local Maries Office, to determine any specific local requirements that will be specifically applicable to your application.

In case of any doubt or questions, your local Maries Office / Planning services are there to help you. They can provide invaluable advice and information specific to your local area.

You should ask Local Marie’s Office or its website for information on how to send your file to it via the internet.