Facade work in Brussels is governed by the CoBAT (Brussels Spatial Planning Code) and the Regional Urban Planning Regulation (RRU). Whether you need a permit depends on the type of work and on whether it is visible from the public space.
When do you need a permit for a facade?
A planning permit is required to:
- Change the facing material of a facade visible from the public space
- Fit external insulation to the front facade
- Alter architectural features (cornices, mouldings, balconies)
- Create or remove openings in a visible facade
- Add cladding or render that changes the visible external appearance
Facade work exempt from planning permission
Under the Order of 13 November 2008 (works exempt from a permit), the following are exempt from planning permission:
- Changing the colour or painting a mural on any facade except the front facade, provided the facade is not less than 20 m from a protected heritage site
- Changing the facing material or the cement render of a facade not visible from the public space, outside the protection zone of a protected heritage site
- External insulation of a party wall or of a facade not visible from the public space, provided the property is not less than 20 m from a protected heritage site
- Painting or repointing a facade that is not visible, without changing the material
External insulation
External facade insulation is a major issue in Brussels for meeting energy performance targets. There are several situations:
- Rear or non-visible facade: exempt from planning permission if the property is not less than 20 m from a protected heritage site
- Front facade: permit required, because the insulation changes the visible appearance of the building
- Party wall: be careful if, once insulated, the facade extends beyond the deepest neighbouring building (an RRU derogation is possible)
Facade refurbishment and painting
Facade refurbishment (cleaning, repointing, painting) generally does not require a permit if the overall appearance is kept. However:
- Changing the colour of the front facade requires a permit
- Changing the colour of the other facades is exempt (unless the property is near a protected heritage site)
- Replacing the facing material visible from the public road requires a permit
Renolution grants
The Brussels Region offers grants for facade insulation through the Renolution programme:
- Grant for external wall insulation
- The amount varies with household income and the energy performance achieved
- Bonus for a full renovation of the building
See renolution.brussels for current conditions and amounts.
RRU and local constraints
The Regional Urban Planning Regulation (RRU) imposes additional rules on the appearance of facades: choice of materials, colours and alignment. Some municipalities also have a stricter municipal urban planning regulation (RCU).
Always check with your municipality’s planning department before starting facade work.