Navigating the Maze of Construction Permits in Cognac and Grand Cognac: A Guide
What needs to be reported, how, and to whom?
Replacing windows, re-roofing, installing a skylight, building a pool, putting up a fence, building a deck… For many of my clients—both sellers and buyers—these projects raise the same question, often asked with a hint of concern: “Am I allowed to do this without reporting it?”
There is never just one answer. It depends on the type of work, the area involved, its impact on the building’s exterior appearance, and—in Cognac and the municipalities of the Greater Cognac area—an additional factor that many people are unaware of: the opinion of the Architecte des Bâtiments de France (ABF). Here’s what you need to know, project by project.
Three diets, not just one
Before going into detail, it is important to understand the general framework of urban planning law on this subject. Every construction project falls under one of these three categories:
- No paperwork required: routine maintenance work that does not alter the exterior appearance.
- The Preliminary Declaration (DP): for work that alters the exterior appearance or creates a small area.
- Building permit (PC): for larger-scale construction projects or major structural modifications.
Project by Project: What You Actually Need to Report
Windows and Woodwork
Replacing an item with an identical one (same color, same material, same proportions) generally does not require any formalities. However, as soon as you change the color, the material (PVC instead of wood, for example), or the dimensions, you must file a prior declaration, because you are altering the exterior appearance of the structure.
Roofing
Repair to match the original: no formalities required if nothing changes in appearance.
Change in material, tile color, or slope: prior notification required.
Velux and skylights
The creation of an opening in the roof always requires prior notification, regardless of whether or not the roofing material is being changed.
Fences
Many municipalities, including Cognac, have established a requirement to register fences through a municipal resolution; therefore, this is not a universal requirement, but it is the case here. It is essential to check the PLU (Local Urban Planning Plan) of the relevant municipality before installing any fence.
Swimming Pools
The pool’s surface area is the key factor: for pools under 10 m², no paperwork is required (except in protected areas); for pools between 10 and 100 m², a prior declaration is required; for pools larger than 100 m², or for a pool enclosure taller than 1.80 m, a building permit is required.
Patios, pergolas, sunrooms
A ground-level terrace, without any elevation, generally does not require any formal approval. A raised terrace, an enclosed pergola, or a sunroom up to 20 m² requires a prior declaration; beyond that (the threshold rises to 40 m² in urban areas covered by a local urban planning plan), a building permit is required.
A Special Case: Changing the Intended Use of a Room or Space
This is undoubtedly the most misunderstood situation—and yet one of the most common: converting a garage into a bedroom, a workshop into a living room, or a barn into a living space. Many homeowners don’t even realize that they need to go through a formal process, since it’s “just” an interior remodel, without any addition.
It is important to distinguish between two concepts that often, but not always, overlap:
Change of land use in the legal sense. The Urban Planning Code recognizes five categories of land use (residential, commercial and service activities, agricultural or forestry operations, public facilities, and other activities in the secondary or tertiary sectors), which are further subdivided into subcategories. Switching from one land use category to another—such as converting commercial space into housing, for example—always constitutes a regulatory change of land use, which is subject to prior notification if no load-bearing structures or facades are altered, and to a building permit if they are.
A change of use within the same zoning category. A garage attached to a house is, in most cases, already classified under the “residential” zoning category (as an outbuilding). Converting it into a bedroom therefore does not change its zoning classification in the regulatory sense—but the process is far from trivial, because it:
creates living space where none existed before (the floor area is recalculated);
is almost always accompanied by work visible from the outside (adding windows, removing the garage door, insulation), which in turn requires a prior declaration or even a building permit if the area thresholds are exceeded or if an architect becomes mandatory (total building area exceeding 150 m² after the work).
In both cases, the tax implication is the same and is too often overlooked: as the living area increases, a declaration of completion of work (Form H1) must be filed to update the cadastral rental value—and thus the property tax—and, if applicable, pay the development tax on the newly created area.
For a seller, a garage converted into an “old-fashioned” bedroom—one that was never officially registered—is one of the most common non-compliance issues discovered prior to a sale: the advertised square footage no longer matches the authorized square footage, and the buyer’s notary will always point this out. It’s better to bring the situation into compliance before putting the property on the market than to discover the issue during the preliminary sales agreement.
The Cognac Factor: When the ABF Gets Involved in the Project
A large part of Cognac’s historic center and several municipalities in the Greater Cognac area are located within a protected zone designated as historic monuments or sites of outstanding heritage value. In practice, this means that even seemingly minor construction projects must be reviewed by the Architecte des Bâtiments de France, whose approval may require the use of specific materials, colors, or techniques—and may, in some cases, result in a denial.
Two practical consequences to anticipate:
- Processing times are getting longer (expect one month for a preliminary permit (DP) and two months for a building permit (PC) in a protected zone, compared to one and two months, respectively, outside the zone—though a consultation with the ABF may delay the decision).
- The aesthetic requirements are stricter: specified color for woodwork, specific roofing material, etc.
This is something I always check before any sale or construction project, because a non-compliance discovered after the fact can derail a transaction or result in a formal notice to remedy the situation.
Who to contact, and what documents to provide
- The urban planning department at the Cognac City Hall or your local municipality (Grand Cognac) remains the mandatory point of contact.
- For a preliminary declaration, the form to use is now Cerfa No. 16702 (this number has replaced the former No. 13703; since reference numbers change regularly, it’s always best to consult the official document).
- For a building permit for a single-family home, Cerfa Form No. 13406 (PCMI) remains the current standard.
- In a protected area, a more complete application (including photos, a description of the materials, and proposed colors) facilitates the ABF’s review and decision.
These official pages provide the up-to-date form and the list of required documents. But between the technical description of the work, selecting the right graphic materials, and knowing how to present a project to an ABF that is particularly strict regarding this type of heritage, a poorly prepared application all too often results in a request for additional documents—and thus a delay of several months. This is the kind of support I offer my clients: I help them prepare the application, anticipate the points the ABF will challenge, and present the project in a way that ensures it is understood and approved on the first try.
Tax Considerations: What We Too Often Overlook
Once the work is completed, there are two tax obligations that must be fulfilled—ones that are all too often overlooked:
- The development tax, calculated based on the floor area or the additional footprint created (such as a swimming pool, a sunroom, or an addition), is due within a few months of completion.
- The declaration of completion of work (Form H1 for a house, Form H2 for a new construction, or a simple notification for a renovation) must be submitted to the tax authorities within 90 days of the completion of the work. It updates the cadastral rental value of your property, which serves as the basis for calculating property tax.
Failure to file a declaration may result in a retroactive tax assessment, but it also complicates a future sale: the buyer’s notary systematically verifies that the property being viewed complies with the registered zoning permits.
Buyers: Plan Ahead Before You Even Sign
If you’re buying with a home improvement project in mind—adding a story, converting a garage, or installing a pool—don’t limit your thinking to the moment of the final transaction. Here are two things to keep in mind:
- The processing time is in addition to the transaction timeframe. A preliminary declaration takes about one month, a building permit takes two months, and these timeframes are longer in ABF-protected areas due to the requirement for approval. If your project is a key factor in your decision to buy, it’s better to know this before you commit than to find out afterward.
- Certain steps can be taken in advance. With the seller’s consent, it is possible to file an application for a zoning permit before the final signing, in order to allow the appeal period to expire and save several months. This is an option I always discuss with my buyers whenever a renovation project is part of the plan.
Why does this matter to you, whether you're selling or buying?
For a seller, undeclared renovations can put a pending sale on hold while the matter is resolved—or worse, lead to a price reduction during negotiations once the issue is discovered. For a buyer, it provides assurance that they will not inherit a non-compliance issue and its legal and tax consequences.
This guide outlines the general principles, but every project, every lot, and every ABF zone has its own specific characteristics. Are you planning renovations, or have you discovered an addition, a pool, or a sunroom on a property you’re interested in? Feel free to call me: I’ll provide you with a summary document tailored to your specific project, and I’ll assist you in putting together and submitting your application.