CILA, SCIA or Permesso di Costruire? Italy’s Permit System

Wrong permit, wrong result

In Italy almost every intervention is classified, and the classification decides which procedure you file. File the wrong one and lawful work becomes an abuso edilizio, with the consequences set out in our guide to non-compliant properties. For most foreign owners the confusion is simple: three acronyms, CILA, SCIA and Permesso di Costruire, describe three different levels of control.

The four levels of control

1. Edilizia libera: no filing required.
2. CILA: an asseverated communication for lighter internal works.
3. SCIA: a certified start-of-works notice for larger renovations.
4. Permesso di Costruire: the full building permit.

Intervention	Typical procedure
Painting, flooring, replacing fixtures	Edilizia libera
New internal partitions, boiler replacement, non-structural maintenance	CILA
Reconfiguring the internal layout without structural change	CILA or SCIA, depending on the Comune
Restauro and risanamento conservativo	SCIA
Ristrutturazione edilizia with no volume increase	SCIA
New build, volume increase, change of use with works	Permesso di Costruire

The national Testo Unico dell’Edilizia (DPR 380/2001) provides the framework, but Comuni interpret it locally. Confirm the classification with the Comune and against the current version of the rules before you start.

Edilizia libera

Some works need no title at all: ordinary maintenance, repairs and a defined set of minor interventions. The national “Glossario” lists common examples, check the current version, because the list is updated periodically. Even here, condominium rules, landscape or heritage constraints can override the exemption.

CILA

The Comunicazione di Inizio Lavori Asseverata is filed by a qualified technician (architect, engineer or geometra) who certifies that the works comply with the rules. You may start on the day of filing; there is no waiting period. It suits manutenzione straordinaria that does not touch structure, volumes, facades or the layout in a way the Comune classifies as heavier. Keep it on file: it is a document buyers and notaries will ask for.

SCIA

The Segnalazione Certificata di Inizio Attività covers restauro, risanamento conservativo and much ristrutturazione edilizia. As with a CILA, works can start immediately, but the Comune may check within a set period and can order works to stop or be reversed. The technical report (asseverazione) carries real weight, because the professional is certifying conformity. Structural works require, in addition, a deposit of the structural project with the regional Genio Civile.

Permesso di Costruire

The full permit is required for new construction, volumetric changes, substantial ristrutturazione and change of use accompanied by works. The procedure involves an application, a technical report and payment of the contributo di costruzione (oneri di urbanizzazione plus costo di costruzione). The Comune works to statutory time limits and formally issues or refuses the permit. Costs and timelines vary by municipality, check the current version for your Comune.

The consents foreign owners forget

• Landscape. Buildings in protected areas or historic centres need autorizzazione paesaggistica under D.Lgs. 42/2004. In Umbria, Spoleto and most hill towns fall within constraints.
• Heritage. Listed buildings also need the Soprintendenza’s opinion before works.
• Seismic. Structural interventions require a project under the Norme Tecniche per le Costruzioni (NTC 2018) and a deposit with the Genio Civile.
• Energy. Works on the envelope or systems trigger Legge 10/1991 obligations and an APE; the EPBD framework sets the wider targets, check the current version.
• Fire and hygiene. Relevant for rentals, kitchens and buildings open to the public.

Costs and timelines

Budget for technician fees, diritti di segreteria, the contributo di costruzione (for permits), Genio Civile fees and any constraint applications. Timelines run from a few weeks for a CILA to several months for a Permesso di Costruire that needs landscape clearance. Figures differ from one Comune to another, treat any quoted number as indicative until confirmed locally.

Where foreign owners go wrong

• Assuming the estate agent or notary has checked planning. They have not.
• Starting works before the title is in place.
• Treating a CILA as mere registration rather than a legal declaration.
• Ignoring historic-centre constraints until the scaffolding is up.
• Forgetting to update the Catasto once the works are complete.

Working remotely

If you live abroad you need a local technician with a digital signature (firma digitale or SPID) to file on the Comune portal, and often a procura (power of attorney). Laser scanning and BIM surveys let an architect document and design remotely, so decisions are taken on measured data rather than photographs.

Five questions owners ask

Do I always need a permit to renovate in Italy?

No. Some works are edilizia libera, but most internal works need at least a CILA.

Can I start works the day I file a CILA or SCIA?

Yes, in most cases. The Comune checks afterwards and can order changes or reversal.

When is a Permesso di Costruire mandatory?

For new construction, volume increases and heavy ristrutturazione. Confirm each case against the current Testo Unico and local rules.

Do I need a landscape authorisation in Umbria?

Frequently, yes. Most historic centres and protected areas fall under D.Lgs. 42/2004.

Can an architect file everything remotely?

Filing is digital, but some inspections and site work need a local presence. A local architect can act on your behalf.

Related reading: technical due diligence for foreign buyers and laser scanning and BIM surveys.