POT, CUT and UTR, explained with examples
The urbanistic indicators decide how much and how you can build on a plot. Here is what each means and how it works in practice.
Check which rules apply to you
The urbanism code applies from 25 August 2026. If you already have an urbanism certificate issued before that date, the approvals it requires follow the rules in force when it was issued.
Your application will follow the new rules (CATUC), in force from 25 August 2026.
This result is indicative only. The exact rules for your file are determined by the issuing town hall.
Three indicators decide how much and how you can build on a plot. Their values for your plot are found in the urbanism certificate.
UTR, the reference territorial unit
It is an urban planning subdivision of the locality's territory, defined by functional and morphological homogeneity, with the purpose of having a unified set of urban planning rules.
UTRs are delimited based on: relief and landscape with similar characteristics, a unified historical evolution, a homogeneous parcel layout and building pattern, land and building uses of the same nature, and a similar legal regime of the properties.
In practice: all plots within a UTR follow the same building rules.
POT, the land occupancy percentage
The ratio between the building's built area and the plot area, expressed as a percentage.
For the POT calculation, the built area means the ground projection of the construction's volume, the footprint at ground level, plus the projection of any built elements that extend beyond this footprint, including cantilevered floors, balconies and other permanent constructive elements.
Also included in the calculation:
- Uncovered ground-floor terraces that extend beyond the facade plane, platforms, exterior access stairs, open fire escape stairs.
- Exterior site improvements: pedestrian or vehicle access alleys, protective pavements, uncovered ground-level parking, interior courtyards.
- Uncovered outdoor swimming pools and uncovered sports grounds.
- Playgrounds with their equipment.
- Street furniture, pergolas, cantilevered canopies, bicycle racks, fences.
- Waste collection platforms.
- Electric charging stations, photovoltaic panels, payment machines.
- Temporary constructions placed for a period of at most 6 months.
CUT, the land utilisation coefficient
The indicator that expresses the maximum building density, set at the level of a UTR. It is calculated as the ratio between the proposed total built floor area and the plot area.
The total built floor area is the sum of the surfaces of all levels, measured at the exterior of the facade enclosures, from which the following are deducted:
- Spaces with an interior clear height of less than 1.80 m.
- Basement or semi-basement parking, including access ramps, manoeuvring areas and functional annexes.
- Technical spaces needed for the building's operation, located in the basement.
- The technical floor, provided its total area does not exceed 50% of the area of the top level.
- Civil protection shelters.
- Non-convertible attics.
- Interior courtyards and the passageways giving access to them.
- Uncovered accessible and non-accessible terraces and cantilevered canopies.
- Exterior site improvements: alleys, protective pavements, exterior access stairs to the ground floor, semi-basement and basement, open fire escape stairs.
The CUT value set through the PUG is a maximum value, which can be reached only if all the other urban planning requirements are met cumulatively. It can be changed, with justification, only by preparing and approving urban planning documentation.
How POT and CUT can be modified
- Through a PUZ: an increase of at most 20% over the initial value, once only. In protected zones: at most 10%, without changing the character of the zone.
- Through a PUD: an increase of at most 20% over the maximum permitted parameters, once only, and only in the situations set out limitatively by law, covering visible party walls, aligning with cornices, accents on corner plots, or conforming to technical requirements.
How AutoRize helps
- Extracts POT, CUT, UTR and the height regime automatically from the uploaded certificate.
- Carries these indicators into the technical memo, consistent with the rest of the dossier.
- Generates the urbanism certificate request, if you do not have the indicators yet.
- Keeps the project data in one place for the next stages.
Frequently asked questions
What does POT 40% mean?
That at most 40% of the plot surface can be covered by construction, measured as the projection on the ground. On 500 square metres that is a footprint of at most 200 square metres.
How is CUT calculated?
By dividing the total built floor area, meaning the sum of all levels, by the plot surface. A CUT of 0.8 on 500 square metres allows 400 square metres of floor area.
Where do I find POT and CUT for my plot?
In the urbanism certificate, under the technical regime. The values come from the urban planning documentation approved for the reference territorial unit where the plot sits.
Can I exceed POT or CUT?
Not ordinarily. Exceeding them means changing the rules through a zonal urban plan, with its own approval procedure, where that is possible at all.
What does a P+1 height regime mean?
Ground floor plus one storey. It is sometimes accompanied by a maximum height in metres, which must be respected even if the number of levels fits.
Useful pages for the same dossier
See the indicators for your plot
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