Preliminary design in Morocco: rules that shape the APS and its estimate

The preliminary design, known in Morocco as the APS, turns the chosen sketch into dimensioned plans with floor areas, a general appearance and a first estimate per trade. It is where the national building rules start to weigh on the layout: the fire safety decree 2-14-499 for escape routes and compartments, the RTCM thermal regulation for the envelope, the accessibility law for public and collective buildings, and the revised seismic zoning for the frame. The local plan still governs the envelope, and some programmes also trigger an environmental assessment or off-plan sale obligations. The stage ends with the client's written approval.

Scope

This page covers the preliminary design of a villa, an apartment building, a hotel or a facility: floor plans, sections and elevations at preliminary scale, the main structural and services principles, and a cost estimate broken down by trade. It also covers the studies that must exist before the APS is frozen, such as the site survey, the soil investigation and, for renovation, the condition report of the existing building.

It starts once the client has chosen one sketch option and stops at the signed approval of the APS and its estimate. Calculation notes, consultants' drawings and the documents required for the permit application belong to the detailed design stage.

Regulatory table

Reference, edition, status, the text that makes the rule mandatory and the verified source (standards catalogue 2026-10-25; NM statuses checked against the official list of the Ministry of Industry and Trade).

ReferenceEditionStatusText making it mandatorySourceNote
Plans d'aménagement et règlements d'aménagement
Plan d'aménagement et règlement d'aménagement de la commune du projet		variable (validité 10 ans)mandatoryThe text itself (published in the Official Bulletin)Agences urbaines (ministère de l'Urbanisme)The local plan regulation remains the first test of every APS drawing: coverage, height, setbacks and parking must be demonstrated on the plans.
Décret n° 2-18-577 du 12/06/2019
Règlement général de construction fixant la forme et les conditions de délivrance des autorisations et pièces exigibles		2019mandatoryThe text itself (published in the Official Bulletin)full textGeneral building regulation on authorisations: lists the documents and procedure the project will face, so the APS is prepared with the future application in mind.
Décret n° 2-14-499 du 15/10/2014
Règlement général de construction fixant les règles de sécurité contre les risques d'incendie et de panique dans les constructions		2014mandatoryThe text itself (published in the Official Bulletin)full textFire safety decree: building classification, escape routes, compartments and smoke control influence the layout and must be integrated at this stage.
Décret n° 2-13-874 du 15/10/2014
Règlement général de construction fixant les règles de performance énergétique des constructions (RTCM)		2014mandatoryThe text itself (published in the Official Bulletin)full textThermal regulation (Decree 2-13-874): the envelope requirements depend on the climatic zone, so glazing ratios and wall build-ups are chosen here.
Décret n° 2-11-246 du 30/09/2011
Décret d'application de la loi 10-03 relative aux accessibilités		2011mandatoryThe text itself (published in the Official Bulletin)full textImplementing decree of the accessibility law: routes, entrances, parking and sanitary facilities for buildings that must be accessible.
Décret n° 2-24-766 du 22/10/2024
Modification du décret 2-02-177 (RPS 2000) — révision du zonage sismique		2024mandatoryThe text itself (published in the Official Bulletin)full textRevised seismic zoning under the RPS 2000; the zone of the municipality guides the structural principle retained in the APS.
Loi n° 49-17
Évaluation environnementale		2020 (version adala)mandatoryThe text itself (published in the Official Bulletin)full textEnvironmental assessment law: projects on the regulated list need an impact study, which can affect the programme and timetable.
Loi n° 107-12 modifiant et complétant la loi n° 44-00 relative à la vente d'immeubles en l'état futur d'achèvement
Vente d'immeubles en l'état futur d'achèvement (VEFA)		2016mandatoryThe text itself (published in the Official Bulletin)État marocainOff-plan sale law (VEFA): for developers selling before completion, the preliminary contract and payment stages must be planned alongside the design.
Règles d'assainissement autonome
Assainissement non collectif		—voluntary—Distributeurs / ministère de l'IntérieurWhere no public sewer exists, no national regulation was found; the distributor's rules and the contract decide, but the space for on-site treatment must be reserved in the APS.
Guide des procédures relatives aux autorisations d'urbanisme
Guide des procédures relatives aux autorisations d'urbanisme (édition 2025, FR)		2025voluntary—full textNon-binding administrative guide to the authorisation process; useful as a checklist so the APS already anticipates the permit file.

Who does what

PartyRole
Client (owner)Confirms the programme, arbitrates between options and approves the APS and its estimate in writing, knowing that later changes cost time and fees.
ArchitectDevelops the plans, checks them against the local plan and the national building rules, and coordinates the consultants' early input.
Structural engineerProposes the structural principle suited to the seismic zone and the soil report, and flags layouts that would make the frame irregular or costly.
Geotechnical engineerInvestigates the soil and the water table and gives the site class used by the structural engineer.
Cost estimator or architectPrepares the estimate per trade so that the client compares the APS with the budget ceiling before going further.

Inspection milestones

  1. Topographic survey and title concordance Legal obligation
    Survey tied to the title, showing levels, roads, networks and neighbours, and confirming concordance with the land title.
  2. Geotechnical survey Specification (CPS) requirement
    Soil report delivered with the site class needed for seismic design; hold point before the structural principle is fixed.
  3. Survey and condition report of the existing building Good practice
    For an extension or renovation, survey of the existing building, structural diagnosis and the previous permit and occupancy permit gathered.
  4. Feasibility approved by the client Specification (CPS) requirement
    Feasibility confirmed by the client against the planning envelope and the approximate budget before the APS is developed.
  5. Preliminary design (APS) and estimate approved Specification (CPS) requirement
    APS plans and estimate per trade approved in writing; layout, floor areas and appearance are frozen.

Common non-conformities and follow-up

FindingAction
The estimate per trade exceeds the client's budget ceiling.Rework the programme or the specification level with the client before approval, rather than hoping to recover the gap at tender.
Escape routes or stair positions do not suit the fire classification of the building.Revise the layout now; moving cores after the detailed design is far more disruptive.
The soil report reveals water or weak ground under a planned basement.Review the basement and foundation principle with the structural and geotechnical engineers and update the estimate.
The client asks for changes after signing the APS.Record each change, its impact on cost and timetable, and obtain a new written approval.

Frequently asked questions

What is the difference between the sketch and the APS?

The sketch compares layout options; the APS fixes one of them with dimensioned plans, floor areas and an estimate per trade that the client approves.

Do thermal and fire rules really apply this early?

Yes. The RTCM and the fire decree shape the envelope, the stairs and the compartments. Ignoring them at APS stage usually means redrawing at detailed design or permit stage.

Is an environmental impact study needed for my project?

Only for projects on the list set under Law 49-17. Check this at APS stage because the study and its approval affect the timetable.

Why is the soil report required before the APS is frozen?

The site class and the water table determine the foundation type and the feasibility of a basement, which change both the plans and the cost.

Can the APS be filed for the building permit?

No. The permit file requires the detailed documents listed by Order 337-20; the APS is the basis from which they are produced.

Sources, author and revisions

Written by , architect · under review · updated . Professional reading, separate from the text of the standard: each requirement is classed as a legal obligation, a specification (CPS) requirement or good practice.

Revision log

All standards for this trade (116)

"Preliminary design" phase: 116 regulations and standards from the library apply at this stage. Moroccan texts take precedence; foreign standards are references or equivalents when no Moroccan standard exists.

Moroccan regulations (31)

Approved Moroccan standards (NM, voluntary) (22)

Eurocodes (5)

European and French standards (EN, NF, DTU) (19)

Other jurisdictions (equivalents) (39)

and 24 more: full list, filters and related texts in the standards library of your account (free). Create my free account →

All phases

Sketch design · Detailed design · Building permit · Tender documents · Construction documents · Construction site · Handover

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