Renovating a menzel or houch in Djerba: steps, permits, pitfalls

Short answer: Renovating a menzel or a houch in Djerba happens in four stages: first check the legal status of the property (registered land title or unregistered deed, consent of all heirs if it is jointly owned), have a building survey carried out (damp, cracks, roofs, cistern), obtain the municipality's authorisations, then entrust the work to craftsmen who master lime and traditional techniques. If you live abroad, construction management lets you follow the works remotely.

In brief

• A menzel is a traditional Djerbian homestead; the houch is its heart, arranged around an inner courtyard.
• First check: who owns it, and do all the registered owners agree to sell?
• A survey before buying avoids nasty surprises: damp, cracks, vaults, cistern.
• Extension, added storey or structural work: apply to the municipality for a building permit.
• Old lime walls are repaired with compatible materials, not cement.
• The budget depends mainly on the actual condition of the building: get an itemised quote.

By the MY VILLA RISE team, estate agency in Midoun (Djerba) — updated 6 November 2026.

Old Djerbian houses attract more and more buyers: thick walls, natural coolness, white domes, an inner courtyard. But a menzel is not a modern villa. Its legal status is often complex and its fabric calls for specific skills. Here is how to approach such a project without making mistakes.

What are a menzel and a houch in Djerba?

The menzel is Djerba's traditional rural dwelling: a property with, at its centre, the houch, a house arranged around a patio onto which the rooms open. You will often find:

• thick walls of stone and lime mortar, whitewashed with lime;
• vaults and domes roofing the rooms;
• an underground cistern (majel) collecting rainwater from the roofs;
• outbuildings, sometimes a former workshop or storage space.

This way of building is designed for the island's climate: it stays cool in summer and breathes. Any renovation must respect that logic, or it will create damp and cracks.

How do you check the legal status of a houch before buying?

This is the most important step, because many old houses have been passed down through inheritance for several generations.

• Registered or not: a registered property has a land title (the "titre bleu", or blue title) held by the Land Registry, showing the registered owners, the boundaries and any encumbrances (mortgages, easements). An unregistered property ("titre arabe", notarial deed or private agreement not recorded) is riskier. See our article on the blue title in Djerba.
• Recent certificate of ownership: the ONPF (national land registry office) lets you request it online. It tells you who is entitled to sell.
• Joint ownership: if the property belongs to several heirs, all the registered co-owners must sign. A single absent or opposed heir can block the sale.
• Foreign buyer: the purchase in principle requires the governor's prior authorisation (Medenine for Djerba); without it, the sale may be declared void. Details in our article on the governor's authorisation.

Be wary of a hurried seller who presents only some of the heirs or a mere unregistered paper: it is one of the classic warning signs.

This information is general and dated November 2026; rules change, so have your situation checked by a Tunisian notary or lawyer.

What survey should you carry out before renovating an old Djerbian house?

Before buying, and in any case before pricing the work, have the property inspected by an architect or a professional used to old buildings. Points to examine:

1. Damp: rising damp in the walls, peeling render, saltpetre.
2. Cracks: simple render cracks or structural movement?
3. Roofs, vaults and domes: waterproofing, leaks, collapsed sections.
4. Cistern (majel): condition, leaks, whether it can be brought back into use.
5. Services: electrics, plumbing, drainage, STEG, SONEDE and ONAS connections.
6. Recent additions: extensions in breeze block or concrete slabs, sometimes poorly joined to the original.

Ask for a written report with photos. It helps you negotiate, decide and then obtain comparable quotes.

What authorisations do you need to renovate a menzel?

Nobody builds without a building permit issued by the municipality. For an extension, an added storey or work affecting the structure, plan for a permit application: title deed, plans bearing an architect's stamp, site location plan, in line with the 2007 order of the Minister of Equipment. The urban development plan sets height, setbacks and footprint. For lighter work (render, paint, like-for-like joinery), ask the municipality what is required.

Also ask the municipality whether heritage protection rules apply to your area or type of building. It is better to ask before the plans are drawn.

Which craftsmen and materials should you choose?

The main technical trap is "modernising" an old wall with incompatible materials. Cement render on a lime wall traps moisture, which eventually comes out elsewhere. Favour:

• craftsmen who master lime and the repair of vaults and domes;
• lime renders and limewash, compatible with the existing walls;
• roof waterproofing suited to curved shapes;
• joinery that respects the original openings.

Ask to see work the craftsman has already completed, and insist on written, itemised, signed quotes.

What makes a renovation budget vary?

We do not give figures: two houchs of the same size can need very different work. These are the items that make the bill vary:

• Structural work: repairing walls, vaults or domes, treating cracks.
• Roofs and waterproofing: often the most sensitive item.
• Damp treatment: lime renders, drainage, ventilation.
• Services: electrics, plumbing, drainage, usually to be redone.
• Comfort: bathrooms, kitchen, air conditioning, possibly a pool.
• Cistern and outdoor areas: restoring the majel, boundary wall, garden.
• Studies and permits: architect, permit application.

Keep a margin for the unexpected: in old buildings, something always turns up once the render is removed.

Can you renovate a houch from abroad?

Yes, with the same method as for a new villa, which we describe in our article building your villa in Djerba from abroad: written plans and specification, compared quotes, a representative on site, dated photos and videos, reports, stage payments against invoices. With old buildings, this supervision matters even more, because many decisions are made while the work is under way.

How can MY VILLA RISE help you?

MY VILLA RISE is an estate agency in Midoun. We can show you Djerbian houses and houchs for sale, help you gather the ownership documents for your notary, then, through our fit-out and renovation construction management service, coordinate the survey, the craftsmen and site supervision on your behalf. To go further, read our guide to buying a villa, house or houch in Djerba, browse our properties for sale, or discover this Djerbian-style residence in Mezraya.

Frequently asked questions

What is the difference between a menzel and a houch?

Menzel refers to the traditional Djerbian property as a whole; the houch is the house itself, arranged around a courtyard. In listings, the two words are often used interchangeably.

Can a foreign national buy a houch to renovate?

Yes, subject to the governor's prior authorisation and a clear legal status. Have a notary check the title and the consent of all registered owners before signing.

Do you need a permit to renovate an old house?

For an extension, an added storey or structural work, a building permit is required. For lighter work, the municipality will tell you which formalities apply.

Can a houch's cistern be brought back into use?

Often, after a survey, cleaning and new waterproofing. Have its condition checked by a professional before planning how to use it.

How much does it cost to renovate a menzel?

We do not publish figures: the cost depends on the actual condition of the building, your comfort choices and surprises during the works. A survey followed by itemised quotes is the only reliable basis.

Sources: idaraty.tn — land title online; idaraty.tn — change of ownership; idaraty.tn — building permit; Legal Doctrine — property purchases by foreigners.

A question about your project? Contact the MY VILLA RISE front desk on +216 99 573 082 (phone and WhatsApp) or at contact@myvillarise.com, or via our contact page.