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Ampliamenti possibili: cosa si può fare davvero e cosa significa, il famoso 20%

2026-04-20 15:47

Studio Ingegneria Lerda

Edilizia,

Ampliamenti possibili: cosa si può fare davvero e cosa significa, il famoso 20%

Ampliamenti possibili: cosa si può fare davvero e cosa significa, il famoso 20% Quando un proprietario chiede se può ampliare casa, molto spesso la do

Ampliamenti possibili: cosa si può fare davvero e cosa significa, il famoso 20%

 

Quando un proprietario chiede se può ampliare casa, molto spesso la domanda arriva già con una risposta incorporata: “Tanto si può fare il 20%, no?”. In realtà questo è uno dei malintesi più frequenti dell’edilizia italiana.

Quel 20% esiste, ma non come regola generale che autorizza chiunque ad aumentare automaticamente volume o superficie. Prima bisogna capire se l’ampliamento è urbanisticamente consentito; solo dopo si ragiona su titolo edilizio, oneri e limiti quantitativi. Il DPR 380/2001 continua infatti a collocare gli interventi che trasformano davvero il territorio nell’area del permesso di costruire, mentre il MIT ha ribadito nelle linee guida del 2025 che restano centrali le leggi regionali, gli strumenti urbanistici e le determinazioni comunali.

 

Il primo chiarimento utile, quindi, è questo: il 20% non è una “licenza nazionale ad ampliare”. Nel Testo Unico Edilizia, il riferimento più netto al 20% compare all’art. 17, comma 3, lettera b), che prevede l’esonero dal contributo di costruzione per gli interventi di ristrutturazione e di ampliamento, in misura non superiore al 20%, di edifici unifamiliari.

 

Questa è una regola importante, ma riguarda il contributo di costruzione, non la legittimità urbanistica dell’intervento. In altre parole: anche se l’ampliamento rientra entro il 20%, non significa ancora che sia automaticamente assentibile.

Per poter ampliare davvero servono sempre alcuni presupposti di base: l’edificio deve essere legittimo, il piano urbanistico deve consentire l’intervento, devono essere rispettati vincoli, distanze, altezze e disciplina locale, e va verificato il titolo edilizio corretto. È proprio qui che nasce la differenza tra un ampliamento teoricamente desiderabile e un ampliamento realmente praticabile. Il MIT lo ha detto chiaramente anche dopo il Salva Casa: le norme statali non cancellano il ruolo della disciplina regionale e comunale.

 

Per un blog rivolto a lettori non specialisti, la sintesi più onesta è questa: il 20% può essere un numero utile, ma non è mai il primo numero da guardare. Prima si chiede “si può fare?”, poi eventualmente si chiede “quanto posso aumentare?” e, solo dopo, “con quali costi pubblici?”. Saltare il primo passaggio è il modo più rapido per impostare male tutto il resto.

 

Dove il 20% conta davvero

 

Sul piano nazionale, come dicevo, il 20% conta soprattutto in tema di contributo di costruzione per gli edifici unifamiliari. Se l’intervento è una ristrutturazione o un ampliamento entro quella soglia, il Testo Unico prevede l’esonero. Ma questa regola non sostituisce il piano regolatore, non supera i vincoli e non evita la verifica del titolo. È una regola economica-amministrativa, non una regola che da sola rende edificabile ciò che non lo è.

 

Poi c’è un secondo livello, quello regionale. Ed è qui che il 20% può trasformarsi, in alcuni territori, in una vera premialità urbanistico-edilizia. In Piemonte, ad esempio, la legge regionale sul riuso e sulla riqualificazione dell’edificato consente, per edifici esistenti e legittimi, incrementi volumetrici differenziati: per alcune destinazioni residenziali, turistico-ricettive e direzionali si arriva fino al 25%; per edifici produttivi, industriali, logistici e artigianali il limite è del 20%; per alcuni edifici commerciali il limite è ancora del 20%, con l’ulteriore vincolo di non determinare il passaggio a medie o grandi strutture di vendita. La stessa disciplina precisa però che i Comuni possono limitarne o modularne l’applicazione e che restano esclusi, tra gli altri, gli edifici per i quali lo strumento urbanistico ammette soltanto il restauro. (Arianna Piemonte)

 

Questo significa che, almeno in Piemonte, il “20%” non è solo una soglia economica sugli oneri, ma può diventare in concreto anche una soglia di ampliamento ammesso in specifici interventi di ristrutturazione edilizia. Ma attenzione: anche qui non è una regola cieca. Vale per edifici legittimi, in presenza dei presupposti di legge, ed è comunque filtrata dal piano regolatore, dai vincoli e dalle scelte comunali. (Arianna Piemonte)

 

Alcuni esempi pratici

 

Prendiamo il caso classico della villetta unifamiliare. Il proprietario vuole chiudere una porzione laterale e ricavare un nuovo studio o una camera in più. Qui il primo errore sarebbe partire dal metro quadro da aggiungere. Prima bisogna capire se il PRG consente ampliamenti in quella zona, se l’edificio ha ancora capacità edificatoria, se le distanze dai confini e dai fabbricati restano rispettate e se non ci sono vincoli particolari. 

 

Solo una volta chiarito questo si potrà ragionare sul fatto che, se si tratta di edificio unifamiliare e l’ampliamento resta entro il 20%, può entrare in gioco l’esonero dal contributo di costruzione previsto dall’art. 17 del DPR 380/2001.

 

Secondo esempio: la chiusura di un portico. Per il committente è spesso “una cosa minima”, ma dal punto di vista urbanistico può essere molto più delicata. Se quella chiusura crea nuova superficie utile o nuovo volume edilizio, non siamo davanti a una semplice opera interna: stiamo modificando la consistenza dell’edificio. In questo caso il tema del 20% può eventualmente rilevare solo dopo aver chiarito che l’intervento è urbanisticamente consentito. 

 

Non è il 20% che legittima la chiusura del portico; è semmai il contrario: prima si accerta che l’ampliamento sia assentibile, poi si verifica se ricade o meno in una soglia agevolata.

 

Terzo esempio: un capannone artigianale in Piemonte che voglia aggiungere una porzione di laboratorio o deposito. Qui il riferimento al 20% è molto più concreto, perché la legge regionale piemontese consente per edifici produttivi, industriali, logistici o artigianali un incremento massimo del 20% della superficie coperta esistente, del volume esistente o della superficie lorda esistente, secondo quanto previsto dal regolamento edilizio o dal PRG. Ma anche in questo caso non è un diritto automatico: bisogna verificare coerenza con le prescrizioni urbanistiche, eventuali limiti di zona e possibili esclusioni deliberate dal Comune. (Arianna Piemonte)

 

Quarto esempio: un piccolo negozio di quartiere che voglia estendere il retro o ampliare il locale vendita. Anche qui, sempre guardando al Piemonte, il 20% esiste nella legge regionale per alcuni edifici commerciali, ma con un limite molto importante: l’ampliamento non deve trasformare l’attività in una media o grande struttura di vendita. Quindi il dato dimensionale da solo non basta; conta anche l’effetto urbanistico e commerciale dell’intervento. (Arianna Piemonte)

 

Quinto esempio: il sottotetto. Qui il pubblico generalista tende a ragionare ancora in termini di “quanto posso aggiungere”, ma spesso il punto non è aggiungere volume nuovo, bensì recuperare volume già esistente. In Piemonte, ad esempio, il recupero del sottotetto è ammesso per i sottotetti esistenti al 31 dicembre 2023 e legittimi alla data della domanda; la regola base è che il recupero avvenga senza modificare colmo, gronda e linee di pendenza, salvo incrementi consentiti dagli strumenti urbanistici comunali o necessari per efficientamento energetico e adeguamento sismico. È quindi un caso in cui l’aumento di spazio utile non passa necessariamente da un ampliamento esterno del 20%, ma da una diversa valorizzazione dell’esistente. (Arianna Piemonte)

 

In pratica

 

Quando si parla di ampliamenti, il 20% va spiegato bene perché altrimenti genera aspettative sbagliate. A livello nazionale, è soprattutto una soglia che conta per l’esonero dal contributo di costruzione sugli edifici unifamiliari. A livello regionale, può diventare anche una vera soglia di premialità volumetrica o superficiale, ma solo dove una legge regionale lo prevede e sempre dentro le condizioni fissate da piano, vincoli e Comune.

Per questo, quando arriva il committente e chiede “posso fare il 20%?”, la risposta più corretta non è né sì né no. La risposta giusta è: dipende da che edificio hai, da dove si trova, da cosa consente il piano, da cosa dice la legge regionale e da quale effetto urbanistico produce l’intervento. Solo dopo si capisce se quel 20% è davvero un ampliamento consentito, una soglia utile per risparmiare sul contributo di costruzione, oppure semplicemente un numero citato fuori contesto.

Se vuoi, nel prossimo messaggio te ne faccio una versione ancora più “da articolo firmato”, con apertura più forte e chiusura più elegante, pronta da pubblicare sul blog dello studio.

 

Studio Ingegneria Lerda

Studio di Ing. Civile da 40 anni operante nel settore

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Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

ATTENZIONE!
Le informazioni contenute nel presente contributo sono fornite esclusivamente per finalità informative e divulgative. Esse non costituiscono consulenza tecnica, legale o professionale, né possono essere interpretate o utilizzate come parere riferito a casi concreti.


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