Biulding permits and lisenses in Spain

We provide a comprehensive series of architectural services, and through close contact with the town hall or ‘ayuntamiento’, we are able to analyse the local building regulations and advise on the impact that these may have on any project that you wish to undertake.

It is typical in Spain to find that there is a certain amount of variation in the regulations even from one municipality to the next, so it is essential that the project is defined according to the correct guidelines from the start. In this way, we can assure that the full development potential of a site is reached without overstepping any mark.

Having established the outline for a proposal, it is often a good idea to ensure that a proposal will be well received by a local council by talking it through with the municipal architect, thus avoiding any future surprises.

The recent introduction to Spain of the ‘Codigo Técnico de Edificación’ has provided architects with a new set of guidelines in the elaboration of the design of all architectural projects. It has brought Spain in line with other European standards, and should serve to regulate and improve in some instances the methods and materials that have been in use to date. In addition, there is an increased emphasis on the environmental performance of each construction. It is a requirement, for example, for all new houses to incorporate a proportion of solar water heating in their design.

For a project which involves building a new house, an extension or making any internal changes that involve substantial structural work, ie. a major works or ‘obra mayor’, planning permission, or a ‘licencia de obras’ will be required. A detailed proposal in the form of construction stage plans or ‘projecto executivo’ and project report or ‘memoria’ are usually submitted by the architect. This report contains all the technical information relating to the project by means of justifying its compliance with the current regulations.

If your project involves building on a green field site, you will be required to present a ground engineering report or ‘estudio geotecnico’ to the municipality as part of the submission.

Having obtained the ‘licencia’, work on site can commence. You usually have one year within which to start work until the ‘licencia’ expires.

We can make an assessment of the type of permission that you will require according to the project in hand. For example, we can advise on the planning documentation that you will need to accompany a division of property or a ‘minor works’ type project.