Urban planning regulations are stringent in Spain, and today local authorities rigorously uphold these rules – a significant shift from a few years ago. Failure to adhere to area regulations can result in fines. If the modernization or repair of a building requires external changes, such as the construction of outer walls, installation of larger windows, or fitting new doors, building and construction permits are necessary from the local municipality. In Spain, this is known as a building permit (Licencia de Obra).
There are essentially two types of building permits in Spain:
- Licencia de Obra Mayor (Major Works Permit): This is required for significant projects like extensions, alterations to property structure, or new construction.
- Licencia de Obra Menor (Minor Works Permit): This is needed for smaller projects, including conservation and maintenance work, electrical installations, plumbing and ventilation work, kitchen and bathroom renovations.
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Various Types of Permits:
The specific classification and required documentation depend on your local municipality. For example, Licencia de Obra Mayor is necessary for projects that demand architectural input and planning.
Licencia de Obra Mayor
If you’re contemplating extensive renovations – moving a wall or building a pool, for instance – you often need a major works permit. The municipality oversees this process, but it’s important to remember that consulting a qualified architect is essential. If you handle the application yourself, ensure your project fits within the specified boundaries to potentially qualify for a minor works permit.
Works that require the expertise of a qualified architect encompass:
- New construction
- Significant renovations or extensions that substantially alter the building’s structure or appearance
- All types of underground excavations, such as garages or basements
- Major demolitions
- Building work necessitating an architect’s signature or inspection
Exterior renovations, like roofs, balconies, or work that doesn’t affect the building’s structure, as well as tasks like pool installation and the demolition of smaller structures, fall under this category.
Works requiring a qualified architect’s signature:
- Retaining walls
- Staircases
- Septic tanks
- Enlarging windows
Remember, adhering to these regulations is crucial to ensure the smooth execution of your project and to avoid potential legal complications. Always consult with professionals to navigate the complex process effectively.
“Staying on top of these regulations can be challenging, but when you engage a reputable company, they will undoubtedly collaborate with a technical architect. Working in conjunction with the construction company, they will assess your property and handle the proper licensing on your behalf.”
Isabel Gonzalez
Licencia de Obra Menor:
This permit is for minor construction works. To obtain coordination, it’s usually sufficient to provide a simple sketch and a quote from a construction company to the municipality. You’ll need to pay a permit fee of 5% of the project’s construction budget. The approval process for a minor works permit typically takes a few weeks, and denials for this type of permit are quite rare.
Licensing for minor construction works includes, for example: Interior spaces and painting, Masonry, Rural water tanks, Repairs for leaks or moisture damage, Building or temporary fences, Kitchen and bathroom renovations, Demolition or construction of walls (up to 50 meters).
At SpanskaByggbolaget, we highly recommend that you engage a construction company to handle your licensing applications correctly. Always double-check with your construction company to ensure they employ a trained Technical Architect for the minor “building permit” and a qualified Architect for the major one.
Of course, we provide this service to our clients at no extra cost. If you have questions or concerns regarding Spanish building permits, we are more than happy to guide you free of charge.
