Do you really need a permit to reform your home?

Did you buy a property and are thinking of doing a small or large renovation?

Before starting any renovation or construction, you should be well informed about what type of license you will need to obtain, depending on the type of renovation you want to do. All building licenses need to be requested prior to the execution of work.

Not all work needs the same authorization but, in general, they can be grouped as follows:
A license for major work – in Spanish, “licencia por obra mayor” – is required for structural renovations, demolition, parcels, swimming pool constructions, wall alterations, or if you want to extend your property.

This type of project must be signed off by an authorized architect and then submitted to the city council, who will review and approve it by granting a building permit. This type of renovation is more expensive, and it normally takes longer to obtain a license for it (between 1 and 3 months).

The paperwork required is:-

1. Completed application form
2. Photocopy of your DNI/NIE
3. Architects “project” signed by an authorized technician and endorsed by the college of architects.
4. Escritura / copia simple  – title deed for the property (or a copy of it)
5.  An installation license
6.  Proof of payment of fees
7.  Original and photocopy of the form from the Ministry of Public Works and the Economy of Statistics of Constructions and Houses

A license for minor work – or “-licencia por obra menor ” is required for work that does not affect the architectural configuration or essential and structural elements of the building, such as changing windows and doors. Are you just considering making a small renovation of the bathroom or kitchen in your house? If so, you should apply for this license.

You should request this kind of license at your local town hall, including with it a description of the work and the cost estimation. You will pay tax that is calculated between 3% and 5% of the construction cost, and the permit should be issued within a maximum period of 15 days.
The paperwork required is:-

1.  Completed application form
2.  Project plans
3. Current photographs of the property
4.  Description of the work and plans for the project
5.  Building quote
6.  Health and safety study

Sanctions –

Unfortunately, the fines for work done without a license are high, between 300 to 6,000 euros and at least 2% of the value of the work. Therefore, if the work has cost €40,000, the fine will be a minimum of €800 and could be up to €6,000.

A fine is not worth it when you compare it to the price of requesting a building license, especially for minor works.

It is also really important to remember that any alteration has to be documented by applying for “solicitud” at the town hall planning office. If not, problems can begin the moment that you want to sell your property and the new information does not match with your title deeds.

I know that all this sounds complicated but don’t worry, even in Spain it can be handled!