What are the procedures for building a home in Spain?

There may be many reasons for wanting to build in this country. However, the regulations are only the same in France, and it is important to take this into account.

In this article, we will give you the various procedures to follow to build your home in Spain and have peace of mind.

Spanish laws can sometimes be complex. With this guide, it will be easier for you to optimize your time and your means, in order to create the house of your dreams.

Procedures prior to the construction of a home in Spain

You have spotted the land on which you want to build your house in Spain. You can already imagine the plans, the size of your living room and the bed that will be placed in your room. However, before we get to that, there are a few steps to go through.

In fact, once your land has been chosen (your lawyer can help you find it), have a surveyor (topographo) verify the official measures and limits which are described in the land register (castastro).

Make sure that the seller of the land is the sole owner, because it is not uncommon in Spain to have several owners for the same land, following inheritance.

It is then important to establish a building permit (Permito or Licencia de Obra) with the help of a good lawyer that you have hired. Without it, you simply couldn't build your home. This permit must be accepted by the local town hall. Then, have your purchase drafted by a Notary and register it in the property register .

You will then have to go to the Town Hall to request various essential documents:

● a copy of the building standards (copia de las Normativas de Edificación), which indicates the maximum land use rate of your land, and the authorized height of the building;      

● the site plan of the land as well as the topographic plan so that the architect is aware of the slope of the land.      
 

When you are in possession of these mandatory documents, you can request the topographic study . The accredited Spanish architect that you have appointed will need it, as will the study of the floors in order to be able to study the construction of your future home. This step is mandatory, and is required by law for all new housing construction projects.

The site safety study is also a mandatory document. It presents the safety standards that must be observed on the site.

Finally, you will need to apply for the ten-year guarantee (seguro de Garantia decenal) from the technical control body (organismos del control técnico) to be able to register your house with the Notary. Without this document, it would be impossible for you to sell your house, and even to apply for a loan. You can ask for it when you have tested the concrete before and during the job.

Procedures when building your home in Spain

It is in this phase that you will need your architect the most. Indeed, it is the person in charge of realizing the house imagined by the owner, but who must also follow and direct the site.

After discussing with you and understanding your expectations, he will be able to carry out the basic project (proyecto básico), which brings together the location plans of the house, the upcoming structure and the interior spaces. You will define together the material execution estimate , which sets out the chosen installations and the desired materials, with a very precise evaluation of the construction prices. At the same time, he drafts the execution project (proyecto de ejecución) which must detail the diagrams and calculations of the installations with the implementation of the standards in force in Spain.

These two projects must be signed by the architect, and registered in the order of architects of Spain.

You can therefore go to the Town Hall again to present them:

● your geotechnical study;      

● that of site safety;      

● the basic project and the execution project carried out by the architect.      

Wait until your file is accepted, then pay the building permit tax (licencia municipal de obras).

Everything is now ready for the work to begin, and for your home to materialize little by little.

Building and fitting out your new home

For the construction of your house, you have two possibilities. You can choose to take charge of the construction of your property yourself, or choose to work with a promoter who will have offered you the estimate that suits you. The latter can be advised by your architect. If you choose this option, keep an original copy of the signed contract.

Overall, the construction of your house will go through the following phases:

● Earthworks;      

● foundations;      

● structure;      

● sewerage network;      

● masonry;      

● insulation;      

● waterproofing;      

● roofs;      

● floors and tiles;      

● finishes and false ceilings;      

● ironwork;      

● joinery;      

● plumbing;      

● heating and gas (it is now compulsory to have an alternative source of domestic water heating for your home. Your architect can guide you as to the solutions available to you);      

● air conditioning;      

● paints;      

● glass and fence of the plot;      

● landscaping.      
 

And your house will be ready! Once the work is completed, the architect will give you a certificate of completion (certificado final de obra) along with the order book (libro de órdenes) which gathers the changes that have been made as well as the revisions made to your project. These two documents must be validated by the Order of Architects of Spain. Do not forget to present them to the municipal council in order to be able to apply for a permit of first occupation (licencia de primera ocupación).

It is only at this stage that you can request a connection to the various companies for water, gas, electricity, telephone, etc.

Then go to your notary to sign the deed and pay the stamp duty . You can then register your home in the property register .

You can now fully enjoy your brand new home!

It is not always easy to follow all of these steps alone. This is why our team is at your entire disposal to assist you in all the stages of creating your home in Spain. Do not hesitate to contact us.