We are providing the following information for general guidance only, mainly to show that you must always seek the advice of a qualified professional. It works out cheaper and safer in the end.
There are two categories of planning zones for building:
A licencia (building permit) must be obtained before the construction of any building can begin, including any work carried out on an existing building where this work would change the image change the usage, exterior appearance, modify the volume, or where extra storeys would be created.
There are two types of building permits:
To obtain a building permit for minor works, you need a licencia de obra menor from your Town Hall. Your request should include a small description of the work to be undertaken and an estimation of the costs. There will be a tax to pay at the end of the job, normally around 4 to 6% of the construction cost.
To obtain a building permit for major works you will need:
All three of these professionals have to sign the application. The application is submitted either in person or by registered post to the local mayor, and it is usually processed within two months of receipt.
A letter of notification will be sent following the submission with the application number. After an examination confirming that the correct information has been presented, details of the request will be posted in the Town Hall. The application will be verified for compliance with the building rules. The permiso de construir (building permit) will normally be delivered within two months.
If the building authority does not give you a notification within two months, you will automatically obtain the license, assuming that the correct information was submitted and it complies with building regulations.
All parties involved in the construction of the building are expected to carry some responsibility. Without prejudice to their contractual responsibilities, the individuals or legal entities who assist in the building process are liable to the owners and thirdparty buyers of the building or any parts of it, should the building be divided.
Responsibilities reflect on property damages affecting the building within a specified time, starting on the date of the commencement of the works without reservation or starting on the date of the correction of such reservations.