Who does what
- Town Hall (Urbanismo/OAC): permits, local fees, certificates.
- Region (Valencian Community): rules on minor vs major works, first-occupation.
- State: Coastal Law near the shoreline.
- Technical standards: Spain’s Building Code (CTE) for structure, energy, fire, acoustics.
Before you design
- Confirm planning status of the plot or building (urban vs rural, protections). Get it in writing from an architect.
- Check Coastal Law if you’re anywhere near the sea. Constraints can kill scope. Do this before you sign with a builder.
Permit types (simple rule)
- Minor works (obra menor): interiors that don’t touch structure or façades. Think finishes, non-structural partitions, like-for-like kitchen or bathroom changes.
- Major works (obra mayor): new builds, extensions, pools, any structural or façade change, services that change configuration. Requires a full technical project and the right professionals.
First occupation: after a new build or a major refurbishment, file the region’s first-occupation declaration. Your architect prepares the completion pack.
Local taxes and fees
- ICIO (construction tax): budget-based municipal tax. Plan for it at submission.
- Application and service fees: licence fees, waste container fee during works, new utility connections if you’re creating supply points.
Keep receipts; you’ll need them for completion and future sales.
Timeline you can plan around
These are planning figures, not promises, but they keep projects within expectations.
- Planning check and concept: 2–6 weeks.
- Technical project (major works): 4–10 weeks including structure and energy under the CTE.
- Licence processing: minor works are faster; major works depend on queue and completeness. Submitting a full, tidy file saves months.
- Works
- Interior refit (no structure): 4–16 weeks.
- Extension, pool, structural refurb: several months.
- New detached house: 10–18 months after the licence.
- Completion and first occupation: close out certificates, file the declaration, archive the dossier.
The team you actually need
- Architect (arquitecto): design, code compliance, signs the project and completion. Mandatory for major works.
- Architectural technologist / site manager (aparejador / arquitecto técnico): site control, measurements, health and safety, payment certificates. Mandatory for major works.
- Contractor: executes the build. Check liability insurance, workforce cover and recent references.
- Gestor (optional): admin specialist who books appointments, pays fee slips and files paperwork. Saves time if you’re not here full-time.
Budgeting without surprises
Make a simple cost table:
- Construction
- Professional fees (architect, site manager, surveys, energy certs)
- Licences, ICIO and municipal fees
- Temporary and permanent utilities
- Contingency (10–15% for refurb; 5–10% for new build if scope is tight)
- Furnishing and landscaping
Ask for a measured budget, not only €/m². Refurbs vary once walls open.
Contracts and payments that protect you
- One contract with the main contractor referencing the signed project and programme.
- Milestone payments tied to certified progress. Avoid calendar-only schedules.
- Change orders in writing before extra work starts.
- Insurance on file before the first payment: contractor liability and workers’ cover.
Common ways projects get stuck (and how to avoid them)
- Calling a structural or façade job “minor works.” If in doubt, treat as major until the architect confirms.
- Skipping the Coastal Law check. Close to the sea, rules can be stricter.
- Under-declaring the budget to cut ICIO. Town Halls can halt works. Be realistic.
- Forgetting the first-occupation step. You’ll struggle to connect services or sell without it.
- Hiring on price only. The cheapest quote often excludes scaffolding, waste, testing or surveys. Compare like with like.
Inspections and close-out
- Your architect and site manager should visit regularly and issue payment certificates.
- At the end you’ll receive completion certificates, as-built drawings and the energy certificate.
- File the first-occupation declaration and keep the full pack. You’ll need it for insurance and any future sale.
Practical local tips
- Neighbours: agree noisy-hours and access for deliveries. A good start avoids complaints that slow works.
- Utilities during works: set up a temporary power supply or confirm reactivation before demolition begins.
- Materials lead times: tiles, windows and bespoke kitchens slip timelines. Sign off early and order on licence grant.
- Weather: heavy rain and summer heat change sequencing. Build buffers into the schedule if you can.
- Photos and scans: keep a shared folder with permits, invoices, site photos and certificates. Future you will thank you!
Quick checklist
- Planning status confirmed in writing.
- Coastal constraints checked if relevant.
- Permit type agreed; team appointed for major works.
- Measured budget and 10–15% contingency.
- ICIO and fees prepared; receipts filed.
- Contract signed; milestone payments set.
- Site inspections scheduled; safety plan in place.
- Completion pack ready; first-occupation filed; dossier archived.
When to use a gestor
If you don’t want to juggle appointments and fee forms, hire a gestor administrativo. They assemble the file, book and attend appointments, pay the tax slips and submit on your behalf. You’ll usually sign a limited power of attorney and provide passports, the rental deed or title, padrón and any translations. For most families, a single meeting saves weeks.
See also our articles on Costs of Ownership and Setting Up Utilities.
