Steps and arrangements to build or restore your home in Spain and to check the processes carried out or pending
Pre-construction / restoration processes
To facilitate the decision to buy a plot or house, assess with the architect the advantages and disadvantages of each of your options. A house’s design is determined by the characteristics of the land and the urban planning conditions established in the municipality’s regulations. Before buying that plot, check the use of the plot, maximum buildable surface area, number of storeys, type of land, etc. in these regulations.
If it is a house to be restored, assess with the architect the condition of the house, damp, state of the original structure, easements…
Once the choice has been made, to record the deeds of the land or house, a sales contract is required that is notarised by signing before a notary public. Then Tax on Property Conveyances and Documented Legal Acts (ITP and AJD) or VAT will be paid, depending on whether it is a private seller or profesional businessperson. Once the tax is paid, the deed is submitted to the property registry to be registered.
This will be the professional responsible for drawing up the project document with which the construction permit may be applied for. Satisfaction in the construction process of your home will not only be based on a good design, but also on cost and time control.
Starting a project with precise knowledge of the plot is a good starting point. A topographic survey will enable you to know the geometry, size and exact slope of the land and of the elements to be preserved (trees, old buildings…). It is not obligatory but, given that it does not entail a high cost, it is recommended, since it avoids subsequent surprises even if it is a home to be restored.
The geotechnical study conducted, obligatory as per to regulations, provides the architect with information required to be familiar with the resistance and composition of the land on which the house’s foundations will be built and the type of foundations most recommended, which is necessary in order to calculate the structure.
After considering your ideas and taste, the architect will define the schedule of your house and the way it will be built, setting it out in two different documents: basic and execution design, which are countersigned by the Association of Architects. This countersigning corroborates that the architect is able to practice as such and that the documentation provided is complete.
Basic design: Drawings and reports that define, as per regulations, the layout of its rooms, its surface areas and the outdoor spaces of the proposed house.
Execution design: Drawings and reports outlining the construction process (structure, installations, construction, measurements).
This permit is granted by the town hall to build the house, having paid the respective fees. The submittal of the basic design is an essential requirement to apply for the construction permit in many municipalities and its respective execution design must be provided.
A good construction technician is the professional responsible for controlling the execution of the works and their quality. Along with the architect, they will form the Project Management charged with working together on follow-up and decision-making during the construction process and on-site safety. For this reason, the same architect may recommend a trusted professional.
Choosing a trusted company is essential in this process. Local? What size company? Let yourself be advised by project management or other private parties that may talk about their experience. For greater security, consult several different companies with the same document: the execution design with a defined measurement with regard to qualities and actions.
Analyse and compare each chapter of the offers. This is the only way to make a final choice on the most suitable company, by taking into account not only economic offers, but also quality, professionalism, punctuality and response.
Study the most interesting option: closed contract with fixed price or open contract with variable price. Both options should define what they include: warranties, completion date, late delivery penality, etc. and will always include the project measurement with its prices. An open contract will always allow you to make changes during the works, in order to complete the project within the desired budget, provided good financial control is executed.
The project management, through regular inspections, will execute the control of the works and the quality of the construction and its materials as per the project.
Once the construction company has been chosen, the first step to be arranged is provisional electricity and water supply in order to execute the works, whether by the developeror by the contractor on its behalf. The same electricity and water companies will inspect the plot to establish the requirements needed to connect to the public network, which in some cases can take time.
Prior to starting the works, project management will provide the construction company with a copy of the permit. Once the safety measures proposed by the construction company have been reviewed and approved by the safety coordinator, the “Certificate of Approval of the Safety Plan” will be signed, a copy of which should be kept on site by the construction company.
The laying out certificate will be signed on the first day of the start of the works, project management having met with the construction company and developer, from which the work periods will start to be counted.
At the end of each month, the construction company will issue a works certificate with a breakdown of the work carried out that should be reviewed and approved by project management. Only then may the property make the payment at the start of the next month.
Post-construction / restoration processes
Once the works are completed as per the design, the architect and the construction technician will sign the “final completion certificate,” countersigned by the respective professional associations. This document is the one that ratifies that the work is completed as per the design for which the permit was obtained.
The architect will provide this document indicating the energy category of the house and attending to the construction solutions and installations carried out. It is an essential document in order to then sell or rent the house.
The architect, construction technician and construction company will meet with the owner to confirm the final result of the construction and, if necessary, make a list of potential incidents pending resolution. Once resolved, the property and construction company may sign the “handover certificate” whereby the property agrees to the construction carried out. The works guarantee terms start running from when it is signed.
The developer or its representative will carry out the registration of the new home in the land registry through “module 902 N”, which will give it a cadastral reference.
The town hall will be informed of the completion of the works, which with a final inspection will check that the works have been carried out respecting what was granted in the construction permit. The first occupancy license may only then be issued prior to the payment of the respective fee, which is required to execute the final electricity, water and gas contracts.
The declaration of completed new works will be made with a public deed before a notary public certifying the completion of the works.
The deed of declaration of new works is recorded in the property registry. In order to register the completed works, the final completion certificate and the energy efficiency certificate will be required, both provided by the architect and the first occupancy certificate granted by the town hall.
To register the electricity supply, the power company needs to receive the first occupancy licence, a copy of the property deeds, the national ID document or NIE (Foreigner ID Number), and the bulletin of electrical installation of the house.
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Whether you are a client or not, we inform you and help you make decisions.