Renovation planning and permits

It is for anyone thinking about, planning or carrying out a move to Spain who expects to renovate a home there. After reading, you will know what a reform involves, which permits and consents it needs, and what it costs in tax and logistics.

Start with "Planning and budgeting a renovation (reforma) in Spain". It helps you define the scope, the order of work and the budget before you apply for anything. Then move on to the permits page, "Which renovation works need a permit (licencia de obras)?", and to the other pages as your project needs them.

Hiring builders and signing contracts, energy upgrades and grants, and owners' community fees and governance are covered in other Topics.

Key rules

• Contingency: Add a contingency of 10% to 15% to your budget, and 15% to 20% for older homes or unsurveyed buildings.
• Works tax (ICIO): The works tax (ICIO) is set by each town hall, up to a maximum of 4% of the real cost of the works.
• VAT on reforms: Reform works on a home you live in are usually taxed at a reduced 10% VAT, while 21% applies when the conditions are not met.
• Accessibility works cap: The community must carry out accessibility works at the request of a resident with a disability or over 70, paying up to 12 monthly ordinary community fees; any excess falls on the owners who benefit.
• Fixing a file: If your permit file is deficient, you have 10 working days to fix it or the application is treated as withdrawn.
• Survey: Have an architect or technician survey an older flat before you buy, so you know the real list of works.

Renovation planning and permits: the whole process, step by step

From first plan to finished works

• Define scope and budget, and check for grants (Planning and budgeting a renovation (reforma) in Spain): before you hire anyone or start works; accessibility grants normally must be applied for before works begin

• Work out which permit route you need (Which renovation works need a permit (licencia de obras)?): before you sign with a contractor; a licence must be granted before works start, while a declaración responsable lets works start once filed

• Get heritage authorisation if the building is listed or in a historic centre (Restoring a rural or protected-heritage home): before applying for the municipal licence; time limits are often 2 to 3 months and silence usually means a refusal

• Get owners' community approval where the works touch shared parts (When the owners' community (comunidad de propietarios) must approve your works): before works start

• Plan tax and the works tax (VAT (IVA), works tax (ICIO) and deductions on renovation): when you build the budget and before you file

• Book trades and skips, avoiding August (Skips (contenedores), rubble and working hours during renovation): book early for September; many contractors, suppliers and architects close for two to three weeks in August and councils are slow

• Follow working hours during the works: during works; many councils allow noisy works on weekdays, commonly about 8:00 to 20:00, and none on Sundays and holidays; some tourist towns ban works in July and August

• If a stop order arrives, apply to legalise the works (What if works were done without a permit (obra ilegal)?): within the deadline in the order, commonly two months; if works cannot be legalised, demolition can be ordered at your cost

• Know how long the town hall can act on past works: commonly about four to eight years after the works finish, set by each region; no limit applies in many regions on protected land

Documents you may need

Identity and residence

• Your passport and your NIE — Running a renovation from outside Spain

The home and the lease

• The works licence and the contract with the contractor — VAT (IVA), works tax (ICIO) and deductions on renovation
• Nota simple from the Property Registry — Restoring a rural or protected-heritage home
• Licence of first occupancy — Restoring a rural or protected-heritage home
• Energy certificate — Restoring a rural or protected-heritage home

Payments and receipts

• Invoices for each improvement — VAT (IVA), works tax (ICIO) and deductions on renovation
• Proof of payment for every invoice — VAT (IVA), works tax (ICIO) and deductions on renovation

Translations and legal papers

• Sworn statement — Which renovation works need a permit (licencia de obras)?

Other documents

• Technical project signed by a competent technician — Which renovation works need a permit (licencia de obras)?
• Certificate of urban classification — Restoring a rural or protected-heritage home
• Cadastral details from the Catastro — Restoring a rural or protected-heritage home
• Power of attorney — Running a renovation from outside Spain

Each article lists the other documents it asks for, where you need them.

Renovation planning and permits: questions that cross several articles

Why do renovation costs differ so much between cities?

Costs per square metre are highest in Barcelona, Madrid and the Balearics, lower in Málaga and the Costa del Sol, and lower still in Valencia and inland regions. Labour rates, material delivery and demand for contractors explain the gap. Read Planning and budgeting a renovation (reforma) in Spain to build your budget from local quotes.

Does a bathroom or kitchen refit need a licence in the big cities?

In Madrid, Barcelona, Valencia and Málaga, a kitchen or bathroom refit without structural change is generally filed as a declaración responsable, or a simpler notice for the lightest work. Structural changes, facade work or change of use need a full licence. Read Which renovation works need a permit (licencia de obras)? and, for the cost side, Planning and budgeting a renovation (reforma) in Spain.

What happens if I start works before the permit is ready?

The town hall can issue a stop order, seal the site and give you a deadline, commonly two months, to apply to legalise. Works that cannot be legalised may face demolition at your cost, plus fines. Read What if works were done without a permit (obra ilegal)? and Which renovation works need a permit (licencia de obras)?.

Can I renovate in a historic building and still book works for August?

Works in a listed building or historic centre need heritage authorisation before the municipal licence, which can take 2 to 3 months. August is also a near shutdown for many trades and councils, so file early. Read Restoring a rural or protected-heritage home and Skips (contenedores), rubble and working hours during renovation.

Cost figures change every year, so check them against recent local quotes before you set a budget.