We Handle the Spanish Bureaucracy For You
Building permits and planning permissions in Spain can be confusing, especially if you don’t speak Spanish. We manage all the paperwork with your local ayuntamiento so you can focus on your renovation.
With 20+ years experience navigating Spanish building regulations throughout Axarquía, we know exactly what’s required and how to get it done efficiently.
Why Building Permits Matter in Spain
Don’t Risk It
Working without proper permits in Spain can result in serious consequences: fines from the local ayuntamiento, orders to undo completed work, difficulties selling your property, and potential legal issues.
Many British property owners don’t realise that Spanish building regulations are strictly enforced. What might have been acceptable in the UK without permission often requires formal approval here.
The Spanish building permit system exists to ensure construction work meets safety standards, respects neighbour rights, and maintains the character of villages and towns. While it can seem bureaucratic, navigating it correctly protects your investment and ensures your renovation is legal.
The good news? When you work with someone who knows the system and speaks fluent Spanish, the process is straightforward. I handle all the paperwork, liaise with the ayuntamiento, and keep you informed in English throughout.
What Requires Building Permission in Spain?
Usually Requires Permission
- Extensions and new builds
- Structural alterations (removing walls, adding doorways)
- Changes to building facade or exterior appearance
- Installing pools or significant landscaping changes
- Bathroom relocations (if plumbing routes change significantly)
- Converting garage or storage spaces to living areas
- Major electrical or plumbing system upgrades
Usually Doesn’t Require Permission
- Interior repainting and decorating
- Bathroom renovations in the same location (like-for-like replacement)
- Kitchen refurbishment without layout changes
- Replacing windows and doors (same size and position)
- Tiling floors and walls
- Minor plumbing and electrical repairs
- General maintenance and repairs
Note: Regulations vary by municipality. When in doubt, we check with your local ayuntamiento before proceeding.
How We Handle Your Building Permits
Initial Assessment
During our site visit, I assess whether your project requires planning permission. I explain what’s needed in plain English and give you realistic timelines and costs for the permit process.
Document Preparation
I prepare all necessary documentation in Spanish, including detailed project descriptions, technical drawings (if required), and completed application forms. Everything is checked for accuracy before submission.
For projects requiring architect involvement, I can recommend trusted local professionals who understand both Spanish requirements and British expectations.
Ayuntamiento Liaison
I submit applications to your local ayuntamiento and handle all communication with municipal officials in Spanish. If they have questions or require additional information, I manage the back-and-forth so you don’t have to.
Updates in English
Throughout the process, I keep you informed in English. You’ll know when the application is submitted, if any additional information is requested, and when approval is granted. No Spanish bureaucracy stress for you.
Permission Granted, Work Begins
Once permission is granted (or if it wasn’t required), we schedule the work. All permit documentation is kept on file, and if inspections are required during construction, I coordinate those as well.
Realistic Timeline Expectations
Honesty about timelines is important. Spanish bureaucracy doesn’t move at British speed, but knowing what to expect helps you plan your renovation.
Minor Works Declaration
For bathroom renovations and similar projects that need minor works notification
Standard Building Licence
For extensions, conversions, and projects requiring full planning permission
Complex Projects
For major structural alterations, projects in protected areas, or when technical reports are required
Important: These are typical timelines, but ayuntamientos operate independently and processing times vary. Summer months (July-August) and the Christmas period can cause delays as Spanish municipal offices run on reduced staff. I always factor this into project planning and keep you informed if timelines shift.
Cost Transparency for Permit Services
Permit costs in Spain consist of two parts: municipal fees (paid directly to the ayuntamiento) and administration costs (for preparing and submitting applications).
Municipal Fees
These are set by your local ayuntamiento and vary by municipality and project type. Typical fees range from €100-€500 for minor works, and €500-€2,000+ for major projects. I provide exact costs once I know your project scope and location.
These fees are paid directly to the ayuntamiento - I don’t mark them up or take commission. You pay exactly what the municipality charges.
My Administration Service
For handling all paperwork, translations, ayuntamiento liaison, and managing the permit process from start to finish, I charge a fixed fee agreed upfront. This covers:
- Assessing what permissions are required
- Preparing all documentation in Spanish
- Submitting applications to the ayuntamiento
- All communication and follow-up in Spanish
- Regular updates to you in English
- Coordinating any required inspections
This fee is typically included in the overall project quote when you’re hiring me for the construction work. If you only need permit assistance without building work, I can provide permit services separately - just get in touch to discuss.
Common Questions About Building Permits
What if I’ve already started work without permission?
This is more common than you might think. Depending on the work and your municipality, it may be possible to apply for retrospective permission. Get in touch - I can assess your situation honestly and advise on the best approach. The sooner this is addressed, the better.
Can permission be refused?
Yes, though it’s uncommon for sensible projects. Refusals usually occur when work affects protected buildings, infringes on neighbour rights, or violates local planning rules. I always assess feasibility before applying, so you’re not wasting time and money on applications likely to be rejected.
Do I need permission if the previous owner did similar work without it?
Just because previous work was done without permission doesn’t make it legal or mean you can do the same. Spanish authorities are increasingly strict about unpermitted work, especially when properties change hands. It’s always better to do things properly from the start.
What happens if I want to sell my property later?
Properties with unpermitted works can be difficult to sell in Spain. Buyers’ solicitors often flag these issues, and some mortgage lenders won’t finance properties with illegal building work. Getting proper permissions protects your investment and makes future sales straightforward.
Don’t Let Paperwork Stop Your Dream Renovation
With someone who knows the system and speaks fluent Spanish, building permits become straightforward rather than stressful.