The different types of work permits in Spain
- Licencia de Obra Mayor (Major Works Permit): Required for works that modify the structure of the building, such as an extension or a complete renovation. These works require the intervention of an architect.
- Licencia de Obra Menor (Minor Works Permit): Concerns small works without structural impact, such as painting, replacing windows, or minor repairs.
- Declaración Responsable (Responsible Declaration): Sufficient for certain minor works. The owner declares that the works will comply with the standards, allowing work to begin immediately after the declaration is filed.
In a co-ownership, any work requires the prior agreement of all the co-owners.
What are the procedures for obtaining them?
Preparation of documents
- Detailed plans of the project.
- A technical description of the works.
- The estimated budget.
- The title deed.
- The urban planning certificate, if required.
Submitting the application
The application is submitted to the local town hall (Ayuntamiento), either online or in person.
What are the waiting times?
- Licencia de Obra Menor: 1 to 3 months.
- Licencia de Obra Mayor: 3 to 6 months, sometimes up to 8 months depending on the nature of the project.
Associated taxes
- Municipal taxes (variable depending on the municipality).
- ICIO: Tax on Constructions, Installations and Works.
The rules vary depending on the autonomous communities and municipalities. Certain historical or protected areas impose additional restrictions.
What are the consequences of non-compliance with the rules?
- Fines of up to 150% of the cost of the works.
- Risk of demolition of unauthorized works.
- Difficulties when reselling a non-compliant property.
- Legal and administrative risk for the owner.
Advice from Terreta Spain experts
- Check the specific requirements with the local town hall.
- Keep all documents relating to the works and licenses.
- Strictly adhere to the approved plans.
- Inform the town hall of any changes to the project.
Special case: Emergency work
Emergency work can be carried out without prior authorization but must be declared to the town hall within 72 hours.
FAQ: Work permits in Spain
What types of work require a Licencia de Obra Mayor? Major works, such as an extension or structural modification, require a Licencia de Obra Mayor.
Can I start work immediately with a Declaración Responsable? Yes, for some minor works, you can start immediately after submitting the Declaración Responsable.
What are the deadlines for obtaining a license?Obra Menor: 1 to 3 months.
Obra Mayor: 3 to 6 months, sometimes up to 8 months depending on the project.
What are the risks of carrying out work without a license?Sanctions include fines, demolition of unauthorized works, and complications during resale.
