Are you one of the 15% of foreigners who have bought a property in Spain? Are you planning to carry out some renovation work, and feeling overwhelmed by a sense of panic at the thought of not understanding it all? Take a deep breath: the experts at Terreta Spain have prepared THE essential lexicon of property renovation in Spain. It's not exhaustive and doesn't go into overly technical aspects, the aim here is to enable you to communicate simply with your workmen if they don't speak French, to avoid misunderstandings and misunderstandings. 

Here we go. 

A

ACABADOS

Finishing touches, i.e. the final work carried out on a building site. They include all the elements that give a building or room its final appearance (paint, coatings, tiles, decorative details, etc.). In Spain, as elsewhere, the choice of finishes has a major influence on the budget for the work.   

ADHESIVOS

All substances used to glue or bond two surfaces together. The choice of appropriate adhesives depends on the type of material, the intended use (indoor/outdoor) and climatic conditions. 

AISLAMIENTO ACÚSTICO

Acoustic insulation is designed to improve sound comfort inside buildings, whether residential or non-residential. Particular care should be taken with this insulation if you're investing in a densely populated area or in a city center, near restaurants, bars and lively places. Spaniards have a reputation for being a bit noisy. But it's this joie de vivre that we love. 

AISLAMIENTO TÉRMICO

Thermal insulation. Thermal insulation is an essential part of the project. The aim is to prevent heat transfer between inside and outside. There are several insulation techniques available, and opting for the right one will reduce heating and air-conditioning requirements. In a country like Spain, this is essential to reduce the energy consumption of homes. To find out more, read our article: "Energy renovation in Spain, the complete guide".

ALBAÑIL

A bricklayer, a construction worker. 

ALCANTARILLADO

The sewer system. Your future home must be well connected to the city sewer system to ensure proper drainage of wastewater.

APAREJADOR

The project manager or technical architect(arquitecto técnico). A key professional in the construction industry. His main responsibilities are :

• Technical supervision of work execution
• Supervision of materials and construction quality
• Coordination of the various trades
• Controlling costs and deadlines
• Guaranteed compliance with safety standards and regulations 

ARQUITECTO 

A qualified, registered architect, responsible for the design and planning of buildings and spaces. He is responsible for :

• Design of plans and technical drawings
• Creating the overall look of the building
• Ensures compliance with building regulations
• He oversees the entire project
• He coordinates with the other professionals involved in the project.

Not to be confused with the project manager (aparejador), who has a more technical profile. 

AYUNTAMIENTO

The Town Hall. You'll hear most about the town hall at the start of your project, because it's the one that issues building permits. 

AZULEJO

For us, the most beautiful word in this lexicon of Spanish property renovation. It refers to the famous glazed ceramic tiles, particularly those from the Valencia region. 

B

BALCÓN 

A balcony. 

BALDOSA

A tile or slab. 

BAÑO

The bathroom. 

BARANDILLA

A railing or guardrail. 

BOMBA DE CALOR

Heat pump in Spanish. It transfers heat from one medium to another for heating or cooling. It requires very little electrical energy. 

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C

CALEFACCIÓN

The heating system in Spanish. In detail: 

• Calefacción central: central heating
• Calefacción de gas: gas heating
• Calefacción eléctrica: electric heating 

CANALÓN 

A gutter is a component of the rainwater drainage system. Generally installed along roofs. Gutters are essential for protecting building foundations and walls against moisture and water damage.

CARPINTERO

A carpenter.

CATASTRO 

The cadastre, i.e. the public register containing information on real estate properties. It is a detailed inventory of all real estate in the country, whether urban, rural or special. It includes physical (surface area, location, boundaries), economic (cadastral value) and legal (owner, real rights) data on each property. It also serves as the basis for calculating certain taxes, such as IBI (Impuesto sobre Bienes Inmuebles, equivalent to property tax). Note that cadastral information is accessible to the public, making it an important tool for real estate transactions and urban planning. 

CÉDULA DE HABITABILIDAD

This is an administrative document certifying that a dwelling meets the minimum standards of habitability and safety required by law. It specifies the living area and number of rooms, and confirms that the property has basic facilities (water, electricity, drainage). Its period of validity varies from region to region, but generally extends from 10 to 15 years. Without this certificate, it is legally impossible to live in or rent a property. To obtain the certificate, you need to have your home inspected by a certified technician. When it expires, the certificate must be renewed, which may require the property to be brought up to standard.

CERTIFICACIÓN DE OBRA 

It's a document validated by a technician that describes the quantity and quality of work completed to date on a construction or renovation site. It provides an official record of work progress, and is often used as the basis for progress payments to contractors or builders. 

It also provides the owner with a guarantee that the work will be carried out according to the agreed terms.

CERTIFICADO DE EFICIENCIA ENERGÉTICA (CEE)

The energy efficiency certificate in Spain. It indicates the energy performance of a building and has been mandatory in Spain since 2013. 

CHAPA

The name of the sheet metal. 

CÓDIGO TÉCNICO DE LA EDIFICACIÓN (CTE)

The Technical Building Code, a set of standards governing construction in Spain. 

COMUNIDAD AUTÓNOMA

Autonomous communities. In Spain, there are 17 administrative regions, each with its own specific legislation. When undertaking renovation work, it's essential to find out what legislation applies in the area in which you're buying. To do this, contact your local town hall(ayuntamiento). 

COMUNIDAD DE PROPIETARIOS

The co-ownership. It must be informed of the work you are planning, and can object to it. To find out more, consult our guide: "Everything you need to know about renovation in Spain". 

CONTADOR

Water, electricity or gas meter. 

CORNISA

Cornice. A molding that runs horizontally along the top of a wall. 

Not to be confused with the zócalo, the plinth at the bottom of the wall. 

D

DECLARACIÓN RESPONSABLE 

A declaration on honor for certain minor works that have not been authorized by a works permit. This attests to compliance with current standards. 

DEMOLICIÓN

Demolition. 

DESVÁN

The attic.

DORMITORIO

The bedroom.  

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E

EDIFICABILIDAD

The constructibility of a given plot of land. 

ELETRICISTA

Electrician. 

EMPOTRAMIENTO

Embedding in a wall or structure. A cabinet, sockets or electrical appliances, for example.  

ENCOFRADO

Formwork, a temporary structure used to contain concrete when it is poured. The formwork gives shape to the concrete until it hardens.

ENERGÍA RENOVABLE

Renewable energy in Spanish. Spain is one of Europe's leaders in renewable energies, particularly solar and wind power.

• Solar energy (energía solar)
• Wind power (energía eólica)
• Hydraulic energy (energía hidráulica)
• Biomass (biomasa)
• Geothermal energy (energía geotérmica)

ESTUDIO DE IMPACTO AMBIENTAL

Environmental impact study. This is sometimes required for a Licencia de Obra Mayor (see below). 

F

FACHADA

Facade. 

FALSO TECHO

False ceiling.

FINCA

This term has two distinct meanings: it refers to both a rural property and a building in Spain. 

FERRALLISTA

A scrap dealer. 

FORJADO 

The technical term for the floor. It supports the weight of occupants and furniture and transfers these loads to the load-bearing walls or beams. The forjado is a crucial element in the structure of a building.

FONTANERO

A plumber.

FOSA SÉPTICA

Septic tank.

G

GOTELÉ

Plaster. You'll find a lot of this in Spanish apartments, which are often sold "as is". 

GRIETAS

Cracks.

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H

HABITACIÓN

It's a term with two meanings. It can refer to a room or a chamber.

HORMIGÓN

Concrete. 

HUELLA

The tread, i.e. the horizontal part of a step on which the foot rests. 

I

ICIO - IMPUESTO DE CONSTRUCCIONES 

Tax on constructions, installations and works. A municipal tax applied to construction, renovation or demolition work. The rate varies from municipality to municipality (generally between 2% and 4% of the cost of the work). This tax must be factored into the overall budget of a construction or renovation project.

ÍNDICE DE EDIFICABILIDAD MÁXIMA

The coefficient defines the maximum surface area that can be built on a plot of land. 

INSPECCIÓN TÉCNICA DE EDIFICIOS (ITE)

Technical inspection of buildings, i.e. mandatory inspection of the general condition of old buildings.

IVA (IMPUESTO SOBRE EL VALOR AÑADIDO)

This is the VAT applied to almost all goods and services. In the Spanish construction sector, it is 10%. 

J

JÁCENA

Also known as the viga maestra. This is the master beam, the one that supports the overall weight of the structure. 

L

LANA DE ROCA

Rockwool, an insulating material made from volcanic rock. 

LADRILLO

Brick. 

LICENCIA DE OBRA

This is the compulsory municipal authorization issued by the town council(ayuntamiento) to carry out construction work, modify an existing building or carry out major renovations. There are two types:

• La Licencia de obra mayor : major works, construction
• La Licencia de obra menor: small jobs, light renovations

To obtain them, you need a visado and to pay municipal taxes. The time required to obtain a license varies from one municipality to another, and its validity is limited. You should also note that it must be displayed during construction. 

Carrying out work without a license is a serious urban planning offence.

LICENCIA DE PRIMERA OCUPACIÓN

An official document issued by the municipality once the work has been completed. It certifies that the building conforms to the approved plans and to safety and habitability standards. This permit is required to legally occupy a new or renovated building.

LLAVE EN MANO

This is the equivalent of "turnkey", an expression that describes a renovation project carried out from A to Z. To find out more, read our article: "Why choose a turnkey renovation company in Spain? (link once published)

LOE (LA LEY DE ORDENACIÓN DE LA EDIFICACIÓN)

This is the law that has governed urban planning in Spain since 1999. Here are the key points to remember:

• It establishes the legal framework that governs the building construction process and determines the obligations and responsibilities of the various players involved.
• It defines the technical and administrative requirements for buildings.
• It ensures quality and safety standards in the real estate sector.

LUZ NATURAL

Natural light. 

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M

MADERA

Wood.

MAMPOSTERÍA

Rubble masonry is a technique that uses rough, uncut stones. They are assembled in no particular order and mortared together. It is common in Spain, particularly in rural and mountainous areas.

MÁRMOL

Marble. 

MEDIANERA 

A party wall. In urban renewal projects, the management of party walls can be complex, often requiring agreements between neighbors.

MURO DE CARGA

A load-bearing wall. 

N 

NORMATIVA URBANÍSTICA

Planning regulations specific to each autonomous community.

O

OBRA

General work on a building.

• Obra menor: small-scale work requiring few authorizations
• Obra mayor: major works requiring more permits

OCT (ORGANISMO DE CONTROL TÉCNICO)

Technical inspection body. This is an independent body responsible for monitoring the technical quality of construction work. It plays a crucial role in obtaining decennial insurance coverage. The OCT verifies that the construction complies with current standards and regulations.

P

PARCELA

A parcel of land, i.e. a delimited portion intended for building.

PARED

Wall.

PARED MAESTRA

Load-bearing wall supporting a significant portion of the building's weight.

PAVIMENTO

Artificial surfacing built to ensure a solid, even surface.

PERSIANA

A shutter or roller shutter.

PGOU (GENERAL URBAN ORGANIZATION PLAN)

The Plan General de Ordenación Urbana is a fundamental urban planning document in Spain, governing a municipality's urban development. It defines the local urban planning rules required to obtain building permits and regulates land use. Each PGOU is public and can be consulted at the planning office of the municipality concerned.

PINTOR

A professional painter.

PLACA SOLAR

A solar panel that captures the sun's energy to produce electricity or heat.

PLANO

An architectural plan.

PRESUPUESTO

A cost estimate detailing the anticipated costs for a given project.

PROMOTOR 

The client, i.e. the individual or legal entity who orders and finances the construction or renovation work. He or she is primarily responsible for the project and makes the final decisions. His responsibilities include obtaining the necessary permits, financing the project, and general supervision.

PROYECTO DE REFORMA

Project defining all the technical aspects required for the planned work.

PROYECTO TÉCNICO

Technical document required to obtain a Licencia de Obra Mayor.

PUENTE TÉRMICO

Thermal bridge designating an area where there is a weakness in the building's thermal insulation.

R

RECEPCIÓN DE OBRA

Formal acceptance by which the builder officially hands over his work to the client after completion.

REFORMA INTEGRAL 

Complete renovation of all aspects of the property.

REHABILITACIÓN 

Rehabilitation of an old building.

RODAPIÉ

Skirting board used to protect the bottom of walls against impact, moisture, etc.

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S

SALÓN

A living room.

SANEAR

Sanitizing a space to make it healthy and habitable.

SEGURO DECENAL  

Decennial insurance. Compulsory insurance in Spain for new buildings and certain major renovations. It covers structural damage to the building for 10 years after completion. This insurance protects homeowners against major construction defects. 

SOLAR 

Land to be built on.

SNU (SUELO NO URBANIZABLE)

This type of land is protected and cannot be converted into a building zone. 

SU (SUELO URBANO)

The land is located in an urbanized area.

SUELO

The floor.

SUELO HIDRÁULICO

Traditional Spanish tiles. 

Make no mistake, this type of tile is different from azulejos. Hydraulic tiles are made from pressed colored cement, while azulejos are made from glazed ceramic. 

SUELO URBANIZABLE

Urbanizable land, i.e. land that can be developed in accordance with town planning regulations and plans. An important notion if you're looking to acquire land or extend an existing property. 

SUMIDERO

A gully for efficient drainage of wastewater. 

COMPUTABLE AREA

It is the surface area of a plot of land or building that is taken into account in urban planning calculations, in accordance with current Spanish regulations. The computable surface area serves as a reference for the application of urban planning standards and the determination of building rights. It is used by town-planning departments to calculate land-use coefficients, set maximum authorized building densities, determine building height limits and calculate mandatory green-space quotas. 

Do not confuse with total surface area, or cadastral surface area. 

GROSS SURFACE AREA

The total surface area includes all structures.

NET AREA

Actual surface area, excluding structural elements. 

SUPERFICIE ÚTIL / CONSTRUIDA :

• Superficie útil (useful surface area): this is the actual usable surface area inside a dwelling, excluding walls, partitions and technical spaces.
• Superficie construida (built surface area): this is the total surface area of the home, including walls and common areas. It is generally 10-15% larger than the usable surface area.

This distinction is essential to understanding the real value of a property.

T

TABIQUE

It's a word you'll come across a lot if you're embarking on a project in Spain. It's a non-load-bearing partition.

TECHO

The ceiling. 

TEJA

A tile. 

TEJADO

The roof. 

TERRAZA

The first word foreigners learn about home ownership in Spain: the terrace. The one they've always dreamed of. 

TERRAZA A LA CATALANA

This is a traditional type of roof terrace typical of Mediterranean architecture, particularly developed in Catalonia. It has been used since the Middle Ages and is renowned for its bioclimatic qualities. This flat roof is made up of several specific technical layers to guarantee maximum natural thermal insulation, passive ventilation and durability. 

TRASTERO

Storage room. It's very common to find apartments with trastero in Spain. 

TUBERÍAS

All pipes carrying fluids such as water or gas.

V

VARILLA

A steel rod or bar used in construction, mainly for reinforcing concrete, as steel reinforcement, or for structural reinforcement.

VENTANA

A window. 

VENTILACIÓN

Ventilation system. 

VISADO DE OBRA 

This is the official visa that guarantees the compulsory validation of a construction project by the Spanish College of Architects or Engineers. It certifies that the technical documents are compliant, that the professional in charge of the work is authorized and that construction standards are respected. The visado de obras engages professional liability, protects the client and, above all, enables the building permit to be obtained.

It is required for new buildings, major renovations and structural modifications to an existing property. Costs vary according to the project. 

It differs from the municipal building permit(licencia de obra). 

VIGAS

Horizontal beams supporting upper structures.

VPO (VIVIENDAS PROTEGIDAS)

A vivienda protegida in Spain, also known as vivienda de protección oficial (VPO), is a type of government-subsidized housing. The aim is to provide affordable housing for people on average or low incomes.

• Their price is regulated: they are sold or rented at prices lower than those on the open market.
• Buyers or tenants generally have to meet certain criteria, such as income ceilings.
• There are often restrictions on the resale or rental of these properties for a certain period (10 to 30 years). 

Y

YESO

Plaster.

Z

ZANCA

The zanca is a staircase stringer or rack, the element that supports the steps. Its main load-bearing structure. 

ZÓCALO

A decorative, protective skirting board in relief. It runs along the bottom of the walls, protects against impact and moisture, and provides the floor-wall transition.

Not to be confused with: cornice (high), la cornisa in Spanish. 

To find out more, read our practical guide to property renovation. (to be linked once published). 

FAQ : The lexicon of property renovation in Spain

What technical terms are essential for understanding building permits in Spain?

Key terms include Licencia de Obra Menor (permit for minor works), Licencia de Obra Mayor(permit for major works), Proyecto Técnico (technical project), Visado (project approval by the Architects' Association), and Declaración Responsable (declaration of honor for certain minor works).

How do local authorities manage building permits in Spain?

Permits are generally managed by theAyuntamiento (town hall) of each municipality. The process often involves the submission of a dossier including plans, the technical project, and sometimes an environmental impact study. Processing times vary according to the municipality and the complexity of the project.

What diagnostics are required before starting a renovation project in Spain?

Common diagnostics include the Certificado de Eficiencia Energética (energy efficiency certificate), the Inspección Técnica de Edificios (ITE, equivalent to the global technical diagnosis), and sometimes a study of the building's structure, especially for older properties or major works.

What are the criteria for obtaining a Licencia de Obra Mayor in Spain?

The main criteria are :

   - Presentation of a complete technical project signed by an architect

   - Compliance with the local Plan General de Ordenación Urbana (PGOU)

   - Compliance with safety and accessibility standards

   - Payment of corresponding municipal taxes

   - In some cases, an environmental impact assessment may be required.

Sources: Segurox , Wikipedia, Diccionario de la lengua española