Andras Santha and Daniel Gingerich, - Two professionals, one island, many pitfalls – how to approach construction and renovation projects on Mallorca correctly.
Whoever builds or renovates on Mallorca finds themselves in a complex field of tension between the Mediterranean lifestyle and strictly regulated reality. The challenges range from regionally differing building regulations and long approval procedures to tangible problems with materials, craftsmanship and execution. Those who start here unprepared often pay twice over - with time, money and nerves.
But there is another way: Andras Santha, from Reformaster Mallorca, and Daniel Gingerich from PDC Mallorca, both of whom have been successfully working in the island's construction and renovation industry for many years, know what is important.In an interview with Bauen & Wohnen Mallorca, they provide detailed insights into typical sources of error, explain regional peculiarities and show how clients can achieve their goals with clever planning, realistic expectations and the right team.
FROM THE FIRST IDEA TO CONSTRUCTION COMPLETION – THIS SPECIALIST ARTICLE PROVIDES ORIENTATION FOR EVERYONE WHO WANTS MORE ON THE ISLAND THAN JUST A BEAUTIFUL FACADE.
What many people underestimate: Almost everything is subject to approval
In Mallorca, even simple renovations require a permit. Anyone who renovates here without official permission risks fines, building freezes or, in the worst case, demolition
, especially in rural or protected zones.
Andras Santha warns: „What is allowed in Palma may already be prohibited in Andratx. Every municipality has its own rules.
The dialog with the building authority should therefore always take place in good time. Daniel Gingerich also refers to strict regulations in coastal regions and rural zones. Without knowledge of the local regulations, any construction is a risk.
Particularly tricky: Land with existing buildings that have never been legalized.
You start with an architect – registered in Spain, of course. Depending on the project, an application is then made for a Licencia de Obra Mayor (large projects) or Menor (smaller interventions).
The processing? Between three months and over a year, depending on the municipality. And without a technical site manager (aparejador), official approval is not possible. There are also Mallorcan specialties: The Cédula de Habitabilidad (certificate of habitability) is essential, as are energy certificates or façade design specifications. Particularly strict: The restrictions for building on „Suelo Rústico“, rural land.
„It is not enough to own a plot of land“, says Gingerich.
You also have to understand what is actually possible in terms of construction.
The building density, permitted volumes and heights are severely limited, especially outside urban areas.
PLEASE CALCULATE: WHAT REALISTIC BUILDING ON MALLORCA REALLY COSTS
The question of price is central - and often underestimated on Mallorca
.
Renovations start at around 1,000 €/m², high-quality work can rise to 2,500 €/m², says Santha. New builds start at 3,000 €/m² – there is plenty of room for improvement.
But that's just the beginning.
Typical additional costs:
▶ Island surcharges for material and transportation (10-20%)
Architects' and technicians' fees
Administrative and approval fees
▶ Value added tax (IVA) up to 21%
„If you calculate your budget too tightly, you quickly fall into the trap“, according to the experts. What is often forgotten: Complaints for delays, temporary rental costs and subsequent improvements. „Those who think they will be ready in six months often only move in after a year“, says Santha.
Build safely: Quality is no coincidence
What is often forgotten: Tree defects are not an exception, but almost routine on Mallorca - if there is no control.
Santha relies on its own team of technical architects who act as construction coordinators. We work with engineers who plan all the installations, from electricity to air conditioning. This is the only way to ensure that everything runs smoothly later on.
Gingerich also knows the pitfalls: „Mold caused by inadequate insulation, incorrectly installed pipes or poor building contracts. If you save here, you pay twice.“
Essential: Regular building inspections, independent experts and a Seguro Decenal, the 10-year compulsory insurance for new buildings or structural renovations. Also important: interim inspections and clear milestones in the construction contract – with payments linked to actual construction progress.
What matters: Island climate, regulations, timing
The biggest challenges? Both experts agree:
▶ Red tape: long waiting times for permits, even for smaller conversions
▶ Construction breaks during the season: In municipalities such as Calvià, construction is sometimes halted during the summer season due to noise protection
▶ Shortage of skilled workers & logistics: good craftsmen are in demand, materials often come from the mainland – with a corresponding surcharge
Weather extremes: heat in summer, storms in fall – this requires precise scheduling
Santha: „A good construction schedule must take all eventualities into account – including public holidays, delivery bottlenecks and closure periods.“
Typical mistakes – and how to avoid them The list is long, but many mistakes are repeated:
Underestimated construction time
▶ Missing permits
▶ No building supervision
▶ Unclear contracts
Payments should always be linked to construction progress, says Gingerich. And: Don't sign anything that you haven't checked. Choosing the right team early on is the key. Santha adds: „Many customers want to get started quickly. But without solid preparation, trouble is inevitable.
How to make the project a success step by step If you want to build or renovate in Mallorca, you should proceed in a structured manner. The ideal process:
▶ Clarify requirements, vision & budget
▶ Commission architects & specialist planners
▶ Develop projects & submit approvals
Carefully select construction companies
▶ Construction phase with daily coordination & control
▶ Completion & official building acceptance
Entry in the land register & aftercare
Conclusion: With local expertise, patience and a realistic plan, almost anything can be realized in Mallorca. Provided you don't rely on luck – but on professionals like Santha and Gingerich.
For more information, contact the experts;
Andras Santha Reformaster
The Circle, Carrer de Illes Canaries, 18, 07183 Santa Ponsa
Tel. +34 871 620 066 // reformaster.com
Dipl. Ing. Daniel Gingerich certified building surveyor
Calle de Mireia, 23, 07183 Costa de la Calma
Tel. +34 971 575 891 // www.gutachter-mallorca.com
