What exactly is an „Obra Mayor“? || Why do I need a „first occupancy permit“? || What is the role of a technical architect? || How do I obtain a „Licencia de Obra“? || We provide the right answers:
Before the mixing machines start turning on Mallorca, builders have to do a lot of paperwork. Because nothing works on the island without a building permit.
Large and small building permits
„Until recently, a distinction was made between two different types of permits“, explains Oliver Girharz, Managing Director of the engineering and consultancy firm „Matrol Services y Peritajes“. These were the „large building permit“ (früher „obra mayor) for new construction work and the „small building permit“ (früher „obra menor“), which in summary was sufficient for all work that was not statically relevant. Due to a new legal situation, the small building permit was replaced by the „Communicación previa“, which is why today we only speak of building licenses, without officially distinguishing them as large or small.
Where to apply?
For example, if you want to modernize your bathroom, a „comunicación previa“ is sufficient and only the building authority of the respective municipality needs to be informed. A document must be filled out, a cost estimate attached, as well as a plan or photo of where the work will take place. Basically, you don't need an architect for this; in principle, any builder can do it themselves.
What are the tasks of the architect?
„First of all, the architect creates the proyecto basico and then submits it to the responsible municipality,“ says Verena Rossbach, architect and co-director of „Matrol Services y Peritajes“. „This basic project consists of a general description of the works and a cost estimate, as well as plans of the floor plans, elevations, sections, etc. The proyecto de ejecución, i.e. the detailed design, must then be submitted, which is based on the proyecto basico and includes construction plans, static calculations and structural plans, among other things. Only after receiving the license for the execution project is one entitled to start construction work,
explains Verena Rossbach.What is a „first occupancy permit“?
Once the construction or remodeling work has been completed and before the corresponding facilities are put into operation or use, Spanish construction law requires another municipal review, which is carried out through the first occupancy permit and the opening permit.
The first occupancy permit („licencia de primera ocupación“) is requested for the first use or first occupation of buildings and facilities after the completion of construction, reconstruction or remodeling. In order for this certificate to be issued by the responsible municipality, it must be proven that the completed building complies with the requirements of the previously issued building permit and meets the technical, safety, hygiene and access regulations.
The utility companies for electricity, water, gas and telephone also usually require confirmation of the initial occupancy permit before the first contract is concluded.
