It all starts with the desire to own property on the island. But the first difficulties soon arise: How to start? What to look out for? Who can help? We give you answers to the most important questions.
Mallorca has always cast a spell over people who dream of a little piece of paradise here. However, building or renovating your own home on the island can be a real odyssey if you get lost in the Spanish bureaucracy. In this article, we take you on an exciting journey, starting with the search for the perfect plot of land and ending with the longed-for move into your dream home. We shed light on the various stages that you need to master on your way over the bureaucratic hurdles and offer you helpful tips and contacts to ensure that your building project on Mallorca is a complete success.
The Mallorcan real estate marathon: How to reach the finish line despite the hurdles!The plot of land:
Finding the perfect plot of land on Mallorca is a challenge in itself. The island is in high demand, so it's not easy to get hold of the right piece of land. But once you've made it, it's on to the next stage: the first permits.
First permits: proyecto basico
This is where your architect comes into play: together you develop the basic plan for your project, the proyecto basico. This includes a description, documentation and cost estimate of your dream home. Of course, this also includes floor plans, exterior views, sections and many other details. Once you have compiled everything, the project is submitted to the relevant local authority for approval.
Further applications: proyecto de ejecución
Now it gets concrete: the planning for the execution of the work, the proyecto de ejecución, is drawn up. This plan is based on the previously created proyecto basico, but is supplemented by detailed construction plans, static calculations and structural plans. The actual construction work may only begin once this license has been obtained - but the municipality remains involved.
Before the construction work: Operating permit & construction license
You will need an operating license before construction work can begin. This is a prerequisite for obtaining the actual building license. With the building license, the authorities differentiate between a license for new buildings (licencia de edificación) and one for renovation and conversion work (licancia de obras). The conformity of the construction project with the applicable urban planning regulations is checked and certified.
Before moving in: start of use & operations
Once the construction work has been completed, the project is ready to be put into use or operation. Here, too, the municipality has a say. It provides for inspection by way of initial occupancy and opening approval.
Control of the specifications & first occupancy license
Is your house ready? Congratulations! Now you just need to prove that the completed building complies with the requirements of the previously issued building permit. To do this, you submit an application for first use or first occupation (licencia de primera ocupación). In addition, all technical, safety, hygiene and access regulations must be met. The supply of electricity, water, gas and telephone also require the presentation of a confirmed initial occupancy permit before a corresponding contract is concluded.
With this information, you are well prepared to tackle your Mallorcan real estate marathon. Remember that reliable and competent project managers, architects and site managers are essential for a successful construction project. They will reliably navigate you through the jungle of bureaucracy and help you obtain all the necessary permits and licenses.
Helpful addresses
If you still have questions or need support, the Balearic Islands Chamber of Architects
(Collegi Oficial d‘Arquitectes de les Illes Balears, CUIB) or the Öfficial Building Department Mallorca (Colegio Oficial de Aparejadores
y Arquitectos Técnicos, COAAT) will be happy to help.Both institutions are known for their expertise and can provide valuable information; and advice for your building project in Mallorca.
Balearic Chamber of Architects
Carrer de la Portella, 14 - Palma
Tel. +34 971 22 93 11
Öfficial Building Department Mallorca
Carrer Federico García Lorca, 10 - Palma
Tel. +34 971 45 24 61
