Building on Mallorca - What you should bear in mind
If you want to realize your dream of a new build on the island, you need one thing above all else in addition to the right plot of land: a lot of patience. This is mainly due to the numerous bureaucratic hurdles that need to be overcome before moving in. The good thing is that architects and construction managers usually take care of all the paperwork on behalf of the client.
„First of all, the architect draws up 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 execution planning, which is based on the Proyecto basico and includes construction plans, static calculations and static plans, among other things, must then be submitted. Only after receiving the license for the execution project is one entitled to start construction work,
explains Verena Rossbach.
As a rule, an operating permit must then be applied for from the responsible municipality, as this is a condition for obtaining the building license. For new buildings, this is a licencia de edificación, for renovation or conversion work it is a licencia de obras.
Once the operating license has been issued, the actual building permit for the new construction project, the so-called „licencia de edificación“ must be applied for, which certifies that the construction project complies with the applicable urban planning regulations.
Between completion of the construction or conversion phase and the start of use and/or operation of the respective facilities, Spanish building law provides for a second municipal inspection by way of 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 completion of construction, reconstruction or conversion. 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.
Further information:
Balearic Chamber of Architects
(Collegi Oficial d´Arquitectes de les Illes Balears, CUIB)
Carrer de la Portella, 14 – Palma
Telephone: 971 22 93 11
Öffentliches Baudezernat Mallorca
Colegio Oficial de Aparejadores y Arquitectos Técnicos, COAAT)
Carrer Federico García Lorca, 10 – Palma
Telephone: 971 45 24 61
