In Mallorca, as in the rest of Spain, residential buildings that are more than 50 years old must be inspected at regular intervals for their stability and load-bearing capacity.
Homeowners who do not comply can be prosecuted.Residential buildings, especially in densely populated cities, sometimes harbour unforeseen dangers.
Especially if their roofs, balconies or facades have become so rotten and fragile over time that they could injure residents or passers-by in the event of a collapse.As in other European countries, Spain also has a building code for apartments and houses that are more than 50 years old.
This technical inspection primarily determines the stability and load-bearing capacity of the property. A corresponding report, the so-called „Informe de Evaluación de Edificios“ (IEE), must be issued for this purpose. It is subsequently valid for a period of ten years.
Who issues the IEE certificate?
The building survey can be carried out by any officially licensed architect (Arquitecto) or technical architect (Aparejador). The Balearic Chamber of Architects in Palma offers a list of addresses on its website www.coaib.org. However, any foreign, licensed architect in Mallorca is also permitted to carry out a building certificate.
How much does an IEE appraisal cost?
The costs for the technical inspection of buildings depend primarily on the time required for it. Therefore, the larger the property, the longer it takes to prepare the report. The IEE for a single-family apartment in Palma is estimated at 80 to 150 euros.
What happens if defects are found?
The architect commissioned by the owner primarily examines the substance of the load-bearing parts of the building such as beams, pillars, walls, balconies or railings during his inspection.The proper condition of all supply lines such as water connections and power lines on the façade is also checked.
If defects or even elementary damage such as cracks in the masonry are discovered, these must be rectified or repaired by the property owner immediately, although there are no precise legal requirements regarding any deadlines for rectifying defects. If the property owner has repaired the defects identified in the report, a second inspection will be carried out.
Will you be automatically notified to carry out an IEE assessment?
No. Carrying out such an inspection is the sole responsibility of the property owner. However, the respective municipal authorities are instructed to inspect residential buildings that are more than 50 years old for possible risk of collapse.
However, such inspections are rarely or never carried out. However, if an owner cannot produce an IEE certificate during such an inspection, they face a fine of up to 1,200 euros. It gets even worse if there is a collapse or partial collapse. The property owner can then be charged with intentional bodily injury.
Is the IEE requirement enforced in all municipalities on the island?
No. The building obligation is only mandatory for municipalities with more than 25,000 inhabitants. On Mallorca, the IEE obligation is currently only being enforced in Palma, as there have been repeated collapses of fragile buildings on residential properties in recent years.
Are all residential buildings more than 50 years old subject to IEE? No. Houses that have been completely renovated by their owners do not require an IEE report. However, they must obtain a corresponding certificate („certificación municipal de final de obra de rehabilitación integral“) from the municipal administration. for the rehabilitation work carried out. The information required for this must be submitted to the town hall by the architect responsible for the renovation.
What you should know :
- The IEE inspection is the sole responsibility of the property owner. There is no notification of due date.
- In addition to load-bearing parts such as beams, pillars and walls, supply lines for electricity and water must not pose any danger to residents and passers-by.
- Fully renovated buildings, such as townhouses, do not require an IEE certificate. However, a certificate from the town hall about the renovation work is required.
- The IEE obligation for residential buildings is currently only controlled in Palma. It is not (yet) under discussion in other municipalities.
