Demolition and new build? Refurbishment or renovation? Expert information for real estate buyers and builders
.The real estate business in Mallorca is as lively as the island's landscape. To give potential buyers and developers a better insight into the world of construction and renovation, we sat down with Andras Santha and Daniel Gingerich. In our conversation with the two construction experts, we shed light on the various aspects that need to be taken into account for projects on the island.
Renovate or build new? Decision-making aids from experts
The decision as to whether to renovate a property or tear it down and build a new one is often a complex one. Daniel Gingerich explains: „A new build can usually be calculated very accurately, with cost deviations of just 5 to 10%. With renovations, on the other hand, unexpected costs often arise that can exceed the original calculation by 30% to 40%.
He emphasizes that a financial buffer should always be planned for renovations.
In addition, there are clear advantages to new builds in terms of guarantees. With a new build, you get a brand new house with all the associated guarantees. With renovations, on the other hand, there are often no guarantees available and the project can turn into a permanent construction site, especially if no core renovation is carried out," says Gingerich.
• Costs: A new building can be calculated more precisely (5-10% accuracy), while renovations can often lead to cost increases of 30-40%. A financial buffer is therefore essential.
• Guarantees: New builds come with guarantees and the advantage of a completely new home. Refurbishments often offer no guarantees and can become a permanent construction site without core renovation.• Time horizon: A new build takes around three years to complete, while a core renovation can be completed in between six and twelve months.The bureaucratic hurdle:Permits and building law
A critical aspect before starting any construction work is obtaining the necessary permits. Andras Santha points out: „Local regulation can be very strict, especially in protected or historic areas. A detailed investigation of the ground and the existing infrastructure is essential to avoid unpleasant surprises.
• Restrictions on new buildings are stricter, e.g. height restrictions, limits on sealed surfaces and size restrictions for pools.
• Permits: All necessary permits and licenses must be obtained before construction begins, especially in protected or historic areas.
• Investigations: A detailed assessment of the ground and existing infrastructure is essential to minimize surprises and delays during construction. Specific challenges when building on Mallorca Hidden costs and how to avoid them • Pre-planning: Spending on thorough planning and professional construction management significantly reduces hidden costs.
Timing: How long does a construction project in Mallorca take?
The time it takes from planning to completion of a construction project can vary greatly. A new build usually takes three years, from planning to moving in. An extensive core renovation, on the other hand, can be completed within six to twelve months, the two experts agree, adding that the time it takes to obtain building permits can vary greatly depending on the municipality - sometimes years.
The island offers unique challenges for builders. Old houses often have no moisture barriers, which leads to permanent damp and the associated problems. The high humidity and temperatures pose additional challenges,“ says Gingerich. In addition, there may well be logistical difficulties, such as the procurement of materials and specialized workers, explains Andras Santha. „There are also strict regulations in coastal and protected areas as well as special noise protection regulations in tourist areas, such as Calvià, which can restrict construction work during the summer months.“
Careful planning and project management are crucial to avoid hidden costs. Gingerich says: „It is worth commissioning a building survey before you buy. This allows you to assess the financial scope of the project.“ Santha adds: „It is important to check the urban planning legality and the actual condition of the property in detail. A detailed cost plan, drawn up in collaboration with architects or building contractors, is essential.
• Building survey: A comprehensive building survey prior to purchase clarifies the financial and technical possibilities and risks.
• Skeptical evaluation of offers: Beware of cost estimates that are not detailed or very low prices.
Our experts have shared their knowledge and experience to help you with practical tips and valuable insights. If you are looking to build or renovate in Mallorca, this will help you navigate the exciting, sometimes confusing, building process.With these insider tips, you'll be well equipped to make smart decisions and skillfully navigate any challenges that lie along the way. Dive in and make your construction project on Mallorca a complete success!
In an expert interview:
Andras Santha Founder and CEO of Reformaster
The Circle, Carrer de Illes Canaries, 18, 07183 Santa Ponsa
Tel. +34 871 620 066
Andras Santha Founder and CEO of Reformaster The Circle Carrer de Illes Canaries, 18 07183 Santa Ponsa Tel. +34 871 620 066 reformaster.com
and
Dipl. Ing. Daniel Gingerich certified building surveyor in Spain and member of the Bund Deutscher
experts and specialist appraisers
Calle de Mireia, 23, 07183 Costa de la Calma
Tel. +34 971 575 891
www.gutachter-mallorca.com
