Undertaking a renovation can be a complicated and tedious process. To ensure that everything goes smoothly and avoid misunderstandings, it is essential to have good planning, establish a budget and hire qualified professionals. Here we provide you with relevant information about the necessary permits to carry out works in your home.

Types of home improvement permits

It is important to note that not all renovation work requires the same permits. The magnitude of the work will determine whether major or minor permits are required.

Construction permit

If the intervention involves modifying the structure of the dwelling, changing its distribution or affecting its surface area, it will be necessary to obtain a major works license. According to Royal Decree 2187/1978, of June 23, 1978, which approves the Regulation of Urban Development Discipline, this applies to works of great magnitude, technical complexity and budget, such as the integral rehabilitation of a building, the extension of its height or works that affect the common areas of a building. To obtain this type of license, you must submit a construction project signed by a professional (architect, technical architect, engineer, quantity surveyor, etc.). Each municipality will evaluate the applications and classify the work before granting the permit.

Examples of works that require a building permit include removing a partition wall to enlarge the living room, closing a terrace, making modifications to common elements of a building (roofs, stairs, facades) or any work that modifies the structure of a dwelling.

Minor construction permit

Minor building permits are required for minor projects that do not involve complex structural modifications to the home. Examples of works that require a minor building permit include changing doors and windows, adapting the home for people with reduced mobility or making changes to the furniture. These modifications are minor and do not affect the structure or facade of the building.

Remember that each municipality establishes its own limits and regulations, so it is important to consult with the local administration before starting any work. For example, in Madrid a permit is not required to paint the house, but in Zaragoza it is.

When is it not necessary to apply for a building permit?

Not all works in the home require a license, but a prior communication to the competent authority is required. This notification informs about works that will not affect the facade or protected elements of the building.

There are few situations where a license is not required. For example, painting the interior of the house or sanding the parquet floor do not require a permit.

How much does a building permit cost?

To determine the cost of a building permit, you must consider two concepts:

Municipal fees: These fees are paid when the license application is submitted and must be paid regardless of whether or not the permit is granted. The price varies according to the municipality, but generally ranges between 4% and 6% of the material execution budget of the work.

Tax on Constructions, Installations and Works (ICIO): This tax is paid once the license is granted and varies according to the work. It is normally between 2% and 4% of the total budget of the work, not including VAT.

You can calculate the budget for your renovation using tools available online.

Where to obtain permits to renovate a house?

In order to obtain the building permits and make the necessary communications for any type of reform in your home, you must request or notify the city council where the property to be reformed is located.

Each municipality will determine whether a minor or major construction permit is required or whether a prior communication is sufficient. It is essential to obtain the permit before starting the work.

Depending on the municipality, the license application can be made in person or online. Therefore, it is advisable to obtain information on the official website of each municipality.

Penalties for unlicensed construction work

Each municipality establishes the permits required for each type of work, exemptions and fines for carrying out construction without a license. In general, fines can vary from 300 euros to 3,000,000 euros. However, the highest figure applies to constructions in protected areas.

For example, in Galicia and Navarra fines range from 300 to 6,000 euros, while in Asturias they can be from 150 to 6,000 euros. Some regions have intermediate fines, such as Aragón, where the lowest fine is 600 euros. On the other hand, Madrid stands out as one of the autonomous communities with the highest penalties.

In the case of the Spanish capital, the severity of the sanction depends on the impact on the environment, the irregularity of the license or the absence thereof, which may lead to the immediate stoppage of the works. Penalties are regulated by Law 9/2001, of July 17, 2001, of the Community of Madrid.

In addition, three types of violations can be distinguished:

- Minor infractions: Carrying out minor works without a license (fines from 600 to 30,000 euros).

- Serious infringements: Carrying out major works without a license (fines from 30,001 to 600,000 euros).

- Very serious infringements: Carrying out activities that are incompatible with the applicable urban planning regulations and that affect public spaces or protected assets (fines from 600,001 to 3,000,000 euros).

‍