legal

Do I need a building permit for renovations in Spain?

Yes, most renovation work in Spain requires some form of permit from the local town hall (ayuntamiento).

There are two main types: a licencia de obra mayor (major works license) for structural changes, extensions, or new constructions, and a licencia de obra menor (minor works license) for internal renovations that don't affect the structure.

Simple cosmetic changes like painting or replacing fixtures may only need a comunicación previa (prior notification).

Working without permits is risky — the town hall can order demolition of unauthorized work, and it can cause problems when selling.

Permit costs are typically 2-6% of the estimated works budget.

Processing times vary from weeks to months.

For properties in protected areas (BIC), additional heritage permits may be required.

Your architect or builder should handle permit applications, but your lawyer should verify all existing structures have proper permits before you buy.

WOW-Estates can recommend architects and builders experienced with the permit process.