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Self Build in Spain

A Self Build in Spain

1. Choose the area in Spain in which you wish to build and how many properties do you want to construct on the plot. Land prices do vary with the coast being probably the dearest with a considerable drop the further inland you go. Close to national parks or nature reserves tend to be pricey and difficult to obtain planning permission.

2. A prepared e-mail can be sent to the Estate Agencies (Inmobiliario) in the mentioned area regarding the availability of plots with ("terreno urbana") or without ("finca rustica") planning permission. Plots without planning permission need to be of certain size to be re-classified as open to planning permission. Be careful about this as the land could also be under agricultural legislative or similar, and there are many, and planning permission could easily be refused.
Each local council ("ayutamiento") has a different rule and to save time and effort it is seriously recommended buying land with permission.

3. The next step is so important it can not be stressed enough, you have to go to property registery office ("registro de propiedad"). On this document are all the details of the plot, its size its access its owner, its actual state i.e. with or without planning permission and above all if their are any incurring debts over the land and more important that there is no court seizure over unpaid debts by the current owner. If you buy land under the courts demands, and yes the owner legally is allowed to sell it, you get the land, the debt and the court summons, if it involves the plot, in your name and a real headache. Believe me, I have seen this happen even between locals in the same village. The document from the registro de propiedad costs around 75 Pounds.

4. Once decided and all details are in order the next step is the purchase of the plot. This is probably best carried out through the estate agencies as all the legal part is organised by them. In certain cases the documents can be prepared in English but I recommend that these documents be sent off to an official translation company in the U.K. that can deal legally with this document or the Spanish equivalent ("traducciòn jurado"). In certain parts of Spain there are bilingual lawyers that deal with this aspect but its not the norm.

5. Approach one of the many timber frame companies in the U.K., or further a field, and decide on your choice of home. There are several companies that do have standard models available with mediterranean styles or maybe you prefer a house of particular design. Most companies in Britain offer a full plan drawing of the chosen home or a Architect can be commissioned in the U.K. A lot of properties in Spain tend to have a garage incorporated in the basement of the house and in some cases it maybe stipulated by the local council, again depending on the size of the plot.

6. Once decided it is necessary to present the plans to an architect in Spain so he can translate the drawings and present them to the official architect's body ("colegio de arcitectos"), which when approved are then taken to the local council to be given the building licence ("permiso de obra"). All this along with the building inspector ("aparejador") can add 10% to the final build cost as each one charges a percentage of the budgeted build and this differs from one area to another. Another added cost here is the linking or re-connection of electricity and water supply. The majority of Spanish new builds are seriously under priced on the official project that is presented to the various bodies as this reduces the payment in percentage terms to the colegio/auytamiento/aparejador. This is usual practice here and one gets accustomed to it. The budgeted price is usually half the final cost resulting in a considerable saving on percentage payments. This decision needs to be taken in consultation with the architect in question while at the same time negotiating the price with the kit supply company. As architect fees tend to be on the high side this is worth your while and do not be surprised if half his fee is paid in cash. The normal site visit to site of an architect in Spain through my experience is twice if you are lucky. These are paid up front no questions asked and you only see them again when the deed papers need to be signed. This is, unfortunately, the sad truth and there is no fighting it, its all sown up and a national deceit. Welcome to Spain.

7. The foundations can be carried out by local builders following the drawings provided. Once the over site is ready then the shipment of the house can take place. It is again recommended that a crew of builders arrive with the house and carry out at least the structural and roofing part of the build and probably the tiling in if this can be included in the package deal. Depending on the location of the site this part of the build can be carried out by us but we tend to work in the north of Spain but are prepared to consider commissions in other parts of the country. It is also recommended that the kit includes all windows, doors and staircase as well as any other items to avoid lengthy delays on site. It is also important to take out a insurance policy on the site ("seguro de obra") and the law stipulates toilets and changing room Portacabins these can be hired locally as well as cranes, scaffolding etc.

8. When the structure is completed with internal walls, wardrobes and internal doors in place the local plumber and electrician can take over to do the preliminary fit on the installations. Both have to be registered with their corresponding official bodies and this is especially important as at the end of the build when the final inspection takes place these installers have to sign the engineers final approval form. If there is any doubt the house will not be given the final pass and this needs to be in order for the deeds to be drawn up. All plasterboard work and brick laying as well as flooring and the second fit can all be carried out by locals. It is worth getting at least 5 different quotes on each job as prices tend to vary a lot. Be very careful on the plaster board side of things as this is a relatively new industry in this country and a lot of people still have not quite grasped the finer points of this material. Another important point here is always ask the kit suppliers to include in the quote a full plasterboard noggin fit on the house and also the noggin instillation on all the electricity fittings. Finding someone to skim the house again can be quite difficult and as Spanish plaster has no drying retardant and they are not used to the system, it maybe worth considering bringing the plaster out with the house and either employ someone locally or bring a operative out of the U.K. to complete this task.

9. Once completed the final paper work needs to be completed. This is a co-ordinated plan that involves the local council the architect, the aparejador and the an industrial building engineer and when all in agreement on size and quality the deed application forms are signed and the square meters are sent of to be taxed over by the state. This price again varies and every regional council has a different figure.

Apart from importing and building kit houses in Spain we can offer a full build management service on any kind of structure in Spain along with all translation of paper work dealing with legal documents and contracting out installers as well as a quality control service.

If you have any doubts or queries on building in Spain please don’t hesitate in contacting us, as we are only too pleased to help.

Any comments you have about your own experiences in building in Spain are also welcome.

J. Buckley
October 2003