What is an urban planning viability report?

The urban planning viability report is an official document issued by the city council (in Barcelona, through the Institut Municipal d’Urbanisme) that spells out which uses are allowed and what you can build or renovate on a specific property or plot.

Look closer, though, and it goes well beyond a simple query. The report covers:

• The land’s classification and zoning (residential, commercial, industrial, and so on)
• Which uses are allowed and which are banned for that property
• The buildability parameters: how many square metres you can build, the maximum height, whether you can add floors
• Any planning constraints or charges on the property (easements, heritage protections, and the like)

That last point matters a lot in Barcelona, where many buildings in the Eixample, the famous expansion district Ildefons Cerdà designed in 1860, carry specific protections that limit any work you might do.

How is it different from the urban development rights certificate?

This is where people get confused. The names are similar and both come from the city council, but they aren’t the same thing.

The viability report is broader. It answers the question, what can I do here? It’s the document you’d request before buying a property or before defining a project.

The development rights certificate is more technical and specific. It certifies the exact buildability parameters of a plot: the aprofitament urbanístic, as the Generalitat’s official documents call it, which measures how much buildable volume you’re entitled to under the plan. It comes up often in land sales, court proceedings, and expropriations.

In practical terms: if you’re thinking about renovating your flat or opening a business, the viability report is what you need. The development rights certificate is a more technical step, usually reserved for more complex deals.

When do you need to request one?

In some situations, having this report before you decide anything can save you time, money, and a fair bit of grief:

• Before buying a commercial unit, flat, or plot to renovate or change its use
• Before designing a renovation or a new build
• When you want to open a business and need to know whether that use is allowed at the location
• When you’re weighing up whether a property with redevelopment potential is worth the investment

At Nomadas Architecture we request it at the start of almost every project. It’s one of the first things we do when a client brings us a space they have an idea for: before we design anything, we check what the rules allow. It’s part of the end-to-end support we offer, and it heads off nasty surprises once you’re already emotionally invested in a project.

How do you apply for it in Barcelona?

You apply to Barcelona City Council, either through the Oficina Virtual de Tràmits (the online services portal) or in person at the planning offices. Anyone with a legitimate interest can request it: the owner, a tenant, even a prospective buyer.

The basic documents you’ll need to include:

• The property’s cadastral reference
• A description of the use or work you’re asking about
• The applicant’s details

In Barcelona the usual turnaround is around 30 working days, though it varies with how complex the query is and the administrative backlog at the time. Once issued, the report is valid for a limited period, normally tied to the planning rules in force when it was issued, so don’t leave it sitting in a drawer for years.

Frequently asked questions

Does this process cost anything?

Yes. The city council charges municipal fees to issue the report. The amount depends on the type of query and its complexity. In Barcelona you can check the current fees on the council’s electronic portal.

Can I just do the renovation without requesting it?

Technically yes, but it’s a genuine risk. Building or renovating without knowing the planning rules that apply can lead to fines, an order to undo the work, or serious trouble getting the first occupancy licence. It isn’t worth it.

What if the use I want isn’t allowed?

In some cases you can apply for a modificació puntual del planejament (a specific amendment to the planning scheme), but it’s a long process with no guarantees. We always recommend finding out before you commit to a purchase.

Next time you set your sights on a property with potential, don’t stop at what you can see: the state of the walls, the natural light, the square metres.

Ask what the rules say about that space too. In architecture, the rules of the game are written into the planning scheme, and knowing them is the first step of any good project.

Not sure what you can do with a specific property in Barcelona?

Tell us about it. At Nomadas Architecture we’d be glad to help you work out your real options before you take any step.

The good news is that checking this is within anyone’s reach. And although there is no need to be a lawyer or a registry specialist, it is advisable to seek legal advice to ensure that everything is properly reviewed. In any case, what matters is knowing which documents to request, from whom, and in what order—and that is exactly what I will explain in this guide.

Here’s the main point: a property may have debts that aren’t immediately apparent and which, in some cases, you would end up paying.

What does it mean for a property to be free of charges?

For a property to be free of charges means that no right or obligation in favour of third parties weighs on it that would limit your ownership or that you could inherit when buying it.

Put another way: when you buy a property free of charges, you receive it “clean”. Nobody has a mortgage recorded on it, nor an embargo, nor a right of use, nor a debt that the property is securing.

The important nuance is this: some charges travel with the property, not with the seller. This is what the law calls afección real (a real charge): certain debts stay “attached” to the property, so that, if they exist and aren’t cancelled, the new owner may have to answer for them. That’s why checking them isn’t a minor formality: it’s pure protection.

Risks and consequences of buying a property with hidden debts

But a deeper look reveals that the consequences of not checking can be very serious. These are the most common risks:

• Taking on a debt that isn’t yours. With community debts and IBI property tax, the property answers for the unpaid amounts of a certain period. You can end up paying what the previous owner left outstanding.
• Buying with a live embargo. If the property has an embargo recorded against it, the creditor keeps their right. In the worst case, the property could even be auctioned.
• Not being able to register your purchase smoothly. A ban on disposal or an unresolved charge can block or complicate registering the property in your name.
• Coming up against third-party rights. A usufruct or an easement means someone else has rights over “your” home: to use it, to pass through it, to live in it.

The conclusion is simple: hidden debts don’t disappear because the owner changes. They stay. And checking them in time costs very little compared with what’s at stake.

The most common types of charges and encumbrances on properties

Not all charges are alike. Some are financial, others judicial, others limit your freedom as an owner. Knowing them helps you understand what you’re looking for in each document.

Financial charges: mortgages pending payment or cancellation

The most common charge is the mortgage. When someone buys with financing, the bank records a mortgage on the property as security for the loan.

Here’s a detail that confuses many people: a mortgage can be paid off financially but not cancelled at the registry. In other words, the loan is no longer owed, but the charge still appears on the Land Registry because nobody has processed its formal cancellation. For it to disappear entirely, a deed of cancellation before a notary is needed, and it must be registered.

Administrative and judicial embargoes

An embargo is a restriction recorded on the property to secure the collection of a debt. It can be administrative —from the Tax Agency, Social Security or the City Council itself— or judicial, arising from court proceedings.

While the embargo is in force, the creditor keeps their right to collect against the property. It’s one of the most delicate charges and it’s expressly recorded on the Land Registry.

Legal limitations: usufructs, easements and bans on disposal

Not all charges are debts. Some are limitations on your ownership right:

• Usufruct. A person has the right to use and enjoy the property for a period or for life, even though you are the owner (you hold the nuda propiedad, the bare ownership). You couldn’t occupy it while the usufruct lasts.
• Easement. An encumbrance that benefits another property: for instance, a right of way or a right to light.
• Ban on disposal. A limitation that prevents or conditions the sale of the property. If one exists, even the sale wouldn’t be possible without resolving it.

A very everyday case should be added to this list: a current tenancy. If the property is rented out, you won’t be able to occupy it until the contract ends, even though you’re already its owner. It’s one of the charges on a property well worth checking if your plan is to move in or renovate straight away.

Tax debts: the Property Tax (IBI)

The Property Tax (IBI) is the annual municipal tax levied on ownership. And here’s the catch: unpaid IBI carries afección real.

This means the property answers for the unpaid IBI bills of the non-prescribed years. If the seller left IBI unpaid, the City Council can pursue the property… and therefore its new owner. That’s why it’s always wise to request the most recent paid bills.

Unpaid debts with the homeowners’ association

The last common charge is debts with the homeowners’ association: ordinary fees or extraordinary levies (derramas) that the seller left unpaid.

The Horizontal Property Law establishes that the property answers for the due portion of the fees of the current year and the three previous years. In other words, you can inherit part of that debt. That’s why the seller must give you a community certificate confirming whether they are up to date with payments.

How to check whether a property has debts, step by step

Now the practical part. To find out whether a property is genuinely free of charges, you need to cross-check four sources of information. None works alone; together they give you the full picture.

Request a Nota Simple from the Land Registry

The first step, and the most important, is to request a Nota Simple from the Land Registry. It’s an informative document that sets out the property’s situation: its identification, the ownership, the rights, the extent and nature of the property and, above all, the section on charges and encumbrances.

That section is exactly where you have to look. If a property carries a mortgage, an embargo, a usufruct or an easement, it will appear there with its date, its amount and the entity or person in whose favour it’s registered. If that section is empty, it’s a good sign: from a registry point of view, you’d be looking at a property free of charges.

Anyone can request it; you don’t need to be the owner. It’s requested from the relevant registry or, very conveniently, online from the website of the Association of Registrars of Spain (Colegio de Registradores, registradores.org), giving the property’s exact address, the registry plot number or the current owner’s name. The Nota Simple costs €9.02: the best investment of the whole purchase.

Request the debt certificate from the building’s administrator

The Nota Simple doesn’t reflect debts with the homeowners’ association. For that you need the homeowners’ association certificate, issued by the building’s administrator or the secretary.

This document confirms whether the seller is up to date with payment of fees and derramas. It’s the seller who must request it and hand it to you: in fact, the notary will require it at the moment of signing, unless you expressly waive it. My advice: don’t waive it.

Ask for the most recent paid IBI bills

Since IBI carries afección real, ask the seller for the most recent paid IBI bills, normally those of the four or five previous non-prescribed years.

Checking these bills confirms two things for you: that there’s no outstanding tax debt on the property, and what the real annual amount is that you’ll take on as the future owner.

Check the utility bills (electricity, water and gas)

Finally, a humble but practical step: ask for the most recent utility bills —electricity, water and gas. Although utility debts don’t “attach” to the property in the same way, checking them avoids surprises with service cut-offs and makes it easier to transfer the contracts into your name without obstacles.

The difference between a Nota Simple and a Land Registry Certification

Here there’s a very common confusion worth clearing up, because both documents come from the same place —the Land Registry— but they aren’t valid for the same purposes.

The Nota Simple is a purely informative document. It gives you a faithful, up-to-date snapshot of the property’s situation, and for checking charges before buying it’s perfect and sufficient. It’s fast and inexpensive.

The Land Registry Certification is an official document with public faith: it’s signed by the registrar, who attests to its content. It has full evidential value and is used when you need to prove the property’s situation in court proceedings or before certain bodies.

There’s another important difference. The Nota Simple only reports owners, rights and charges that are current at the moment of the request; the Certification, by contrast, also attests to former owners and rights that have already been extinguished. When that Certification confirms that no encumbrance weighs on the property, it’s referred to as the property’s certificate free of charges (certificado libre de cargas): the most solid documentary guarantee a buyer can have.

In short: for your pre-purchase check, the Nota Simple is the tool. The Certification is reserved for when a document with full legal value is needed.

What options do you have if the home you want has registered charges?

A property having charges doesn’t mean you have to give up on it. It means they have to be properly resolved before signing. These are the two most common routes.

Require the Zero Debt Certificate and its cancellation before the notary

If the charge is a mortgage already paid but still recorded, the solution lies in its registry cancellation. For that, you ask the bank for the zero debt certificate (or zero balance certificate), which confirms the loan is fully settled.

With that certificate, the deed of mortgage cancellation is granted before a notary and registered at the Land Registry. In practice, this is usually coordinated within the sale itself: the notary arranges for the mortgage to be cancelled simultaneously with the signing, so that you buy with the property already clean.

If the mortgage is still live (with debt outstanding), a common alternative is to allocate part of the price to cancelling it at the moment of signing, also before a notary.

Withhold part of the purchase money or renegotiate the price

The other great tool is negotiating. If there are outstanding charges or debts, you have room to protect yourself:

• Withholding part of the price. It’s agreed that a portion of the amount is withheld until the charge is cancelled and documented. That way you don’t pay 100% until the property is clean.
• Renegotiating the price. If you’re going to take on the debt, the logical thing is to deduct it from the purchase price. A property with charges is worth less than one free of them.
• Conditioning the signing. You can agree that the deed won’t be granted until the seller proves the charge has been cancelled.

One detail you should never overlook: any charge the seller commits to cancelling before or during the sale must be put in writing in the arras contract or in the public deed of sale. A verbal agreement doesn’t protect you; a signed one does.

Whichever route you choose, my recommendation is clear: always lean on the notary and, if the situation is complex, on a lawyer or gestor. At Nomadas Architecture we accompany many clients who buy in order to renovate, and we always stress the same thing: checking charges is the foundation on which everything else is built. A beautiful renovation on top of a badly closed purchase won’t hold up.

Frequently Asked Questions

Who pays the debts if I buy a property with charges?

It depends on the type of debt. The seller’s personal debts follow them. But those with afección real —part of the community debts and non-prescribed IBI— stay tied to the property, and the new owner may have to answer for them. That’s why it’s essential to check and resolve them before signing.

Is the Nota Simple mandatory in order to buy a property?

It’s not mandatory by law, but it is highly advisable and, in practice, essential. The notary checks the Registry before signing, but requesting the Nota Simple yourself in advance —even before signing the arras— lets you decide with all the information and avoid committing blindly.

How much does a Nota Simple cost and how do you request it?

The Nota Simple costs €9.02 and anyone can request it. You request it from the Land Registry covering the property or, online, from the website of the Association of Registrars of Spain (registradores.org). It’s a quick procedure and the best preventive investment of the whole operation.

Does the new owner inherit the homeowners’ association debts?

Partly, yes. The Horizontal Property Law establishes that the property answers for the due fees of the current year and the three previous years. That’s why the seller must hand over a community certificate confirming whether they are up to date with payment.

What happens with outstanding IBI after buying the property?

Unpaid IBI carries afección real: the property answers for the non-prescribed bills. If the seller left IBI unpaid, the City Council can claim it against the property. Always request the most recent paid bills as proof that there’s no debt.

Can I buy a property that still has a mortgage?

Yes, it’s very common. The usual approach is for the mortgage to be cancelled within the sale itself: part of the price is allocated to settling it, and the notary coordinates the cancellation simultaneously with the signing. There’s also the option of subrogating into the existing mortgage, taking it on yourself.

Can a property have debts that don’t appear on the Nota Simple?

Yes, and it’s important to know this. The Nota Simple reflects the charges registered at the Land Registry (mortgages, embargoes, usufructs, easements), but not the debts with the association, nor unpaid IBI, nor utility bills. That’s why a complete check requires cross-referencing the four sources we’ve seen.

Checking whether a property is free of charges isn’t distrust: it’s common sense. And, as you’ve seen, it’s within anyone’s reach with four documents and a bit of method —Nota Simple, community certificate, IBI bills and utility bills.

At Nomadas Architecture we work every day with people who buy a property to transform it into their home, and we always tell them the same thing: a good renovation begins long before the first works, in a well-checked purchase with no surprises.

And now tell me: did you check the charges the last time you bought or rented? Do you know anyone who got an unpleasant surprise for not doing so? Tell us your experience in the comments —we’d love to hear from you!

Preliminary steps before looking for a renovation company

Before requesting quotes, define the technical scope, set a budget with a margin for error, and make sure you have the necessary documentation.

Define your expectations and the exact scope of the project

Make a detailed list for each room. Are you going to move walls or just refresh the look? We recommend having a technical professional draw up a set of plans that is as detailed as possible and write up clearly defined measurements. This way, every contractor will quote on the same basis and you’ll be able to compare one quote against another.

Being specific helps you avoid the “while we’re at it” extras that send the final cost through the roof. Decide whether you prefer aluminium joinery with a thermal break or something simpler. The more information you provide, the more accurate the quote will be.

Calculate a realistic budget (and leave a margin for unexpected costs)

A lot has happened on the geopolitical front over the past year that directly affects the construction sector. As a result, construction prices have gone up. According to ANCI’s study on the evolution of construction costs, building and civil works costs in 2025 have risen by 24% and 28% respectively, compared to costs at the end of 2020.

That’s why I always suggest setting aside an extra 15% for unexpected costs.

Right now it’s hard to pin down the real cost of materials without a well-defined project. Even tools like CYPE’s Price Generator are tricky to apply, since they’re aimed more at civil works. We use reference ranges for full renovations based on square metres and quality levels, drawn from our experience over the last few years, but in the end, you need to fully define the project before you can know the real price. What we can say is that, as a rule, don’t trust prices that are excessively low — they usually hide a lack of quality and professionalism. In our experience, we’ve come across construction firms offering prices that low because they don’t meet basic requirements, such as having staff on the payroll or the mandatory construction insurance policies. The same goes for deadlines: if they promise very short timelines but those aren’t backed up in the contract with financial penalties, that’s also a clear red flag for us.

Where to look for the best contractors

The key is to combine traditional word of mouth with enquiries at specialised suppliers and professional associations in the sector.

Word of mouth: the power of personal recommendations

Ask friends who finished their renovation more than a year ago. That way you’ll see how the finishes have aged and whether the contractor responded to any hidden defects that came up after handover.
If you spot a rooftop extension you like in your area, don’t hesitate to ask the building’s caretaker or the neighbours about the construction company. Good work is a builder’s best business card.

Ask at local construction suppliers

Professional building suppliers are the heart of the sector. They know who buys certified materials and who specialises in techniques such as dry stone walling or exposed concrete.

Stop by a building materials outlet and ask for references. A contractor who maintains a solid financial and logistical relationship with their suppliers is a sign of a financially sound and serious company.

Advice from industry professionals

As architects, we keep lists of trusted trades who strictly comply with the LOE (Spain’s Building Regulations Act). A quantity surveyor can save you thousands of euros by spotting an unreliable contractor.

The technical judgement of a chartered professional will always be objective. We don’t just assess whether the finish looks good at first glance — we also weigh up the contractor’s reliability as a company and as a collaborator: their real ability to execute the work properly, meet deadlines, and stay responsive throughout the whole process.

Online platforms, reviews and specialised directories

Use platforms like Houzz or Habitissimo, or the directory of Barcelona’s Builders’ Guild. Even Google Maps reviews can be a good indicator of a contractor’s reliability. Read the negative reviews: that’s where you’ll discover how the company handles real problems.

Pay attention to whether they respond to criticism professionally. A company that faces the public online tends to be more transparent in the day-to-day running of the project too.

7 Keys to evaluating and choosing the right contractor

Don’t choose on price alone. Check their insurance, their in-house staff, the quality of the materials, and your personal rapport with the site manager.

Never hire anyone who can’t prove they’re up to date with Social Security contributions and that they hold a current insurance policy.

1. Verify licences, certifications and public liability insurance

Ask for proof of Public Liability Insurance and a certificate confirming they are up to date with payments at the AEAT (Spanish Tax Agency). This protects you if there’s an accident on your property or if your neighbour’s flat is damaged.

Without these documents, you become secondarily liable for any legal incident. You can verify the requirement for these insurance policies in the guide published by the Fundación Laboral de la Construcción (Construction Labour Foundation).

2. Request and compare at least three detailed quotes

Don’t accept lump-sum totals. Insist on a quote with unit prices and actual measurements. If one offer is 30% cheaper than the rest, there’s probably an error in the measurements or they’re planning to use low-end materials. To avoid this, we like to itemise the measurements and define the price range for materials separately from the labour. That way, if material prices go up or down later, we know where we stand.

I often say that in architecture, cheap turns out expensive. A detailed quote is the only way to compare like with like and avoid unpleasant surprises at the end of the month.

3. Ask for real references and visit completed projects in person

Ask for contact details of previous clients. If the contractor is good, they’ll be delighted to show off their best work. We always insist on seeing a project that has been completed for at least two years.

Look at the joints, the carpentry junctions and the paintwork. The level of detail in the finishing will tell you a lot about that company’s commitment to craftsmanship.

4. Assess their team and their use of subcontractors

Ask how many operatives they have on the payroll. Ideally, the core masonry team should be in-house. Excessive subcontracting makes coordination harder and dilutes technical responsibility.

A site manager who is physically present is essential. You need someone who leads the team, not a mere “commission agent” who only shows up to collect the progress payments.

5. Value transparency, availability and initial communication

Do they answer your calls quickly? Do they explain technical solutions in plain language? Communication is the lubricant of any construction project. If they’re hard to deal with now, it will be impossible under the pressure of deadlines.

Being available to meet on site once a week is non-negotiable. Architecture is resolved on the ground, by talking through and observing each construction detail.

6. Make sure the proposed materials are of good quality

Insist on specific brands and models. A bag of generic cement is not the same as a high-bond technical mortar.

The durability of your renovation depends on what you can’t see: pipes, cables and insulation. Don’t cut corners on the internal “skin” of your home if you want it to last for decades. And of course, request the quality control documentation once the work is finished.

7. Insist on specific brands and models. A bag of generic cement is not the same as a high-bond technical mortar

You’re going to be living with the contractor for months. If there’s no rapport, or you sense they’re holding things back, don’t sign. The personal connection is your guarantee that you’ll work through problems together.

Trust your instincts. A professional who is passionate about their work will talk about materials and design with the same enthusiasm you do.

The renovation contract: what it must include to keep you protected

The contract must include the quote as an annex, a payment schedule, a delivery date and penalties for unjustified delays. The lack of a contract is the biggest reason clients end up unprotected.

A clear breakdown of costs (labour, materials and extras)

The contract must be tied to the accepted quote. Specify that no extra cost will be accepted unless you have approved it in writing in advance.

This keeps the financial discipline of the project in check. A breakdown by trade (electrical, plumbing, masonry) means you only pay for what has actually been executed and verified.

Payment plan: why you should never pay 100% up front

The usual structure is 30% at the start and the rest paid through monthly progress certifications. I always recommend holding back 5% until the final handover certificate is signed and you’ve confirmed there’s no damp or other defects.

Never pay the full amount up front. Payment should reflect actual progress on site. It’s the best way to keep the construction company committed.

The way we believe the payment system works best is through monthly certifications. That way, you only pay for what has actually been carried out.

Execution times, delivery deadlines and penalties

Setting a delivery date is essential. Include a daily penalty clause (for example, €50/day) if the project is delayed without a force majeure cause (such as strikes or extreme weather).

A project schedule or Gantt chart should be a mandatory annex to the contract. Planning is the only way you can organise your move or your interim rental with any certainty.

Managing permits, legal regulations and construction warranties

Make sure it’s clear who pays the municipal fees and who handles the building permit. The contract must include the 1-year warranty for cosmetic defects, as set out by law.

A single general contractor or several specialised tradespeople?

A general contractor centralises responsibility and coordination, whereas hiring trade by trade usually works out cheaper but requires you to act as the expert site manager.

We tend to recommend hiring a general contractor for full renovations. If anything goes wrong, you only have one point of contact. With separate trades, the plumber will blame the bricklayer and you’ll be caught in the middle of the conflict.

If you decide to coordinate everything yourself, be prepared to spend 3 hours a day on management. The 10-15% saving on management costs is usually eaten up by the personal time you lose.

Warning signs to help you avoid being scammed on your renovation (red flags)

Be wary of off-the-books payments without VAT, quotes without a breakdown, and tradespeople who don’t have their own professional tools. Paying without VAT means losing any legal guarantee.

Watch out if the contractor pushes you to buy all the materials yourself, or if they change workers every week. A stable team is a sign of a healthy, well-run company.

Frequently Asked Questions

As a private individual, am I legally required to take out construction insurance?

It’s not legally required for the owner, but it’s strongly recommended to have third-party liability insurance to avoid serious problems in case of a water leak or structural damage.

What do I do if the contractor abandons the job halfway through?

You should go to a notary to have a record drawn up of the current state of the work, send a certified legal notice (burofax) terminating the contract, and file a complaint based on the breach of the signed deadlines.

Can I change the materials once the renovation has started?

Yes, but always by signing an annex to the original quote that records the new price and how it affects the final delivery date of the project.

Who is responsible for cleaning up the rubble and construction debris?

The contractor is responsible for daily and final cleaning, as well as for managing waste at authorised landfill sites, and they must provide the owner with the corresponding certificates on request.

Is it normal for the budget to change during the work?

Only if hidden defects appear that couldn’t be detected at the outset (such as a damaged beam), or if you request changes to the original approved design.

How do I check whether the company is legally solvent?

You can request a risk report from the Mercantile Registry, or check whether they are members of well-established and reputable local professional associations.

Have you ever had a bad experience with a renovation, or did you find that “gem” of a professional who made the whole process easy? Architecture is a journey that’s better travelled with company. I’ll be reading your comments!

Processing a license is the fundamental step to ensuring your home is safe, legal, and sustainable. In this post, we detail exactly what you need so that your renovation does not turn into an administrative nightmare. We accompany you through this process so that you only have to worry about choosing the finishes.

What is a Building License and Why is it Mandatory in Barcelona?

A building license is the official document that validates that your project complies with current urban planning regulations, as well as applicable technical regulations (including the Technical Building Code and habitability conditions for housing) and structural safety requirements.

It is mandatory because it guarantees the safety of the inhabitants, respect for the city’s architectural heritage, and neighborly coexistence. According to the Ordenança Reguladora dels Procediments d’Intervenció Municipal (ORPIMO), any physical intervention requires prior communication or a license.

You can consult the full text of the ordinance at the Electronic Office of the Ajuntament de Barcelona.

Types of Permits for Home Renovations in Barcelona

There are three levels of permits depending on the magnitude of the work and how it affects the building’s structure or distribution.

1. Assabentat d’obres (Notice of Works): Basic Aesthetic Renovations

The Assabentat d’obres is the permit for maintenance works that do not modify the distribution, the structure, or the common elements of the building.

It is used for changing the flooring, painting walls, renovating the kitchen, or replacing bathroom fixtures without moving the installations. It is a free and immediate procedure carried out electronically.

2. “Comunicación previa” (prior notification): Minor Works with Distribution or Minor Structural Changes

A comunicación previa is requested when you are going to modify the interior distribution of the home, such as knocking down a partition wall to join the living room and kitchen.

This permit requires a professional to prepare the necessary technical documentation. It is mandatory to pay the corresponding municipal fees and the ICIO tax before starting work. Within the comunicación previa regime in Barcelona, there are two types:

• Comunicat immediat: Requires documentary validation by the Col·legi d’Arquitectes de Catalunya (COAC) or an Entidad Colaboradora de la Administración (ECA). Once the favorable report is obtained and fees are paid, works can start almost immediately.
• Comunicat diferit: Also undergoes an initial review (COAC or ECA), but is subsequently subject to a municipal technical verification by the corresponding district. The start of works is deferred until the administrative verification period has passed (usually about one month), provided there are no requirements for corrections.

Generally, comunicats immediats correspond to smaller, less complex actions, while comunicats diferit apply to interventions with greater technical or urban impact, such as work on facades, roofs, or foundations.

3. Licencia de Obra Mayor: Major Works or Heritage Impact

The Licencia de obra (mayor) is the permit required for actions of greater technical complexity or significant urban impact, such as interventions in protected buildings, new construction, extensions, changes of use, or actions that significantly affect the building’s configuration.

In the case of buildings or elements protected by heritage status, works are usually subject to a license, requiring more exhaustive control by the City Council. While theoretical granting periods are a few months, in current practice in Barcelona, obtaining a license usually takes around 6–9 months or more.

Other Complementary Permits for a Comprehensive Renovation

Beyond the work itself, there are logistical matters we always recommend settling before starting.

Occupancy of Public Space (Debris Bags and Containers)

This permit is necessary to place containers or debris bags (Sacas de escombros) on the street. It is only required when these elements occupy public space (sidewalks or parking zones). If they are located within the private area of the site, it is not necessary. The cost depends on the surface area occupied and the duration.

Notice to the Community of Owners

According to the Horizontal Property Law, the owner must formally notify the community of any works. If the works affect common elements (structure, facades, general installations), approval by the community board is required—often requiring a qualified majority of 4/5 for structural interventions.

Technical Documentation and Requirements

For any procedure other than a simple Assabentat, the City Council will require documents that provide technical proof of your project.

When is it mandatory to present a project signed by an architect?

A project drafted by a competent technician (usually an architect) is necessary when the work:

• Affects structural safety (beams, pillars, load-bearing walls).
• Involves changes to the interior distribution.
• Alters the exterior configuration (facades, roofs).
• Involves a change of use (e.g., from commercial premises to housing).

In Barcelona, technicians must provide documentation ensuring compliance with habitability conditions and the Technical Building Code. You can find more information at the Col·legi d’Arquitectes de Catalunya.

Costs and Processing Times

• Tasa por servicios urbanísticos: A fixed administrative fee of approx. €50–€100.
• ICIO (Impuesto sobre Construcciones, Instalaciones y Obras): 4% of the PEM (Presupuesto de Ejecución Material).
• COAC/ECA Fees: Usually between 0.7% and 1.8% of the PEM.

Warning: Performing works without a permit in Barcelona can lead to significant fines, immediate halting of work, and the legal obligation to return the property to its previous state.

From our side, we strongly advise against carrying out any works (beyond what is covered by an Assabentat) without the proper permit. We are currently working with several clients to resolve urban planning compliance proceedings that arise in such cases, and we can confirm that these processes are neither quick, nor inexpensive, nor straightforward.

Frequently Asked Questions

Do I need a permit to paint my apartment?

Yes, you need an Assabentat d’obres, which is free and obtained instantly online.

Can I start the renovation immediately with an Assabentat?

Yes, but only for finishes. You cannot change the distribution or structural elements with this permit.

What happens if a neighbor reports me?

You will receive a visit from a municipal inspector who can stop the work and open a sanctioning file.

Is an architect necessary for a Comunicación Previa?

Yes, if the work involves a change in distribution or affects common elements.

As you can see, Barcelona has its rules, but following them is the best way to increase the value of your home with total peace of mind.

In this post, we are going to break down how to find that professional who will turn your ideas into livable spaces. From project definition to permit management, we will guide you to ensure your investment is safe and your future home is exactly as you dreamed it.

Why is it crucial to choose the right architect?

Choosing the right architect guarantees the technical, legal, and economic viability of your investment, avoiding cost overruns and long-term structural problems.

The architect is the conductor of your project’s orchestra. They don’t just draw plans; they coordinate trades, ensure compliance with the Technical Building Code (CTE in Spain), and optimize energy efficiency.

A poor choice can lead to administrative delays or, even worse, a home that doesn’t adapt to your lifestyle. We believe that inclusive architecture begins by understanding who will inhabit the space.

Preliminary steps before looking for an architect

Before contacting anyone, you must have a clear “program of needs” and a realistic estimate of your financial resources.

Preparing a detailed “briefing” will save you time and money. I recommend putting in writing what is non-negotiable for you. These will be the “red lines” that cannot be crossed and will help us narrow down the project. It is also useful to add which aspects are negotiable in your new build or renovation project.

Define your real needs and the type of work

You should list the number of rooms, the functionality of each area, and your priorities regarding technical aspects or aesthetics.

Are you looking for a Passive House or a comprehensive renovation of an old apartment? The technical specialization of the professional you choose will depend entirely on whether you need a complex structure or cutting-edge interior design.

Establish your maximum budget and desired timelines Set a real economic limit that includes a 10% contingency fund for unforeseen events, and communicate your time expectations transparently. We frequently encounter clients who feel that construction times are too long.

We always emphasize that construction involves complex processes withmany trades and third parties. Although we are strict with schedule controls, we always prioritize a high-quality finish, even if that means slightly adjusting the deadlines.

Financial honesty from minute one allows the architect to adjust qualities and construction systems to your budget. Remember that quality architecture is not always the most expensive, but the smartest.

Where to find the best architects?

The best places are the Official Colleges of Architects (Colegios Oficiales de Arquitectos), specialized platforms like ArchDaily or Houzz, and direct recommendations from former clients.

I always suggest checking the architect directory of your region (such as the COAC in Catalonia) to verify they are registered and licensed to practice. Social networks like Instagram are great for seeing visual aesthetics, but don’t forget to validate the technical side.

7 Key factors for making the right decision

To choose well, you must evaluate technical experience, legal standing, fee transparency, and personal connection.

Don’t just stick with the first impression. We recommend applying a rigorous filter based on evidence and not just verbal promises.

1. Analyze their portfolio, style, and professional background

Review their previous work to confirm that their architectural language fits the contemporary or traditional style you are looking for. A good professional shows versatility but always leaves a mark of construction quality. If all their projects look the same and it’s not what you want, they might not be the right profile for your custom design.

2. Verify their specialization in your type of project

Ensure the architect has experience in typologies similar to yours, whether they are single-family homes or commercial premises. Regulations and technical requirements vary greatly between different uses, and that previous experience allows for anticipating problems and making more effective decisions from the start.

For example, in the case of ground-floor housing, it is essential to correctly address dampness and humidity to guarantee a healthy space. This involves defining specific construction solutions from the project stage, which are key to a successful final result.

3. Check credentials, professional registration, and client reviews

It is mandatory for the architect to be registered with the relevant professional body and to have valid Professional Liability Insurance to cover any professional errors. You can ask for direct references. I usually say that a satisfied client is the best quality audit that exists for any architecture studio.

4. Request and compare at least three different quotes

Compare not only the final price but also what services each offer includes (site visits, permit management, 3D renderings). Be wary of excessively low fees. Often, they hide a lack of dedication that you will end up paying for in errors during the construction management phase.

5. Financial transparency and fee structure

Demand a clear breakdown of payments by phases:concept design, schematic design, construction documents, and project completion. Clarity in cash flow avoids unnecessary tension. We always provide a payment schedule linked to specific project milestones for your peace of mind.

6. The first meeting: communication, empathy, and trust

Assess whether the architect knows how to listen to your ideas and if they are capable of explaining technical concepts in simple terms. Empathy in design is fundamental. You are going to spend many months talking to this person; if there is no “feeling” or you notice they impose their criteria over your needs, look for another professional.

7. Visit previous projects and completed works

If possible, visit one of their works to check the quality of the finishes and how the building has aged over time. Observing the details in person will tell you more about their professional rigor than any retouched photograph. Pay attention to how materials meet and the use of natural light.

Questions to ask the architect in the first interview

Ask about their delivery times, their work methodology, and how they manage budget deviations.

• How many similar projects have you managed this year?
• What exactly does your site supervision/construction management include?
• What is the communication like throughout the design and construction process?

The architecture contract: put everything in writing

A solid contract should detail the scope of the assignment, fees, intellectual property rights, and termination clauses. Never start working without a signed document. The Higher Council of the Colleges of Architects of Spain (CSCAE) provides models that guarantee legal security for both parties.

What are the true functions of an architect?

Their main functions are technical design, obtaining municipal licenses, site management, and ensuring the habitability of the building. The architect looks out for your interests against the construction company. I always emphasize that we are your allies to ensure that what is built is exactly what appears in the execution project.

Frequently Asked Questions (FAQ)

Is it mandatory to hire an architect for any renovation?

It is only mandatory by law (LOE in Spain) when the renovation affects the architectural configuration, the structure, or changes the use of the building. In other words, any modification of the layout would already involve hiring an architect.

How much does an architect charge for a housing project?

There are no fixed rates, but they usually range between 10% and 12% of the Material Execution Budget (PEM), depending on the complexity.

What is the difference between an architect and a technical architect (“aparejador”)?

The architect designs and directs the work aesthetically and structurally; the technical architect (also known as a building surveyor or aparejador) is responsible for economic management and material quality control.

Do you already know what style you are looking for for your new project, or do you have any doubts about the procedures? Tell us what you think, and we will help you!