Newbie on site...building permits

[msvh]

Hi all,

I am looking at retiring in the next 18 months to the Aragon area. My wife and I intend to make a complete life change after well over 20 years in the forces. I have no intention of continuing my current line of work as a Sy Risk Manager but plan to start all over again with the basics - plot and a basic structure. We will tent/caravan it for as long as necessary while we self build our retirement home and develop as much of a self-sustainable lifestyle as possible.

We have identified some potential plots/fincas already and will be viewing in the next few weeks, but whilst going through the plethora of advice and direction available I have not yet managed to clarify the following detail regarding self-building - I don't mean getting the local brickie in but doing it myself. I understand the requirement for a proyecto & aparejador but why must the building permit for major works be signed by a builder also? Am I misreading this or can the builder be the owner/client - surely you are not forced to employ a builder? How does this affect the insurances/guarantee if I do it? Or will I be expected to go away and get a qualification (no problems if needed).

If anyone else has gone through this I would be very grateful for any advice or direction - I will no doubt come across other questions! Thanks in advance.

[msvh]

Hello again,

I found this post from back in 2007 from a Spanish solicitor the initial highlighted point is as I earlier mentioned, however the Tax issue appears to suggest that one can indeed do the works yourself but I may be reading it wrong?

Documentation required

Aplication with description of the works, proposed use, budget, owner and/or builder identification and location. You should keep one sealed copy of the application form

b) Major construction work permit “Licencia de Obra mayor”For undertaking works such as new buildings, alterations, demolitions or even the construction of a swimming pool you need to apply for a “Licencia de Obra mayor”

Documentation required

Application form signed by an architect, architectural engineer, promoter and builder must be accompanied by a plan of the site, details of any proposed works and two copies of the construction drawings endorsed by the Architects Association

Tax

Construction Tax “Impuesto sobre instalaciones construcciones y obras” I.C.I.O. and/or Licence fees. These are calculated depending on the figure set by your Town Council, approximately ICIO costs about 3-4% of the estimated construction costs and Licence fees about 1-2%. It is irrelevant for this tax if you have the materials and you and only you are going to undertake the works therefore you have to pay tax in this case calculating the cost according to the guidelines of the Architect Association. These fees are not refundable even the permit is not granted.

[rowlandsbb]

Sounds a nice idea but if you do a new self build in UK you have to have the 10 year guarantee and to get it is not easy...but not impossible...I suspect the same applies in Spain so you need a good lawyer to advise you in English every step of the way

If you do not do it properly then it will not be fully legal and in the future you may not be able to sell!!!

A lot of risks if you are not fluent in Spanish!

You are clearly seeking a real Spanish environment and there are some good legal new builds which fit this requirement....not isolated but still real Spain

I know this because my wife and I wanted a Spanish ' el medio ambiente atractivo' but as a UK Chartered Surveyor and an Agent were not prepared to take the risk of old property or a plot in a small village.....so we ended up buying a legal new build to modern spec with solar for hot water in a small hamlet near Huercal Overa Almeria

We get ' el medio ambiente' without the problems

But good luck.....life is for living and having a go.....but play safe

[Stravinsky]

To obtain the 10 year guarantee which is apparently required on all new builds nowadays the plans have to be submitted, and the building has to be inspected at every stage. Only if this is done, can a guarantee be issued.

If you dont do it then it becomes difficult to sell the house in the first 10 years of its life. Not impossible, but difficult, and you can end up being liable for structural defects if you sell for the 10 years whilst someone else lives there.

[msvh]

Thanks for the comments, I appreciate it and you have confirmed exactly what I suspected, that whilst it is 'possible' to build a property yourself the proyecto & aparejador would need to be on site virtually 24/7 to ensure that works were being completed correctly.

That said a weekly progress visit from the surveyor/engineer may actually serve my purposes better - I am not expecting to build over night and it would allow me to project manage at a slower pace. We wanted isolated, remote a best - smallest plot we're looking at is 6.5h one of them is 24h! probably a little too big.

I think I am going to have to look at this from a different angle as new builds (built by someone else that is) are a complete non-starter, not least because they will be very unlikely to meet the material standards I need to stipulate. It won't be a complicated build by any stretch of the imagination - single storey solid block with additional internal insulation, all internal work will be block, over 60% of roof space will be terrace (less original structure). Floors and ceilings will be jetfloor. Solar, wind with generater back-up and bore-hole and bio/composter loos. In truth if we found an 'original' build close to our design we would go for it, but it is unlikely that we will find anything due to the layout needs - room for 75 yr old father, as fit as a fiddle but likes his space!

The plans are at draft stage. Looks as though I will have to find a surveyor/engineer who is willing to put up with a protracted build one step at a time! I hope he has a good sense of humour!

Incidentally, have you come across anyone who has recently gone through solar/wind installation process and if they benefited from the Sp Gov grants system? I have found it quite difficult to get to the bottom of this as well, unfortuantely my Spanish is not up to scratch yet!

Thanks