Design Your Ideal Coworking: Steps, Mistakes, and Professional Recommendations

Shared workspaces, especially in Marbella, Sotogrande, Estepona, Mijas, and Málaga, have become true ecosystems of productivity — places where independent professionals, coworking spaces for startups, and companies seeking flexibility coexist. However, a poorly designed coworking space can quickly become uncomfortable, noisy, and inefficient. The architecture of coworking is the key to making the space not only functional — but also profitable.

Below, we present a practical guide with steps, common mistakes, and design recommendations that will make your coworking project stand out from day one.

STEPS TO DESIGN A COMFORTABLE AND FUNCTIONAL COWORKING

Step 1: Define the Type of Coworking (and Its Soul)

Before planning, coworking architecture must answer a basic question: who is the shared workspace for? Creative freelancers, coworking for startups, corporate teams… each profile requires a distinct spatial experience. This affects furniture, layout, materials, privacy, and acoustic design.

A coworking project with a clear identity can become the epicenter of a community. One without personality… goes unnoticed even in the busiest areas of Málaga or Marbella.

Step 2: Strategically Distribute the Space

A hot desking area must offer capacity and comfort without overcrowding. Ideally, alternate open zones with private areas and visual transition spaces.

Include:

• Dynamic work areas

• Meeting rooms of various sizes

• Quiet concentration zones

• Informal spaces that foster collaboration

The goal is to allow different ways of working without disturbing others. Proper coworking installation maximizes efficiency and reduces operational costs.

Step 3: Well-Differentiated Zones

An efficient flexible office combines three levels of interaction:

• High concentration spaces: acoustic booths, phone booths, dedicated desks

• Collaboration areas: meeting rooms, group tables

• Social zones: café, lounge, terrace, or even event areas

The trick in coworking architecture: gradual transitions to control noise and movement flows.

Step 4: Circulations That Don’t Disturb

Never place a passageway next to concentration desks. Paths to bathrooms, meeting rooms, and café must be:
✔ clear
✔ direct
✔ without visual interruptions in quiet areas

A turnkey coworking in Mijas or Sotogrande must feel intuitive, without invasive signage.

Step 5: Lighting That Promotes Productivity

Natural light is gold. It not only saves energy but also improves creativity, reduces stress, and enhances well-being. Place desks near windows and use glass partitions to distribute light indoors.

Artificial lighting must be adjustable, avoiding harsh shadows and glare. Each space requires its own lighting level. In interior areas of the coworking project in Marbella or Málaga, use warm lighting in social areas and neutral lighting at workstations.

Step 6: Ergonomics and Real Comfort

Not everything is aesthetics. The basics must be met:

• Professional work chairs

• Standard or adjustable height desks

• Constant ventilation and air conditioning

• Controlled acoustics (panels, sound-absorbing ceilings, desk separation)

An uncomfortable coworking design does not retain users.

Step 7: Invisible Technological Infrastructure

Coworking for startups works when technology is unobtrusive:

• Hidden wiring

• Sufficient power outlets

• Soundproof technical cabinets

• Redundant internet (two connections or backup network)

• Discreet cameras and access control

Few plan it… and end up leaving everything in plain sight.

COMMON MISTAKES WHEN DESIGNING COWORKING OFFICES

Error 1: Believing More Workstations Are Better

Modular coworking spaces are based on experience and retention, not quantity. Excess density generates discomfort, poor ventilation, and visual stress. A design focused on well-being increases loyalty and long-term occupancy.

Error 2: Forgetting Flexibility

A shared workspace is a changing business: growing teams, temporary users, new services…

Rigid architecture forces constant renovations. Flexible design allows evolution without construction:

• Adaptable furniture

• Modular systems

• Visible and accessible installations

• Movable partitions or configurable screens

Flexibility is future savings.

Error 3: Underestimating Logistics

A hot desking space houses people, technology, supplies, and constant movement. If not properly planned:

• Wiring becomes a hazard

• Ventilation is insufficient

• Access points get congested

• Storage disappears

A coworking construction or renovation without logistics planning is a functional problem.

Other common mistakes during coworking installation:

🚫 Copying the “Google aesthetic” without considering real use
🚫 Making everything open-plan (noise becomes a monster)
🚫 Desks too close — looks good, but uncomfortable
🚫 Not planning lockers and storage
🚫 Underestimating bathrooms and wet areas
🚫 Not designing for maintenance (everything degrades slowly… until suddenly it doesn’t)

PROFESSIONAL RECOMMENDATIONS FOR A SUCCESSFUL COWORKING

⭐ Design modular: movable furniture and partitions to adapt capacity (modular coworking spaces)
⭐ Integrate real plants to improve acoustics and visual comfort
⭐ Avoid cold and reverberant materials like excessive glass or metal
⭐ Offer a variety of spaces: everyone works differently
⭐ Create an architectural journey with sensations: welcome → focus → disconnection

A successful turnkey coworking is one that invites work… and staying.

At Munoz Barcia Architects, we are happy to hear your idea, advise you from the first plan, and prepare a custom budget within 24 hours, helping with your coworking design, coworking construction, coworking renovation, or coworking installation.

Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69

Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993

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8 Hidden Costs in Hostel Renovation or Construction: What Nobody Tells You

Building or renovating a hostel may seem like a linear project: budget per m², attractive design, and choice of materials. However, the architectural reality is more complex. There are hidden costs that, without the help of an architect for hostel renovation or architect for hostel construction, can skyrocket the budget and affect delivery times. Whether we talk about hostel renovation or pension construction, it is crucial to plan every detail.

1. A SAFE STRUCTURE

Many hostels or pensions are located in older buildings, especially in Málaga, Ronda, or Marbella. These require structural reinforcements that are not always visible at first glance. In the rehabilitation of old pensions or a hostel project, it may be necessary to underpin foundations, reinforce beams and floors, especially if terraces, attics, or large common areas are added. These adaptations can become a significant unexpected cost, but having an architect for hostel renovation ensures safety and regulatory compliance.

2. THERMAL AND ACOUSTIC INSULATION

A hostel is not just a beautiful building; it is a comfortable space for rest. Improving thermal insulation in ceilings and walls or installing acoustic barriers between rooms and common areas often increases the budget, especially in pension renovation or rehabilitation of old pensions in Málaga, Ronda, or Almería, where original walls may not meet modern standards. An architect for hostel renovation helps identify these needs from the start.

3. ADAPTATION TO LOCAL REGULATIONS

Each municipality in Andalusia — Málaga, Ronda, Marbella, Almería, or Jaén — has its own urban and safety regulations: fire evacuation codes, accessibility for people with reduced mobility, emergency exits, maximum occupancy, and even rules regarding facades and roofs in historic areas.

Complying with these standards may require modifications of walls, stairs, elevators, or accesses not included in the initial budget. Ignoring these obligations can lead to fines or project halts, so planning these adaptations from the start avoids delays and unexpected costs in any hostel project or pension construction.

4. HIDDEN INSTALLATIONS

Hostel installations go beyond those of a conventional home. Redistributing water pipes, drainage, electricity, and HVAC is usually more complex, especially in hostel construction or hostel projects in older buildings.

In hostels in Málaga or Ronda, it is often necessary to open walls, ceilings, or floors to install centralized air conditioning ducts, efficient heating, or new electrical connections. These interventions not only increase costs but also require precise coordination with construction teams and supervision by an architect for hostel construction.

5. UNFORESEEN IMPERFECTIONS AND REPAIRS

When working in older buildings, it is common to find hidden humidity, cracks, plaster detachment, or deteriorated wood. Each condition requires specific interventions to ensure durability and safety.

In hostels in Almería or Jaén, for example, exposure to humidity in basements or poorly insulated walls may require internal drainage systems or wall waterproofing. These interventions are typical in hostel renovation or rehabilitation of old pensions, and having an architect for pension renovation ensures proper planning.

6. DESIGN CHANGES ON THE GO

During construction, it is common for design adjustments to arise: redistributing rooms, creating suites, expanding common areas, or modifying access points. Each change involves partial demolition, structural reinforcements, and adaptation of installations, generating additional costs.

For instance, in hostel construction in Marbella or Málaga, where tourism demands larger rooms or lounge areas, these changes can enhance functionality and guest experience but must be considered from the start to avoid budget surprises, under the supervision of an architect for pension construction or architect for hostel construction.

7. WASTE MANAGEMENT AND PERMITS

The movement of debris, demolition of walls, and removal of hazardous materials (such as asbestos or lead in older buildings) involves costs that many developers overlook, as well as municipal fees for work permits or safety inspections, which is critical in any hostel project or pension renovation.

8. FINISHES AND TECHNICAL DETAILS

Finally, finishes that meet durability and maintenance standards for hostels (humidity-resistant bathroom coatings, high-traffic floors, fire doors, professional LED lighting) are usually more expensive than standard residential materials. This is essential in hostel construction, pension renovation, and rehabilitation of old pensions. An architect for hostel renovation ensures that every detail is met and that the project succeeds in the long term.

If you want to ensure that your hostel project or pension renovation is successfully executed, at Muñoz Barcia Arquitectos, we would be delighted to help you build your hostel. Contact us for a free consultation.

Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69

Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993

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15 Key Tips for Building a Winery (Wine, Olive Oil, or Craft Beer)

If you are thinking of building a winery in Málaga, Almería, Jaén, or Ronda, it is essential to plan every detail. Whether it is a wine cellar, olive oil cellar, or craft beer cellar, these 15 tips will guide you to create an efficient, functional, and profitable space. Keep reading to discover them!

1. LAND SELECTION AND ORIENTATION

Selecting the plot in Málaga, Almería, Jaén, or Ronda is key for a successful winery project. Consider orientation, slope, natural ventilation, and sunlight exposure. For wine, olive oil, or craft beer cellars, it is essential to maintain storage areas with stable temperature and humidity. Topography can protect walls from direct sun, as seen in traditional Andalusian wineries.

2. THERMAL MASS AND CONSTRUCTION MATERIALS

To ensure proper preservation of the product (wine, olive oil, craft beer), a winery design must "breathe" thermally and have sufficient thermal mass to buffer daily temperature fluctuations typical of the Mediterranean climate. Thick walls, materials with good thermal insulation, concrete or brick in storage halls, and coatings to prevent overheating are crucial. This principle is fundamental in both underground wineries and modular cellar constructions.

3. CONTROL OF NATURAL LIGHT AND INDIRECT LIGHTING

Direct sunlight can affect both raw materials and equipment (wine, beer, oils) and causes overheating. Therefore, winery design uses skylights, high openings, and light filters to allow visibility without direct radiation. In areas like Málaga, Axarquía, or Vega de Antequera, it is important to provide solar protection, overhangs, shading elements, and roof designs that minimize sun exposure.

4. CROSS VENTILATION AND HUMIDITY CONTROL

Ventilation is crucial in any fermentation cellar, especially for wine cellars (and also in olive oil or craft beer production during certain stages). It helps remove excess humidity and control stale air. In regions like Ronda or Jaén, where temperatures rise during the day and cool at night, planning cross ventilation and mechanical ventilation when needed is essential. Winery architects consider patios, high windows, and shaded porches from the design phase.

5. INTEGRATION WITH LANDSCAPE AND CLIMATE

In Málaga, Almería, Jaén, or Ronda, the winery project should integrate into the Mediterranean landscape, taking advantage of views, slopes, and native vegetation to create favorable microclimates. This means that a craft winery renovation is not a generic container but responds to its context: orientation against prevailing winds, shading vegetation, heat-absorbing pavements, and reflective roof surfaces.

6. DESIGN OF HALLS AND VOLUMES ADAPTED TO PRODUCTION

Whether a wine cellar, olive oil cellar, or craft beer cellar, it is important to plan halls with logical production flows: reception, storage, fermentation, bottling, and dispatch. A specialized winery architect ensures sufficient height, structural resistance, machinery access, and future expansion possibilities.

7. BASEMENTS OR SEMI-EMBODIED SPACES FOR THERMAL STABILITY

Many craft wineries use semi-underground construction or take advantage of slopes for cellar placement. This provides more stable temperatures, reducing the need for active climate control — ideal for fermentation or wine aging. In Málaga or Ronda, slopes can allow subterranean storage areas benefiting from the soil's thermal inertia and lowering conditioning costs.

8. ROOFS, SOLAR REFLECTION, AND THERMAL INSULATION

Roofs are highly exposed to the sun in southern Spain, so design must include good insulation, roof ventilation, and reflective/lightweight materials. In turnkey winery projects, one can choose flat or pitched roofs with tiles, plus insulating panels. In high-insolation regions like Málaga or Almería, ventilated roofs, sun protection, and designs that minimize summer heat gain are recommended.

9. FLOORS AND ADEQUATE DRAINAGE SYSTEMS

Hygiene is critical in any craft winery. Use resistant, non-slip flooring with slopes toward drains. This applies to olive oil cellars, craft beer cellars, and fermentation halls. In areas like Málaga or Ronda, planning solid exterior drainage prevents water from entering production halls.

10. MODULARITY AND FLEXIBLE SPACES

Even in long-term projects, it is advisable to anticipate future expansions and variable uses: fermentation rooms, microbreweries, olive oil presses, or storage spaces that can change function. Modular winery design allows spaces to be divided or combined as needed, with scalable electrical and climate control systems.

11. STAFF COMFORT AND PRODUCTIVE DESIGN

A winery architect considers service areas (changing rooms, bathrooms, offices, rest areas) that are climate-controlled, well-lit, and connected. In hot areas like Almería or Jaén, creating comfortable microclimates for staff boosts productivity. Production areas must also connect efficiently with support spaces to reduce unnecessary movement and prevent cross-contamination.

12. ENERGY EFFICIENCY FROM THE DESIGN STAGE

Although the focus is on architecture, the design must incorporate energy efficiency: solar orientation for passive winter heating, summer shading, natural ventilation, thermal insulation, renewable energy (solar panels), and environmental control systems. A winery architect uses the Mediterranean climate to reduce conditioning costs and stabilize the environment.

13. INTEGRATION WITH THE LANDSCAPE AND VINEYARD/OLIVE GROVE

In wineries with vineyards or olive groves, the architecture must respect the agricultural landscape, especially in areas like Vega de Antequera, Jaén, or Almería. Winery architects ensure that tanks and structures integrate discreetly and harmoniously into the surroundings.

14. ACCESS, LOGISTICS, AND TRANSPORT CONSIDERATIONS

Winery construction must plan adequate access for trucks, tractors, raw material delivery, and loading/unloading areas. In Málaga, Almería, or Ronda, terrain and road layouts can complicate access: slopes, curves, distances to main roads. Therefore, access roads, ramps, loading docks, and internal vehicle circulation must be integrated from the early winery project design to avoid costly adaptations later.

15. REGULATIONS

Finally, when building in Málaga, Almería, Jaén, or Ronda, one must comply with construction regulations, industrial safety, food storage standards, and local climate factors (wind, intense sun, risk of frost at high altitudes like Ronda). A winery architect ensures that construction — whether a subterranean, climate-controlled, or modular winery — meets all environmental and regulatory requirements.

If you want to plan, design, and execute a winery project that meets all these requirements, contact us. At Munoz Barcia Architects, we would be delighted to help you build your winery.

Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69

Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993

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Step-by-Step Guide to Building Private Storage Units in Malaga or Marbella

The growing demand for private storage spaces in Málaga and Marbella has turned storage units into a valuable asset for homeowners, developers, and residential communities. Building private storage rooms is not just about putting up walls — it requires planning, regulatory compliance, and functional design to ensure safety, accessibility, and durability. In this guide, we explain how to develop a private storage project from the initial analysis to final delivery, including costs, licenses, and efficient design.

1. INITIAL PLANNING AND FEASIBILITY ANALYSIS

Before starting the construction of private storage units, it’s essential to properly evaluate the site and the applicable regulations:

• Location: Analyze whether the plot or property allows the construction of storage units, considering access and local regulations.

• Available space: Consider options such as underground storage units, surface-level rooms, or garage-based storage, depending on use and accessibility.

• Demand and size: Determine how many private storage spaces are needed and their average surface area (typically between 3 and 6 m² per unit).

• Urban and construction regulations: Check all permits and licenses for building storage units according to the local PGOU and municipal ordinances, including height, access, ventilation, and fire safety requirements.

A solid preliminary study ensures both profitability and legal compliance for the private storage project.

2. EFFICIENT ARCHITECTURAL DESIGN

Design is key to making storage spaces practical, secure, and long-lasting:

• Layout: Wide corridors that allow easy access to each unit without interference.

• Ceiling height: Generally, 2.20–2.50 m, suitable for vertical storage.

• Access: Wide doors, secure locking systems, and accessibility for carts or small transport vehicles.

• Lighting: Preferably natural light through skylights or cross-ventilation, combined with efficient LED lighting.

A well-planned modular private storage design not only improves user experience but also increases the value of each unit within a residential storage project.

3. MATERIAL SELECTION AND CONSTRUCTION

Durability and safety depend on the quality of materials and construction techniques:

• Structure: Reinforced concrete or high-strength blockwork.

• Finishes: Moisture-, impact-, and fire-resistant materials.

• Doors and locks: Metal with anti-intrusion protection, optionally with electronic access control systems.

• Floors: Non-slip and easy to clean, preferably resin or technical tile.

• Waterproofing systems for underground or humid areas.

• Flat or ventilated roofs to prevent condensation and allow maintenance.

The cost of private storage construction varies depending on size, location, and materials, but good material selection ensures low maintenance, long life, and high profitability.

4. VENTILATION AND ENVIRONMENTAL CONTROL SYSTEMS

Ventilation is often overlooked but essential to preserve stored items, especially in underground private storage units or poorly ventilated spaces:

• Natural ventilation through grilles or skylights.

• Mechanical systems for closed basements.

• Humidity control using built-in dehumidifiers or thermal insulation.

Good design prevents moisture, mold, and deterioration, increasing both functionality and value of the private storage.

5. SECURITY AND ACCESSIBILITY

Private storage units for rent must inspire confidence and deliver value:

• Surveillance cameras and electronic access control systems.

• Automatic lighting in corridors and common areas.

• Clear signage and emergency exits.

• Accessibility compliance not only meets regulations but improves everyday use.

Building secure private storage units enhances perceived value and increases occupancy rates.

6. LICENSES AND PERMITS

Before starting construction, it’s necessary to obtain the proper permits and licenses for building storage units, such as:

• Municipal building permits.

• Fire safety and regulatory compliance certificates.

• In some cases, community approval if the project involves an existing residential building.

Complying with these requirements prevents penalties and ensures the project is legal and safe.

7. CONSTRUCTION AND TECHNICAL SUPERVISION

Each private storage project must follow an organized process supervised by an architect:

1. Earthworks and foundation.

2. Wall and structure construction.

3. Electrical, lighting, and ventilation installations.

4. Finishes, waterproofing, and coatings.

5. Door and security system installation.

6. Testing ventilation, lighting, and accessibility.

Tip: A turnkey private storage project helps optimize time and cost, ensuring professional results.

8. EXTRA TIP: TRANSFORMING RETAIL SPACES INTO STORAGE UNITS

A popular option in Mijas or Estepona is converting existing retail spaces into private storage units — ideal for underused or vacant premises, generating passive income with minimal management. The advantages of building private storage units for rent include:

• High profitability with low investment.

• Constant demand due to limited space in homes.

• Simple maintenance and low operating costs.

• Possibility of selling or professionally managing self-storage units.

Building private storage units in Málaga, Marbella, Mijas, or Estepona not only solves space issues but also adds real estate value and appeal to any residential or commercial property.

At Munoz Barcia Architects, we develop each private storage project from concept to completion — design, permits, construction, and management. If you’re considering transforming a retail space into private storage units or starting a new residential storage project, contact us for a free consultation.

Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69

Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993

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What the World’s Most Successful Shopping Malls Have in Common (and How to Apply It in Málaga or Marbella)

In recent years, the concept of the shopping mall has radically evolved. It is no longer just a building full of shops, but an architectural ecosystem where leisure, culture, technology, sustainability, and experience converge. 

The most successful shopping malls in the world share something beyond their size or retail offer: they are designed with a clear architectural strategy, conceived to adapt to time, environment, and people. As architects, we analyze which structural, spatial, and urban principles make shopping mall construction truly successful — and how to apply them to the Mediterranean context. Here’s everything you need to know:

1. REGULATIONS, LICENSES, AND FEASIBILITY

Before starting any shopping mall development in Málaga, it is essential to carry out a technical and economic feasibility study and obtain the required shopping mall building license.

An architect specialized in commercial regulations will help ensure compliance with all urban planning, safety, accessibility, and energy efficiency standards.
This step is crucial to avoid delays or fines during shopping mall construction.

2. ARCHITECTURE THAT RESPONDS TO THE CLIMATE

A successful shopping mall project does not isolate itself from its environment — it interacts with it. In Mediterranean climates such as Marbella, Sotogrande, Málaga, Mijas, or Estepona, this means designing spaces that breathe, where interior and exterior flow together without rigid boundaries.

The key lies in:

• Designing semi-covered pathways that take advantage of natural ventilation.

• Incorporating shading, pergolas, courtyards, and native vegetation as natural thermal regulators.

• Avoiding constant air conditioning through bioclimatic architecture that adapts to solar orientation and air currents.

A turnkey shopping mall designed with the local climate in mind becomes a comfortable, sustainable, and cost-efficient space all year round.

3. SPACES WITH ARCHITECTURAL HIERARCHY

The most functional and appealing shopping mall projects are not just a collection of stores, but a coherent spatial composition. Commercial architecture defines hierarchies: main plazas, visual axes, pause zones, and secondary spaces.

This hierarchy creates rhythm and orientation — visitors don’t feel lost but guided by the architecture. Changes in height, natural lighting, and proportions generate a sequential, almost cinematic experience.

In Marbella or Sotogrande, where visitors seek open and fluid experiences, designing that spatial narrative is essential for a successful and profitable shopping mall development.

4. STRUCTURAL FLEXIBILITY AND ADAPTABILITY OVER TIME

Retail evolves faster than architecture. That’s why the most successful projects are those born with a flexible structure:

• Reversible modules that allow for reconfiguration of spaces.

• Detachable construction systems.

• Common areas adaptable for events, coworking, or restaurants.

A well-planned shopping mall construction must anticipate change. In areas like Mijas or Estepona, where tourism seasonality drives the economy, adaptability guarantees long-term profitability and attracts new retail investments.

5. ARCHITECTURE THAT CREATES PLACE, NOT JUST SPACE

The success of a shopping mall project does not depend on the number of shops but on its ability to create a sense of place. A good shopping center is one that people recognize, enjoy, and want to return to.

To achieve this, the architect must:

• Understand human scale within large volumes.

• Design with proportions that invite people to stay, not just consume.

• Create visual and emotional anchors — plazas, shadows, textures, sounds, and perspectives.

In regions like Málaga or Mijas, this means reviving the spirit of Andalusian souks and plazas, reinterpreted through a contemporary and sustainable architectural language. This is how to truly understand how to build a shopping mall that connects with local identity and remains economically viable.

6. RENOVATION AS AN OPPORTUNITY FOR TRANSFORMATION

Most existing shopping centers in Estepona or Marbella were conceived under 1990s models — enclosed, air-conditioned, and poorly connected to their surroundings. A shopping mall renovation can be a strategic opportunity to reposition the asset and revitalize the urban context.

It may include:

• Opening façades to generate visual permeability and natural light.

• New pedestrian accesses connecting to the city.

• Integration of vegetation, water, and natural materials to humanize the space.

• Energy upgrades through efficient building envelopes.

A well-conceived architectural intervention can transform an obsolete building into a vibrant and sustainable shopping mall.

7. KEYS TO SUCCESS: VISION, INVESTMENT, AND EXECUTION

The success of a turnkey shopping mall project is based on three factors:

1. A solid and distinctive architectural vision.

2. A retail investment strategy with clear objectives.

3. Rigorous technical execution.

At Munoz Barcia Architects, we accompany developers and investors throughout the entire process — from the concept of how to build a shopping mall to the final handover of the completed building.

 Are you thinking about building a shopping mall in Sotogrande, Mijas, or Estepona? Or would you like to carry out a shopping mall renovation in Málaga or Marbella? We offer a comprehensive and free consultancy that covers everything — licenses, design, project management, and turnkey execution.

Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69

Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993

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10 Key Secrets to Turn Your Home into a Profitable Tourist Property

If you own an apartment in Málaga, Marbella, Sotogrande, Estepona or Mijas, you probably already know that the tourist housing market is booming. But how to convert a home into a tourist rental? The first step is to think about a vacation home renovation that not only attracts tourists but also maximizes profitability — something that requires more than a standard refurbishment.

As architects, we know how to efficiently convert a home into a tourist rental, so here we share 10 secrets that many overlook and that can make the difference between an occasional rental and a truly profitable business.

1. VERIFY LEGAL VIABILITY FROM THE START

Before touching a single square meter, it is essential to ensure compliance with Andalusian tourist housing regulations. This includes the tourist housing license or registration in the tourism registry of your municipality (Marbella, Málaga, Estepona, etc.), compliance with safety requirements such as fire extinguishers, smoke detectors, and emergency exits, and an updated certificate of occupancy.

The architect must always verify these aspects before starting the vacation rental home renovation, avoiding fines and delays that could jeopardize profitability. Moreover, an Airbnb house that doesn’t meet regulations may be impossible to rent legally, even if it looks perfect in design.

2. OPTIMIZE THE LAYOUT BEFORE TOUCHING ANYTHING

One of the keys to increasing the capacity and functionality of an Airbnb is to rethink the layout. Sometimes moving a wall or changing a partition can increase the rentable capacity by 1–2 guests. Avoid long hallways, improve circulation between rooms, and prioritize bedrooms with en-suite bathrooms or easy access to shared bathrooms to make the tourist home more comfortable and appealing — all without changing the total surface area.

In addition, maximizing outdoor areas such as terraces or patios increases the perceived value of the property and allows you to set higher rates.

3. INVEST IN THERMAL AND ACOUSTIC COMFORT

Tourist homes must be comfortable year-round. Perceived comfort directly increases bookings and positive reviews. It’s essential to renovate a tourist home with high-quality acoustic and thermal insulation, take advantage of natural ventilation, and correctly size HVAC systems. Double-glazed windows, appropriate shutters, and efficient air conditioning systems make a significant difference, improving both the guest experience and the property’s value.

4. PRIORITIZE DURABILITY AND EASY MAINTENANCE

When opening an Airbnb, keep in mind that use is constant, so materials must be resistant and easy to clean. Microcement, porcelain tiles, stone countertops, and sturdy, washable furniture (sofas, mattresses, chairs) ensure the space remains in optimal condition longer. A design built to last avoids constant repairs, reduces operational costs, and prevents negative reviews from demanding guests — something an architect should always consider when choosing finishes and furniture.

5. TAKE ADVANTAGE OF NATURAL LIGHT AND VENTILATION

Natural light not only saves energy but also makes listing photos far more attractive. As architects of tourist housing, we recommend:
• Orient bedrooms and common areas toward natural light.
• Add skylights or high windows in dark corridors and bathrooms.
• Consider cross ventilation for warm climates.

6. A CLEAR AND ATTRACTIVE DESIGN CONCEPT

The style of your vacation rental should align with the profile of the guests you want to attract. Contemporary Mediterranean, minimalist luxury, or rustic chic are some styles that work very well on Mijas, Estepona and Sotogrande. A neutral color palette with accents that reflect local identity (blues, terracottas) helps define the atmosphere. A strong design concept present in your tourist home renovation increases the perceived value of the property and allows for higher pricing.

7. EQUIP THE PROPERTY WITH EVERYTHING NECESSARY

Include in your Airbnb renovation a fully equipped kitchen, efficient appliances, high-speed Wi-Fi, air conditioning, hairdryer, and iron — all essential amenities. It’s also advisable to integrate smart systems such as digital locks or lighting control to simplify management and improve the guest experience. These small details not only add comfort but also increase the competitiveness of the tourist accommodation.

8. MAKE THE MOST OF OUTDOOR SPACES

If you’re wondering how to adapt an existing home for tourist rental, one of the first things to consider is terraces, patios, and gardens — since they add huge value. Outdoor furniture resistant to sun exposure, pergolas or awnings for shade, and good night lighting make guests enjoy the outdoor space more and perceive higher value per night. An architect should always design these areas as an extension of the tourist home, increasing both booking potential and guest satisfaction. Remember: 70% of photos that attract bookings are exteriors — make the most of every terrace meter!

9. INCORPORATE ENERGY EFFICIENCY

Energy savings are crucial both for reducing costs when operating an Airbnb and for increasing property value. Solar panels, LED lighting, A-rated appliances, and efficient air conditioning systems are strategies an architect should recommend from the design phase. Additionally, a tourist home with an energy certificate gains better positioning and visibility on rental platforms.

10. EVALUATE WHICH IMPROVEMENTS GENERATE THE HIGHEST RETURN

Not all vacation rental home renovations increase profitability in the same way. As architects, we recommend prioritizing:

• Outdoor spaces: terraces, gardens, balconies, and well-located pools can increase rates by 20–40%.

• Functional kitchen: boosts appeal for long stays and can raise the average rate by 10–15%.

• Additional bathrooms: each extra bathroom increases occupancy and reviews, raising rates by 10–20% per bathroom.

• Flexible layout: multifunctional rooms and extra beds allow for more guests without increasing built area, raising the rate by 5–10%.

At Munoz Barcia Architects, we apply these secrets from the project phase, transforming homes into tourist rentals designed to maximize income, improve occupancy, and achieve excellent reviews.  Contact us today and receive a free consultation.

Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69

Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993

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How to Make Your Vacation Rental Apartment Stand Out (Tips for Marbella and Malaga)

Many property owners believe that making a vacation rental apartment stand out is about superficial renovations or decorative details. The truth is different: the real secret lies in the architecture of the space — how the apartment is perceived, how it flows, and how it “breathes” even before anyone touches a piece of furniture.

It’s not about making it “pretty,” but about redefining its architecture, optimizing circulation, and enhancing light and ventilation. Here’s how to renovate or design a vacation apartment that becomes an experience guests remember and recommend.

1. MAXIMIZE ORIENTATION AND CONNECTION WITH THE SURROUNDINGS

Not every apartment has sea views, but every property has light, ventilation, and a surrounding context — urban or natural. Designing or building vacation apartments with the right orientation helps optimize natural light, privacy, and strategic views without depending on decor.

Even an interior patio, double-height space, or stepped terrace can transform a dark apartment into a bright, airy, and comfortable retreat, enhancing the feeling of spaciousness and well-being. These types of tourist apartment projects in Malaga or Estepona make a difference in the guest experience and improve the property's profitability.

2. DESIGN WITH A STORY, NOT JUST DECOR

Every vacation rental should tell a story — of its surroundings, its building, or even of the guest who will inhabit it for a few days. Interior design doesn’t start with a color palette, but with an atmosphere concept.

Is your apartment in Malaga’s historic center? Capture its Mediterranean soul: natural textures, limestone, lattices, and filtered light. Is it in modern Marbella or Estepona? Go for clean lines, open layouts, and contemporary materials that convey calm and exclusivity.

The key is for the space to communicate without words — something only a well-planned vacation apartment renovation can achieve.

3. LAYOUT CHANGES THAT IMPROVE SPACE AND FLOW

Removing unnecessary walls, opening circulation paths, or creating visual connections between rooms can multiply the sense of spaciousness without increasing the surface area. Small architectural adjustments such as movable partitions, strategically placed carpentry, or interior windows allow for a flexible design that adapts to both families and groups of tourists.

In Mijas, Sotogrande, or Málaga city, where the diversity of visitors is high, this architectural flexibility enhances both the functionality and the perceived value of the accommodation.

Here, architecture is felt before it is seen, because the guest experiences fluidity and freedom of movement. That’s why the rehabilitation of holiday apartments is not just aesthetic — it’s strategic and functional.

4. ARCHITECTURAL DETAILS THAT CREATE IDENTITY

Beyond color or furniture, certain architectural details can make a vacation rental truly memorable:

• Variable ceiling heights to define living and resting zones.

• Skylights or openings that bring natural light into hidden corners.

• Exposed structural materials that express the building’s character and local identity.

These details transform a tourist accommodation into a space with its own unique personality, difficult to replicate. In places like Marbella, Estepona, or Sotogrande, where competition is high, signature architecture in tourist apartments is what truly sets your property apart.

5. MATERIALS WITH SOUL (AND SMART MAINTENANCE)

A common mistake is choosing materials based only on aesthetics or price. In areas like Marbella or Estepona, the climate — with its humidity, salinity, and strong sun — demands durable, breathable, and easy-to-maintain materials.

Choosing materials is a strategic architectural decision:

• Moisture-resistant microcement

• Thermally treated wood

• Washable natural textiles

• Stone-look porcelain finishes

Each construction choice can make the difference between a space that ages poorly and one that gains character over time — a key factor in vacation apartment renovations.

At Munoz Barcia Architects, we help you design and build vacation apartments that increase your property’s profitability and create memorable guest experiences. Contact us for a free consultation.

Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69

Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993

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9 Essential Elements Every Modern Corporate Office Should Have

The corporate office is not limited to being a functional space. Its architecture determines how the team’s energy flows, how natural light is utilized, how climate is managed, and how the company projects its image to the world.

As architects for corporate buildings, we know that a corporate building renovation or a new corporate headquarters construction that is well planned can radically transform your company’s productivity, sustainability, and efficiency. That’s why we share the 9 essential elements that every modern corporate building design should include.

1. EFFICIENT SPACE PLANNING

The corporate building design begins with intelligent space planning. The layout of work areas, meeting rooms, rest zones, and circulation paths directly impacts operational efficiency:

• Clear, uninterrupted movement flows.

• Work zones grouped by function.

• Separation of noisy and quiet areas to optimize concentration.

A well-designed corporate building project in Malaga reduces wasted time and improves user experience.

2. FACADES AND MAXIMIZING NATURAL LIGHT

Offices with natural light not only boost employee well-being but also reduce energy costs and enhance the building’s architectural quality:

• Large windows and strategically placed glazed facades.

• Orientation that maximizes light without overheating.

• Architectural elements like skylights, interior courtyards, or atriums, depending on the corporate building design.

The corporate architect in Malaga must control how light enters and distributes throughout workspaces, taking advantage of the Mediterranean climate.

3. VENTILATION AND CLIMATE COMFORT

Ventilation and climate control in a modern office begin with architecture. The placement of windows, openings, and ducts affects air circulation and thermal comfort:

• Natural ventilation systems integrated into the design.

• Strategic placement of openings and interior courtyards to create airflow.

• Compatibility with efficient HVAC systems.

In Malaga, where the warm climate directly affects thermal comfort, a well-planned corporate building renovation improves productivity and team well-being.

4. STRUCTURAL FLEXIBILITY

When you decide to build an office building in Malaga, flexibility is key:

• Open spaces with strategically placed columns to allow reconfigurations.

• Free floor plans that enable modifications without major structural work.

• Capacity for vertical or horizontal expansion as the company grows.

A flexible corporate headquarters construction guarantees long service life and a profitable investment, especially in growing business areas such as the Andalusian Technology Park or Málaga’s financial district.

5. SUSTAINABILITY INTEGRATED INTO THE DESIGN

Energy efficiency and sustainability are achieved not just through materials or appliances — they must be embedded in the architecture:

• Orientation that optimizes sunlight and reduces HVAC demand.

• Construction materials with high thermal and acoustic performance.

• Water collection systems and passive renewable energy solutions.

The design of sustainable corporate offices in Malaga not only reduces costs but also enhances the company’s image before clients and investors.

6. CIRCULATION AND ACCESSIBILITY

The architecture of a corporate building must ensure fluidity and safety in movement:

• Wide, clear corridors connecting common and private areas.

• Universal accessibility: ramps, elevators, and adapted routes.

• Functional integration of stairs and emergency exits.

Proper circulation planning increases efficiency and complies with current regulations.

7. INTEGRATION WITH THE ENVIRONMENT

The construction of a modern corporate office in Malaga must dialogue with its urban or natural surroundings:

• Facades and building massing that blend with the surrounding aesthetics.

• Outdoor spaces like courtyards, terraces, or gardens that connect interior and exterior.

• Use of climate and orientation for passive comfort.

Architecture not only houses work but also projects identity and sustainability.

8. COLLABORATION AND CREATIVITY SPACES

Beyond formal meetings, modern office design promotes spontaneous interaction and idea generation. It incorporates brainstorming rooms with flexible furniture, informal meeting zones, panels, and whiteboards to foster innovation.

Collaboration-oriented design enhances creativity and corporate innovation. The office design in Malaga must respond to the new work culture, driving innovation in technological, tourism, and service sectors.

9. STRATEGIC ARCHITECTURAL RENOVATIONS

Many corporate buildings in Málaga need architectural updates to remain competitive. A strategic corporate building renovation allows you to:

• Redistribute spaces and improve internal workflow.

• Modernize facades, natural lighting, and ventilation.

• Incorporate energy efficiency and sustainability without starting from scratch.

• Adapt the structure to new functional needs and future growth.

With a corporate architect in Malaga, you can transform an old structure into a modern and profitable corporate headquarters construction.

At Munoz Barcia Architects, we are ready to help you with office renovations or new corporate building construction. Contact us for a free consultation.

Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69

Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993

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10 Keys to Building or Renovating a Hotel Successfully

Málaga, Sotogrande, Marbella, Estepona, and Mijas are among the most competitive tourist destinations in the Mediterranean. That’s why building or renovating a hotel is not just an investment — it’s an opportunity to create a space that inspires, functions, and leaves a lasting impression.

But… what makes a hotel truly special? How can a building become an unforgettable experience for guests?
Here are the key factors that make the difference between just another hotel and a successful hospitality project.

1. START WITH A TECHNICAL AND ECONOMIC FEASIBILITY STUDY

Before designing, it’s essential to understand the potential of the building or the site. A feasibility study for hotel construction or renovation will help you determine:

• Urban planning limitations (buildability, height, setbacks).

• A realistic budget for hotel construction or renovation.

• The type of hotel that best fits the surroundings and target audience.

Solid planning prevents surprises and ensures a safer return on investment — and that’s where expert hotel architects like us come in.

2. DEFINE YOUR CONCEPT FROM THE BEGINNING

Before talking about blueprints or materials, define the experience you want to offer.  Will it be a boutique hotel with Mediterranean charm? A luxury beachfront resort? Or an urban hotel for short stays? The concept determines the architectural style, layout, budget, and even marketing strategy.  A skilled architect can help you turn that vision into a coherent and profitable hotel project.

3. DESIGN WITH THE GUEST EXPERIENCE IN MIND

Successful hotels are built around comfort and flow. Every space — from the entrance to the rooms — should convey well-being, fluidity, and visual harmony. In our hotel architecture projects, we analyze:

•  Guest and staff circulation.

• Natural light and orientation.

• Acoustics and ventilation.

• The emotional connection through interior design.

 The result: hotels that captivate guests — and boost bookings.

4. INVEST IN ENERGY EFFICIENCY FOR HOTELS

Hotels are high-consumption buildings. The good news? Sustainable architecture not only helps the planet but also reduces operating costs, making your hotel investment more profitable. From thermal insulation to solar energy and passive climate systems, every decision counts. You may also qualify for European grants and subsidies for energy-efficient renovations in hospitality buildings.

5. PLAN A HOTEL RENOVATION FOCUSED ON PROFITABILITY

In tourism property refurbishment, every euro invested should deliver measurable returns. It’s not just about “modernizing” — it’s about improving the operational performance of the space:

• Increase the number of usable rooms.

• Reduce energy consumption.

• Create new revenue streams (rooftop bar, spa, coworking space, restaurant).

A well-planned project pays for itself faster and elevates the property’s category.

6. COMPLY WITH HOTEL REGULATIONS FROM THE DESIGN STAGE

Tourism and urban planning laws in Andalusia require each hotel category (1 to 5 stars) to meet specific standards in area, accessibility, facilities, and safety. Our team of hotel architects ensures these requirements are integrated from the concept stage, avoiding delays in permits or inspections.

A common mistake? Designing without considering the hotel’s intended category — leading to costly redesigns later.

7. CHOOSE DURABLE AND LOCAL MATERIALS

The Costa del Sol climate, with strong sun exposure and salinity, requires resistant, low-maintenance materials. Opting for local materials not only reduces environmental impact but also enhances the authentic identity of the project. Natural stone, treated wood, and neutral Mediterranean tones are perfect allies for an elegant and timeless design.

8. DESIGN MULTIFUNCTIONAL SPACES

Today’s guests expect more than a room — they want experiences. That’s why we design multifunctional spaces: Lobbies that double as cafés, terraces for events, or rooftops with pools and panoramic bars. This versatility increases the hotel’s profitability without expanding the built area.

9. CONTROL THE BUDGET WITH EFFICIENT CONSTRUCTION MANAGEMENT

During construction, technical and financial control is crucial. A rigorous architectural site management process prevents delays, cost overruns, and construction errors. It also improves communication between developers, contractors, and interior designers.

10. TRUST AN EXPERIENCED HOTEL ARCHITECTURE TEAM

Renovating an old hotel or starting new hotel construction is no ordinary project — it demands technical expertise and commercial insight. A dedicated architecture studio like ours can guide you throughout the process: from concept design and licensing to construction management and final interior design.

The outcome: a project with identity, functionality, and profitability.

Do you have a hotel project in mind? Let’s talk about how we can make it a reality. Contact us for a free consultancy.

Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69

Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993

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The Building Book “Libro del Edificio”: Everything You Need to Know

When a new construction or major renovation in Spain is completed, handing over the keys is not the final step. One crucial element remains: the Libro del Edificio. This document, unfamiliar to many private individuals but mandatory in most cases, can be the difference between a legally compliant home and a constant source of problems. What does it contain? Why is it so important for homeowners and communities? Keep reading to clear all your doubts.

Rarely is such a crucial document as the Building Book discussed in depth, despite its undeniable legal, technical, and operational significance. Far from being just a stack of papers, this tool serves as the technical identity card of any property intended for residential or tertiary use. Its contents are shaped by a complex regulatory framework — from the Building Regulation Law (LOE) to the Technical Building Code (CTE) — and it serves as an essential pillar to ensure traceability, maintenance, and legal compliance of buildings in Spain.

WHAT IS THE BUILDING BOOK AND WHY IS IT MANDATORY?

According to Article 7 of the LOE (Law 38/1999), the Libro del Edificio is a mandatory document that must be provided by the developer upon completion of the building. It contains all the technical and administrative information necessary for the proper use, maintenance, and renovation of the property throughout its life cycle.

This book is not only for future owners, but also for homeowners’ associations, notaries, technicians, and public authorities. In fact, in Andalusia, its delivery is a legal prerequisite for registering a newly completed building in the Land Registry, as established by Decree 218/2005 and the Urban Discipline Regulation.

WHEN IS THE BUILDING BOOK MANDATORY?

Regulations clearly require the Building Book in two situations:

1. New construction, especially residential buildings.

2. Major renovations or refurbishments that require a responsible declaration or license and affect the structure, envelope, or general installations.

If you are developing your own home in areas such as Málaga, Marbella, or Estepona, you will be asked for it when applying for the First Occupancy License.

WHAT IS ITS REAL PURPOSE?

Although often seen as just another administrative requirement, the Libro del Edificio has very practical uses. Thanks to it, any technician involved later in a renovation, repair, or inspection will be able to understand how the building was designed, what materials were used, and how systems are distributed.

It also enables proper preventive maintenance, which extends the building’s lifespan and reduces breakdowns. In real estate developments, it is a document delivered to the buyer as part of the legal warranty.

WHAT IS THE MINIMUM REQUIRED CONTENT?

According to current legislation and the Technical Building Code (CTE), the Libro del Edificio must include, among others:

According to the LOE:

• Execution project and approved modifications

• Work completion certificate

• List of involved agents

• Building use and maintenance instructions

According to the CTE:

• Technical documentation of products and systems used

• Scheduled maintenance plan for the building and its systems

• Record of future interventions: renovations, repairs, or refurbishments

According to complementary regulations:

• Energy performance certificates (RD 235/2013)

• Thermal installations (RITE): projects, certificates, user manuals, etc.

• Telecommunications infrastructure (Order ICT/1644/2011)

• Subcontracting documentation (Law 32/2006)

• Authorizations and licenses: building, first occupancy, utilities, elevators, pools, etc.

WHO PREPARES IT AND HOW IS IT DELIVERED?

Although it is usually written by the project’s lead architect, the legal obligation falls on the developer, who must deliver it in digital format (and often also physical) before a notary and, in the case of condominium properties, to the homeowners’ association.

The Libro del Edificio must also be available in electronic format for submission to public bodies such as the Land Registry or Cadastre. It is therefore common for it to be delivered on a CD or USB drive with an organized folder structure.

DOES THE BUILDING BOOK NEED UPDATE?

Yes. The Libro del Edificio is a living document that must be kept up to date throughout the building’s life. Updates may include:

• Renovations, refurbishments, and extensions

• Changes in installations

• Technical inspections (ITE)

• Energy certificate renewals

• Equipment replacements or regulatory updates

This evolving nature makes it a key tool for long-term property management.

Have questions? At Munoz Barcia Architects, we’d be happy to help you. Call us with no obligation!

Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69

Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993

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Basic Guide: Minimum Requirements for Building in Torremolinos

If you’re thinking about building a home in Torremolinos—either as a self-builder or a professional developer—there’s a new regulation you need to understand from the very first draft of your project: the new municipal ordinance on minimum usable areas, minimum room sizes, and internal layout of residential spaces.

This regulation has been approved by the Torremolinos City Council to ensure quality, functionality, and dignity in new residential construction. It introduces significant changes to the design requirements for both new-build homes and full-scale rehabilitation of existing buildings, aiming to align with today’s standards of habitability, sustainability, and urban quality.

WHAT DOES THIS NEW ORDINANCE REGULATE?

The ordinance establishes, in detail:

• Minimum usable floor area for homes.

• Minimum room dimensions (living rooms, kitchens, bedrooms, bathrooms, etc.).

• Requirements for the internal layout of rooms within the dwelling.

• Functional connection requirements between different spaces.

This legal framework complements the Spanish Technical Building Code (CTE) and regional regulations, adapting standards to local characteristics.

WHAT DOES THE NEW URBAN ORDINANCE OF TORREMOLINOS REQUIRE?

The new regulation states that every newly built home in Torremolinos must have a minimum usable floor area of 37.5 square meters.

This measure responds to the lack of urban planning regulation following the annulment of the previous General Urban Plan (PGOU) and aims to prevent the proliferation of substandard or inadequate housing solutions.

This means it will no longer be permitted to build studios or apartments smaller than this minimum, even if they technically fit within the plot. This usable area excludes walls and non-habitable spaces, so the total constructed area must be somewhat larger.

WHO IS AFFECTED BY THIS REGULATION?

The ordinance applies to all new housing projects developed in Torremolinos from the date it comes into force. It will also apply to rehabilitation, repurposing, or change-of-use projects, unless it can be reasonably justified that compliance is not possible due to structural or internal layout constraints.

So, if you're planning a new housing project—whether an apartment development, a multi-family building, or a detached home on your own plot—you must comply with this ordinance from the outset.

WHAT ARE THE MINIMUM STANDARDS FOR ROOMS?

1. Minimum Usable Areas by Room Type

The ordinance defines minimum dimensions for each type of space, depending on the number of bedrooms:

• Living-Dining Room:

• 1 bedroom: 14 m²

• 2 bedrooms: 16 m²

• 3 bedrooms: 18 m²

• 4 bedrooms: 20 m²

• Must allow for a 3-meter-diameter inscribed circle.

• Kitchen:

• 1–2 bedrooms: 6 m²

• 3–4 bedrooms: 8 m²

• Must allow for a 1.60 m circle. It can be integrated with the living room (with cumulative area requirements).

• Laundry/Drying Area: 2 m² per unit. Can be shared on rooftops, terraces, or communal floors.

• Bedrooms:

• Single: minimum 6 m² (1.80 m circle)

• Double: minimum 10 m² (2.60 m circle)

• Every dwelling must have at least one double bedroom.

• Bathroom: Minimum 4 m²

• Half-Bath (if applicable): Minimum 2 m²

• Hallways/Distributors: Minimum 1.5 m²

2. Open-Plan (Non-Partitioned) Homes

This typology, where traditional rooms are not separated, is also permitted. However, the overall surface minimums must still be met through the sum of the areas.

3. Layout and Access Requirements

• Clear Ceiling Height: Minimum of 2.50 m, except in bathrooms, kitchens, and hallways (2.30 m).

• Bathroom Access: In homes with more than one bathroom, at least one must be accessible without going through a bedroom or the kitchen (except in single-bedroom homes or studios).

• Drying Area: Mandatory in all homes.

• Storage Rooms: Regulated based on their connection to the home, accessibility, and size (up to 15% of the dwelling’s area, with a maximum of 8 m²).

NEED TO ADAPT YOUR PROJECT TO THE NEW REGULATIONS?

At Munoz Barcia Architects, we help you design and process your project from scratch, fully complying with all technical and urban planning requirements. We support you every step of the way—from license applications to project completion. Contact us for a free consultation.

Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69

Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993

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Everything You Need to Know to Install Your Mobile Home (Legal Requirements)

The growing popularity of mobile homes or “casas moviles” as a housing alternative has raised questions about the legal requirements for their installation. Is an urban planning license required? What are the implications of placing them on land, particularly in campgrounds?

The Supreme Court clarified these issues in its recent ruling 1917/2024, issued on December 5, 2024, establishing criteria that directly affect property owners and developers in municipalities such as Málaga, Marbella, Estepona, Mijas, and Sotogrande.

WHAT DOES THE LAW STATUTE?

In this ruling, the Supreme Court concludes that mobile homes should be considered equivalent to prefabricated houses from an urban planning perspective. Therefore, their installation requires a specific urban planning license, regardless of whether they are placed in campgrounds or on land with other types of activity licenses.

The case that prompted this decision involved a company intending to install mobile homes in a campground, arguing that these structures were comparable to trailers or caravans and therefore did not require an additional urban planning license. However, the Court determined that, due to their design and use as permanent or semi-permanent dwellings, these structures cannot be equated with towable vehicles and are thus subject to applicable urban planning regulations.

WHY IS AN URBAN PLANNING LICENSE REQUIRED?

The requirement for an urban planning license for mobile homes is based on their impact on land use. Since these structures are used as residences, they alter the land and require infrastructure such as water, electricity, and sewage connections. This transformation represents a change in land use that must be authorized by the corresponding urban planning authority.

The Supreme Court emphasizes that an activity license for a campground is not sufficient to cover the installation of mobile homes, as such a license does not assess or regulate land use from an urban planning standpoint.

IMPLICATIONS FOR PROPERTY OWNERS AND DEVELOPERS ON THE COSTA DEL SOL

For those considering installing a mobile home in municipalities such as Málaga, Marbella, Estepona, Mijas, or Sotogrande, it's essential to take the following into account:

• Urban planning license is mandatory: Before installing a mobile home, you must obtain the appropriate urban planning license that authorizes residential land use.

• Review the urban development plan: It's crucial to verify that the land where the mobile home is to be installed allows residential use under the current urban development plan.

• Activity license is not enough: Even if the land has an activity license, such as for a campground, this does not exempt you from the need to obtain a specific urban planning license for residential use.

• Possible penalties: Installing mobile homes without the proper authorization may result in fines, demolition orders, and other administrative actions.

HOW TO PROCEED IF YOU WANT TO INSTALL A MOBILE HOME

If you're interested in installing a mobile home on the Costa del Sol, we recommend following these steps:

1. Consult an architect or urban planning specialist: A professional can advise you on the feasibility of the project and the legal requirements.

2. Check the municipality's urban development plan: Make sure that residential use is permitted on the specific plot of land.

3. Apply for the necessary urban planning license: Submit the project to the local city council and obtain the required license before beginning any installation.

4. Comply with technical and habitability standards: Ensure that the mobile home meets the technical and habitability requirements set by the relevant regulations.

If you are considering installing a mobile home in Málaga, Marbella, Estepona, Mijas, or Sotogrande, it is essential to get proper advice and comply with all legal requirements. At Munoz Barcia Architects, we are available to answer your questions.

Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69

Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993

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Approval of the Health and Safety Plan: Why It’s a Mandatory Step

One of the most important procedures before starting a construction project—although often overlooked—is the approval of the Health and Safety Plan. This document is key to ensuring that the work is carried out with all the necessary preventive measures, both for workers and for anyone who may be affected by the project. Want to know why it’s necessary? Keep reading…

WHAT IS THE HEALTH AND SAFETY PLAN?

The Health and Safety Plan is a technical document that develops and adapts the Health and Safety Study included in the project, tailoring it to the specific execution conditions of the work. It outlines all foreseeable risks during construction, as well as the necessary prevention, protection, and control measures to eliminate or reduce them.

The plan includes aspects such as:
• Risks associated with the planned work
• Personal Protective Equipment (PPE)
• Site signage
• Emergency procedures
• Access and circulation rules on site

This document must be fully defined before any physical work begins on site. If you want to know the difference between a Study and a Health and Safety Plan, check out our post on the topic.

WHO DRAFTS THE SAFETY PLAN?

The main contractor of the project—meaning the construction company carrying out the work—is responsible for drafting the Health and Safety Plan. This company must adapt the Safety Study or Basic Safety Study (previously prepared by the architect or the coordinator during the project phase) to the actual construction process, the machinery used, the work methods, and the personnel involved.

The responsibility for accurately detailing the preventive measures lies with the builder, who has first-hand knowledge of how the project will be organized.

WHO APPROVES THE PLAN AND WHEN SHOULD IT BE DONE?

Once drafted, the Plan must be approved by the Health and Safety Coordinator in the construction phase, a technician specifically appointed for this role—typically a technical architect or specialized engineer.

Approval must be obtained before the project starts, as no work can begin without an approved plan. This is a legal requirement established under the Occupational Risk Prevention Law and Royal Decree 1627/1997.

Moreover, in many municipalities—including Marbella, Estepona, and Mijas—the City Council may request proof of approval as part of the project start documentation or for random inspections.

WHAT HAPPENS IF THE PLAN IS NOT APPROVED BEFORE STARTING?

Starting construction without an approved Health and Safety Plan constitutes a serious violation. This can lead to financial penalties, project stoppage, and legal liability in the event of an accident.

Additionally, during inspections by labor or urban planning authorities, the developer could face issues if they cannot prove that the plan is approved and in force. That’s why it’s crucial to handle this process properly and in advance.

WHAT ROLE DOES THE ARCHITECT PLAY IN THIS PROCESS?

They are indirectly involved in this process, as part of the project’s technical management team. While they don’t directly approve the plan, they work with the Health and Safety Coordinator to ensure that its contents align with the project and can be safely executed.

They also advise the developer throughout the process—from appointing the coordinator to submitting the plan and checking its approval—something especially important in self-built projects or for first-time developers.

If you're starting a construction project in Málaga, Marbella, Estepona, Mijas, or Sotogrande, make sure you have a technical team overseeing the entire process from the beginning. This includes the support of an architect who coordinates all parties involved and ensures that documentation—such as the Health and Safety Plan—is approved and compliant.

At Munoz Barcia Architects, we’d be happy to answer any questions—feel free to contact us without obligation.

Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69

Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993

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What is the Construction Start Act and Why Is It Essential for Your Project?

When you finally have your building permit in hand and everything is ready to begin construction on your home or renovation, it’s time to formalize one of the most important documents in the entire process: the Construction Start Act ("Acta de Inicio de Obra"). This procedure often raises some questions, so we’ll explain what it is, when it’s signed, who is involved, and why it’s crucial for the legal compliance of your project.

1. WHAT EXACTLY IS THE CONSTRUCTION START ACT?

It is an official document that certifies the actual date on which construction work authorized by the municipal license begins. This act also formalizes who the professionals responsible for overseeing and supervising the construction are: the site manager (architect) and the execution manager (technical architect or "aparejador"). It also identifies the construction company, or the developer if it’s a self-build project.

This document must be signed by all parties involved and then validated ("visado") by the corresponding Professional Associations (Architects’ Association and Technical Architects’ Association). With this, the start of the construction work is officially recorded with local authorities, and the professional oversight (Dirección Facultativa) ensuring correct execution of the project is activated.

 

2. WHY IS IT MANDATORY TO SIGN IT?

Signing the Construction Start Act is not just a formality—it is a legal and administrative requirement to ensure the project is properly supervised and complies with the urban planning obligations established in the permit. Without this signed and validated act, you cannot prove that your construction started within the authorized time frame, which could lead to permit expiration or legal sanctions.

Furthermore, the act is necessary for processing other essential documents, such as the Final Completion Certificate, and for requesting the First Occupancy License at the end of the project. It’s also required to obtain compulsory insurance like the ten-year insurance ("seguro decenal"), particularly for new constructions in areas such as Marbella, Estepona, or Mijas.

3. WHO MUST SIGN THE CONSTRUCTION START ACT?

Several key figures in the building process must sign the Construction Start Act. The architect (site manager) and the technical architect or "aparejador" (execution manager) are the primary professionals responsible. Both must be registered and authorized to practice.

The developer—often the private property owner—must also sign. If a construction company has been hired, it must be identified in the document as well. In some cases, the health and safety coordinator also signs if the project requires such oversight.

4. WHEN SHOULD THE CONSTRUCTION START ACT BE SIGNED?

The right time to sign the Construction Start Act is just before any physical work begins on the site: earthworks, foundations, fencing, etc. It’s not advisable to delay this procedure or begin construction informally, as municipalities like Málaga, Marbella, or Sotogrande frequently carry out urban inspections and may require documented proof that all protocols have been followed.

In some municipalities, such as Marbella or Estepona, in addition to the validated act, an express communication of project commencement is required via a formal declaration or prior notification. It is essential to coordinate these steps with your architect to avoid delays or penalties.

5. WHAT INFORMATION DOES THE CONSTRUCTION START ACT INCLUDE?

Generally, the Construction Start Act includes:

• Developer’s details.

• Exact location of the construction site.

• Building permit information.

• Technical project data.

• Names and registration details of the responsible professionals.

• Name of the construction company, if applicable.

• Planned start date and estimated duration.

All information must align with what was approved in the building permit and technical project.

CONCLUSION: THE FIRST STEP TO START YOUR PROJECT

Although it may seem like a minor procedure, the Construction Start Act is a key document in the construction of your home or project. It marks the official beginning of the work and ensures everything is done under proper technical supervision and in compliance with the law.

Are you starting your project in Málaga, Marbella, Estepona, Mijas, or Sotogrande? At Munoz Barcia Architects, we’re happy to guide you—contact us!

Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69

Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993

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Tourist Apartments Banned in Málaga: Zones, Regulations, and Consequences

Do you own a tourist apartment in Málaga? Or are you thinking about turning your home into an Airbnb but don’t know where to start or what requirements you need to meet? You may have recently heard about a new regulation, Additional Provision No. 3, which is causing a lot of confusion and concern among property owners and investors. This regulation introduces significant restrictions on the tourist use of residential properties and could drastically change how this type of activity operates in the city.

If you’re interested in understanding how this new provision affects you and what steps you should take next, this article explains everything you need to know.

1. WHY ARE THERE RESTRICTIONS NOW?

Until now, urban legislation had not clearly addressed the massive growth of tourist apartments in Málaga, especially in areas like the Historic Center, La Malagueta, and Soho.

With the newly approved modification:

• Clear rules are established on where new tourist apartments can be located.

• Residential areas already saturated with tourist rentals are protected.

• Regulations are set for which buildings can house new tourist apartments and under what conditions.

• It aims for a more sustainable tourism model that respects Málaga’s identity and residents' quality of life.

In short: more legal certainty for owners and investors, but also tighter control over new openings.

 

2. WHEN DOES THIS REGULATION COME INTO FORCE?

Currently, the modification has been initially approved (April 2025).

The process is as follows:

1. Public exhibition period (30 calendar days) for submitting objections.

2. Evaluation of objections and final approval by the City Council’s Plenary Session (expected in the second half of 2025).

3. Official publication and immediate entry into force thereafter.

If everything goes as planned, the new PGOU Málaga 2025 regulation could come into effect in autumn of this year.

What does this mean for you? Now is the time to review your situation and get ahead of the changes before they become mandatory.

 

3. HOW COULD THIS AFFECT YOU IF YOU HAVE OR WANT A TOURIST APARTMENT IN MÁLAGA?

This new regulation could impact you in several ways:

• If you already operate a tourist apartment, you must ensure it complies with the new requirements.

• If you want to convert a property into a tourist apartment, there will be new zoning and building conditions.

• If you are planning to buy for investment, you'll need to carefully consider location and applicable regulations.

• In newly constructed buildings, special requirements could be imposed to ensure residential and tourist uses are compatible.

Therefore, if you are thinking about investing in tourist apartments in Málaga, proper legal and urban planning advice is more crucial than ever.

 

4. DOES THIS REGULATION ONLY AFFECT MÁLAGA CITY CENTER?

No. Although the Historic Center is one of the main focus areas, the regulation will apply across the entire city of Málaga, including coastal, tourist, and emerging neighborhoods.

5. IN WHICH AREAS OF MÁLAGA WILL THERE BE MORE RESTRICTIONS?

Especially in neighborhoods already saturated with tourist apartments, such as the Historic Center, El Perchel, and La Malagueta. Each zone will have its specific regulations.

 

6. CAN I CONTINUE RENTING OUT MY TOURIST APARTMENT IN MÁLAGA?

It depends. If your property already has a license and meets the requirements established by the new modification, you can continue operating. If not, you will have to adapt to the new standards.

 

7. DO I NEED TO TAKE ACTION IF I ALREADY HAVE A REGISTERED TOURIST APARTMENT?

It will depend on the area and whether you meet the new urban planning conditions. Although acquired rights will generally be respected, it is highly advisable to review your legal situation as soon as possible.

 

8. DOES THIS REGULATION AFFECT NEWLY CONSTRUCTED BUILDINGS?

Yes. New buildings intended for tourist apartments must meet additional requirements such as accessibility, adequate communal spaces, and compliance with compatible use regulations.

9. CAN I ADAPT MY PROPERTY TO COMPLY WITH THE REGULATION?

In many cases, yes. With the right advice, you can make adjustments that will allow you to continue operating legally or find profitable alternative uses for your property.

 

10. WHAT IF I BUY A PROPERTY NOW? WILL I HAVE PROBLEMS WHEN THE REGULATION CHANGES?

If you buy a property now, it is crucial to have an expert verify whether it will comply with the new PGOU Málaga 2025 regulations. This will help you avoid unpleasant surprises later.

 

11. IS IT A GOOD TIME TO INVEST IN TOURIST APARTMENTS IN MÁLAGA?

Yes, but you must carefully select the property and its location. An investment backed by sound advice and adapted to the new regulation will offer greater profitability and security in the long term.

 

12. WHAT HAPPENS IF I IGNORE THE NEW REGULATION?

Operating a tourist apartment without complying with the new rules could result in:

• Significant financial penalties.

• Closure of your activity.

• Difficulties selling or renting the property in the future.

And you? Are you going to secure your investment?

At Munoz Barcia Architects, we are experts in urban planning regulations and we help you:

• Analyze if your property complies with the new regulation.

• Handle licenses and necessary permits.

• Maximize the value and profitability of your property in Málaga.

Contact us for a free consultation.

Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69

Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993

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Responsible Declaration for First Occupancy License: What It Is and How to Process It

Completing a new build or major renovation is an exciting milestone—but it also comes with a final set of legal steps. One of the most important is obtaining the First Occupancy License (FOL). However, in many municipalities across the Costa del Sol—such as Málaga, Marbella, Estepona, or Mijas—there’s a much faster alternative: the responsible declaration.

In this article, we’ll explain what the responsible declaration for the first occupancy license is, what advantages it offers, how to submit it, and when you can use it.

WHAT IS THE RESPONSIBLE DECLARATION FOR THE FOL?

The responsible declaration is a document in which the developer or property owner notifies the Town Hall that the building complies with all technical and urban planning requirements to obtain the First Occupancy License, taking full responsibility for the truthfulness of the information provided.

This procedure replaces the traditional license application, which means you can legally occupy the property from the moment the documentation is submitted—without waiting for Town Hall approval.

WHEN CAN YOU USE THE RESPONSIBLE DECLARATION?

In some areas like Málaga, Marbella, Estepona, Mijas, and Sotogrande, you can use this route if certain conditions are met. Generally, you can submit a responsible declaration when:

• The construction is complete and matches the approved project

• There are no significant modifications to the original design

• The work has been supervised by qualified professionals (architects or technical architects)

• The dwelling complies with all habitability and safety standards set by local and regional regulations

In these cases, no physical inspection by the Town Hall is required. You simply present the declaration with all necessary documents—and you're ready to move in.

WHAT DOCUMENTS MUST BE SUBMITTED?

Although it’s called a “responsible declaration,” that doesn’t mean it lacks oversight. You must submit a full technical dossier to prove the project was completed according to the approved plans.

Typically, this includes:

• Final Works Certificate endorsed by the architect and technical architect

• Copy of the approved building license

• As-built plans

• Installation certificates (electricity, plumbing, telecoms, etc.)

• Energy efficiency certificate

• Proof of fee payments

• In some municipalities, the Building Book

Once everything is submitted, the architect signs the declaration, and the file is registered.

WHAT ARE THE ADVANTAGES COMPARED TO THE TRADITIONAL PROCEDURE?

The main advantage is speed. While a traditional FOL application may take 1 to 3 months, with this process:

• You can move in immediately

• No need to wait for Town Hall approval

• You can activate utility services (water, electricity, gas) right away

• It’s especially helpful for urgent formalities—like notarizing the property, securing a mortgage, or signing a rental agreement

WHAT ARE THE RISKS IF THE DECLARATION IS FALSE?

By signing a responsible declaration, you’re legally committing that the property meets all applicable requirements. If the Town Hall later inspects the property and finds discrepancies, it can:

• Initiate a sanctioning process

• Require corrective work

• Even revoke the authorized use of the dwelling

A RESPONSIBLE DECLARATION—YES, BUT WITH TECHNICAL BACKUP

The responsible declaration for first occupancy is a highly efficient tool that allows you to legalize and inhabit your home quickly, particularly in municipalities like Marbella, Estepona, Mijas, or Málaga. However, it’s not just a form—it requires technical rigor, responsibility, and a complete and accurate file.

If you have any questions about how to begin processing your first occupancy license through a responsible declaration, Munoz Barcia Architects is here to help. Don’t hesitate to contact us!

Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69

Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993

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First Occupancy License: What It Is and How to Get It

After months (or even years) of construction, the long-awaited moment arrives: the keys are in your hand, the home is finished, and everything seems ready to move in. But before you can live in or rent out the property, there’s one essential step: obtaining the First Occupancy License (FOL).

This crucial procedure often raises questions. That’s why we’re breaking down what it is first occupancy license, when it’s required, how to apply for it, and what happens if you don’t have it—complete with examples from different municipalities.

WHAT IS A FIRST OCCUPANCY LICENSE?

The First Occupancy License, also known as a Use or Habitation License, is an official document issued by the Town Hall. It certifies that a newly built property—or one that has undergone a change of use—has been constructed in accordance with the approved project and meets all necessary requirements for habitability, safety, and urban planning.

In simple terms: it’s the permit that confirms the property is legally ready to be inhabited.

 

WHEN IS IT REQUIRED?

The FOL is mandatory in the following cases:

• Newly built homes

• Buildings or premises undergoing a change of use (e.g., from commercial to residential)

• Full rehabilitations or extensions that affect habitability

• Horizontal property divisions for registering new dwellings

• Activation of permanent utilities (electricity, water, gas)

• Mortgage applications or registration at the Land Registry

 

WHAT HAPPENS IF YOU DON’T HAVE IT?

Living in or renting out a property without this license can lead to:

• Urban planning fines for illegal occupation

• Inability to activate permanent utility services

• Problems when selling or notarizing the property

• Lack of coverage from home insurance

In tourist areas like Sotogrande, Marbella, or Mijas Costa, not having an FOL may also prevent you from registering for a tourist license or holiday rental (VUT).

WHAT DOCUMENTS DO I NEED TO OBTAIN THE FIRST OCCUPANCY LICENSE?

Each Town Hall has its own requirements, but generally—especially in places like Málaga, Marbella, Estepona, or Mijas—you’ll need:

• Final Works Certificate, signed and endorsed by the architect and technical architect

• Original building permit

• Endorsed project or technical report

• Installation certificates (electricity, plumbing, telecommunications, etc.)

• Building Book (for developments)

• Proof of payment of the Construction, Installations and Works Tax (ICIO) and municipal fees

• Health & Safety Coordinator’s Final Declaration (if applicable)

In most cases, the architect handles the preparation, submission, and full follow-up of the application.

 

HOW LONG DOES IT TAKE TO BE ISSUED?

Timeframes vary depending on the municipality and number of applications:

• In Málaga city, it can take between 2 to 4 weeks, if everything is in order

• In Marbella, the average is around 1 to 2 months

• Estepona and Mijas sometimes allow processing through sworn declaration, enabling occupancy from day one if documentation is complete

• In Sotogrande (San Roque), it depends on the Urban Planning Office, but with solid preparation, the process flows smoothly

 

WHY HIRE A LOCAL ARCHITECT?

Each Town Hall has its own particularities and regulations. For example:

• Málaga has heritage-protected zones that require a Cultural Heritage report

• Marbella and Mijas apply urban regulations that vary by district

• Estepona may request additional certificates for non-consolidated land

• Sotogrande enforces strict urban planning rules due to its exclusive character

Working with an architect familiar with local regulations saves you time, paperwork, and potential headaches.

At Munoz Barcia Architects, we’re happy to help you with every step of the process. Not only do we design your home, but we also handle all technical and legal procedures so you can enjoy peace of mind. Call us without obligation.

Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69

Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993

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Building permit: Frequently Asked Questions

If you're thinking about building a house, renovating an apartment, or even extending your current home, there’s one step you can’t skip: applying for a building permit. Getting this approval is essential to avoid fines, ensure your project is legal, and make sure everything is done safely. In this article, we’ll explain everything you need to know about building permits:

WHAT IS A BUILDING PERMIT?

A building permit is an administrative authorization granted by the Town Hall that allows you to legally carry out construction work—whether it’s new construction, renovation, extension, or demolition. It confirms that your project complies with current urban, technical, and safety regulations.

In other words, it’s the official green light to start construction—and without it, not a single brick should be laid.

WHEN IS A BUILDING PERMIT MANDATORY?

The short answer: almost always, if the work affects the building’s structure or layout.

Building permits are generally divided into two main categories:

1. Major Building Permit

Required for:

• New constructions

• Complete renovations

• Structural changes, or alterations to façades or roofs

• Increases in built surface area

• Change of use (e.g., converting a commercial unit into a residence)

2. Minor Building Permit

Applied to simpler works, such as:

• Interior refurbishments that don’t affect structure or façade

• Replacement of finishes or windows/doors

• Maintenance or conservation tasks

Each Town Hall has its own criteria for what qualifies as major or minor work, so it’s always best to check with a professional or your local council.

WHAT HAPPENS IF I CARRY OUT WORK WITHOUT A PERMIT?

Doing work without a building permit is considered an urban planning violation, and may lead to:

• Significant financial penalties

• Immediate suspension of the construction

• Inability to register the home or connect utilities

Also, in the event of a claim (like a fire or collapse), your insurance may not cover the damages if the work wasn’t legal. That’s why I always tell my clients: applying for a permit isn’t just a formality—it’s a legal and technical safeguard.

WHAT DOCUMENTS DO I NEED TO APPLY FOR A BUILDING PERMIT?

Depending on the type of project, your Town Hall will ask for different documents. Generally, you’ll need:

• Endorsed technical project, prepared by a registered architect (for major works)

• Technical report (for minor works)

• Estimated construction budget

• Basic health and safety study

• Municipal application form

• Proof of payment of fees and taxes (ICIO)

Your architect can take care of preparing and submitting this paperwork, as well as tracking the application until it’s approved.

HOW LONG DOES IT TAKE TO GET A BUILDING PERMIT?

Timeframes vary depending on the Town Hall and the nature of the work. For minor works, it can take between 1 to 4 weeks. For major projects, the process can take 2 to 3 months, especially if additional reports are needed from Heritage, Environment, or other departments.

Having a complete, well-prepared application from the start helps minimize delays.

WHAT ARE THE ADVANTAGES OF GETTING A BUILDING PERMIT?

Applying for a building permit might feel tedious, but it comes with many benefits:

• Avoids fines and legal issues

• Allows you to take out construction insurance with peace of mind

• Makes it easier to sell or rent the property in the future, as everything is properly registered

• Ensures the work meets safety and quality standards

At Munoz Barcia Architects, we support our clients from day one. We don’t just design your home or renovation—we handle the entire legal and technical process so you don’t have to worry about a thing. Contact us with no obligation.

Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69

Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993

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What Is the End of Construction (Final de Obra) and Why Is It So Important in a Building Project?

One of the key moments in any construction project is the completion of the work. But finishing a job doesn’t just mean removing scaffolding or cleaning up the site. For a building to be officially considered finished, a formal document must be issued: the Final Certificate of Construction (Certificado Final de Obra, or CFO). So, what exactly is it? Who signs it? Here’s everything you need to know—whether you’re a technical professional or a property developer.

WHAT IS THE “FINAL DE OBRA”?

The Final de Obra marks the stage when the construction management team—comprised of the Project Architect (Director de Obra) and the Site Manager (Director de Ejecución de Obra)—certifies that the building work has been completed according to the approved project and any subsequent modifications, and that the building is ready to be used or occupied.

This is formalized in an official document: the Final Certificate of Construction (CFO), which must be signed and sealed by the appropriate professional association and submitted to the local council in order to obtain the First Occupancy License (Licencia de Primera Ocupación) or to register the property in the Land Registry.

WHO ISSUES THE FINAL CERTIFICATE OF CONSTRUCTION (CFO)?

The CFO must be issued and signed by the construction management team:

• Project Director: Usually an architect, responsible for the overall project and design.

• Construction Director: Typically an architectural technologist (or quantity surveyor), responsible for the correct execution of the construction work.

Both professionals must be officially registered with their professional associations and legally authorized to practice. The certificate may also include observations or clarifications if there were any significant changes to the original project.

WHAT DOES THE FINAL CERTIFICATE CONFIRM?

The CFO certifies that:

• Construction work is 100% completed.

• The project was built according to the approved technical plans and any official modifications.

• All conditions of the building permit have been met.

• The building is safe, functional, and fit for use.

• The project complies with the Spanish Building Code (CTE).

Without the Final Certificate of Construction, the building cannot be legally used, sold, or registered as a completed property.

WHAT OTHER DOCUMENTS ARE NEEDED ALONGSIDE THE CFO?

In addition to the CFO, this final phase includes other key documents such as:

• Building Logbook

• Certificates for utilities (electrical, plumbing, HVAC, etc.)

• Quality control reports

• Final safety and health statement from the site safety coordinator

• Building permit and any modifications

• Any other documents required by the local authority or regional regulations

All these are crucial for processing the First Occupancy License.

IS IT MANDATORY TO SUBMIT HE CFO TO THE PROFESSIONAL ASSOCIATION?

Yes. In most cases, the CFO must be submitted to the relevant professional association (such as COA or COAAT). This ensures the document is legally valid and all technical requirements are met.

Collegiate validation also helps facilitate subsequent processes with city councils, notaries, or land registries.

WHAT HAPPENS AFTER THE CFO IS SIGNED?

Once signed and sealed by the professional association, the CFO is submitted to the local council along with the rest of the required documents to request the First Occupancy License. This license legally allows the property to be:

• Occupied

• Sold

• Rented

It is also a mandatory step before:

• Activating permanent utility services (electricity, water, gas, etc.)

• Registering the property as a completed construction

• Issuing the ten-year insurance policy (if not done earlier)

• Completing notarial or mortgage procedures

WHAT ARE THE CONSEQUENCES OF NOT PROCESSING THE CFO CORRECTLY?

Failing to issue or register the Final Certificate of Construction can lead to serious legal and financial problems, including:

• Inability to register or sell the property

• Problems connecting utilities

• Potential fines or administrative sanctions

• Being unable to take out the ten-year insurance, if required

• Risk of legal liability for technical professionals

THE CFO AS A GUARANTEE OF QUALITY AND COMPLIANCE

The CFO represents the official close of the construction process. Its proper issuance guarantees the building was executed in accordance with the project and legal standards, and allows for its legal occupation, use, and commercialization.

• For technical professionals, it marks the end of their construction responsibilities.

• For developers, it’s the starting point to legally sell or lease the property.

• For public authorities, it ensures compliance with building and planning regulations.

In short, a properly handled CFO process protects everyone involved in a construction project.

If you’re working on an architectural project in Málaga, Marbella, Estepona, Sotogrande, Mijas, or anywhere in Southern Spain, at Munoz Barcia Architects, we’d be delighted to help you with any questions. Contact us—no obligation!

Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69

Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993

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What Is a Technical Control Body (OCT) and Why Is It Key in Construction?

In the context of construction in Spain—especially in projects that require technical guarantees to ensure their viability and long-term sustainability—the term OCT often comes up: Organismo de Control Técnico, or Technical Control Body. While not always legally mandatory, its involvement is increasingly common, particularly in real estate developments involving financing or requiring ten-year insurance (seguro decenal).

In this article, we’ll explain what an OCT is, its role, the types of projects it’s involved in, and the value it adds to the construction process.

WHAT IS AN OCT?

An OCT (Organismo de Control Técnico) is an independent technical entity whose main purpose is to verify and monitor the technical quality of a construction project. Its core mission is to closely follow the building process—especially the structural aspects—and issue the necessary reports that serve as a basis for taking out the ten-year insurance.

Although their role isn’t explicitly required by urban planning regulations or Spain’s Código Técnico de la Edificación (CTE), insurance companies typically demand their involvement in order to underwrite a ten-year structural warranty policy.

WHAT DOES AN OCT MONITOR?

An OCT focuses mainly on the structural integrity of the building. It doesn’t design, direct, or build—rather, it independently audits whether what has been built matches the technical plans, and ensures that construction standards are met for insurance purposes.

Their tasks usually include:

• Reviewing the structural design and geotechnical study

• Monitoring the execution of foundations and structural elements

• Conducting quality control on structural materials

• Ensuring compliance with the technical specifications of the project

• Issuing technical reports at each critical phase of construction

An OCT does not intervene in design or construction decisions, but it does flag any deviations or failures that could affect the building’s structural safety.

WHO HIRES THE OCT?

The OCT is usually hired by the developer, though sometimes the contractor or even the designer might take the initiative, depending on the business model. Regardless, the OCT’s independence is essential—it must not be involved in the design team, construction team, or any of the other agents carrying out the building works.

Ideally, the OCT is brought in during the project phase, since one of its first tasks is reviewing the technical documents before construction begins.

WHY AN OCT REQUIRED FOR TEN-YEAR INSURANCE?

Ten-year insurance (seguro decenal) is mandatory in Spain for any residential building intended for sale. Its purpose is to cover structural defects for ten years after construction. For an insurer to assume such a long-term risk, it requires technical validation—favorable reports issued by an OCT.

In this way, the OCT acts as a technical guarantor of the process, ensuring the structure complies with both the project specifications and the standards required by the insurer.

OCT vs. CONSTRUCTION MANAGEMENT

Although often confused, the OCT is not the same as the Dirección Facultativa (Construction Management team), which includes the Project Manager and Site Manager.

• The Dirección Facultativa is actively involved in the project, with legal and contractual responsibilities.

• The OCT is external and neutral, with no executive authority—its role is to audit, not to manage.

Its job is objective and technical, focused on preventing structural failures, rather than overseeing the entire project or coordinating teams.

If you’re planning an architecture project in Málaga, Marbella, Sotogrande, Estepona, Mijas, or anywhere else in Southern Spain, at Munoz Barcia Architects we’d be happy to help answer all your questions. Don’t hesitate to give us a call—no strings attached!

Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69

Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993

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