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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Are You Building in Torremolinos? Discover the New Municipal Ordinance

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?

WHAT DOES JUDGMENT 1917/2024 ESTABLISH?

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 for Your Construction Project

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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New Additional Provision 3rd. Tourist Apartments (Modification of Málaga’s 2011 PGOU): Frequently Asked Questions

Málaga is changing, and if you have —or are thinking of having— a tourist apartment, this news directly concerns you. The Málaga City Council has initially approved a major modification of the 2011 General Urban Development Plan (PGOU) or Plan General de Ordenación Urbana en Málaga, including a new 3rd Additional Provision called Nueva Disposición Adicional 3ª. Viviendas de uso turístico, that regulates tourist apartments for the first time. This new regulation seeks to balance tourism growth with the quality of life of year-round residents.

What does this mean for you? Keep reading, because it could affect your property, your investments… and your future plans.

1. WHAT EXACTLY IS CHANGING WITH THE NEW PGOU MÁLAGA 2025 REGULATION FOR TOURIST APARTMENTS?

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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What Is the Ten-Year Insurance? 6 Essential Questions Answered

Buying a home or building one from the ground up is, for many people, the project of a lifetime. But when it comes to construction, it’s not just about the house being beautiful, functional, or well laid out. What truly matters is that it’s well built and safe. And to protect that peace of mind, there’s an important guarantee you should know about: the ten-year insurance.

Yes, it sounds technical — but it’s more important than it seems. In this article, we’ll explain in simple terms what it is, what it’s for, when it’s mandatory, and why it’s essential for any new construction project.

1. WHAT IS THE TEN-YEAR INSURANCE?

The ten-year insurance (seguro decenal) is a legally required insurance policy that covers material damage caused to a building due to structural defects or flaws that directly compromise its mechanical strength and stability. It is regulated by Spain’s Building Regulation Law (Ley de Ordenación de la Edificación or LOE).

This insurance provides the homebuyer with protection against serious construction faults that may not be detectable at the time of purchase but can appear over time and affect essential structural elements of the building.

2. WHEN IS IT MANDATORY?

According to the LOE, ten-year insurance is mandatory for all buildings intended primarily for residential use, as long as they are going to be sold. That is, if a developer builds a property with the intention of selling it, they must take out the policy before registering the property in the Land Registry.

For individual self-builders (autopromotores), it’s not required if they don’t intend to sell the property within 10 years. However, if they do decide to sell it before that period is up, they must either provide the insurance policy at the time of sale or obtain it retroactively—something that can come with added costs and complications in securing coverage.

3. WHAT EXACTLY DOES IT COVER?

The ten-year insurance doesn’t cover all types of defects. Its coverage is strictly limited to material damage affecting:

• The foundation, structure, and load-bearing elements that compromise the building’s stability.

• Defects that originate from or affect structural elements and endanger the building’s safety or livability.

It doesn’t cover aesthetic damage, finish defects, or maintenance issues. Other types of guarantees exist for those, such as the three-year insurance (seguro trienal) or the one-year completion guarantee, although these are not mandatory.

4. WHO TAKES OUT THE POLICY?

Typically, the developer is responsible for purchasing the insurance—whether it’s a real estate developer or a private self-builder. In order for the insurer to issue the policy, a technical control body (Organismo de Control Técnico, or OCT) must be involved from the start of the construction. This body supervises the entire building process and prepares reports to ensure quality standards are met.

5. HOW MUCH DOES IT COST?

The cost of ten-year insurance depends on several factors: the size of the project, the type of foundation, the location of the land, the developer’s background, and the level of construction quality. As a reference, it typically ranges between 0.6% and 1.5% of the total construction cost, with around 1% being the most common.

It may seem like just another expense, but think of it as a long-term investment in peace of mind. If there’s a serious structural fault, the difference between having this insurance or not can easily amount to thousands—or even hundreds of thousands—of euros.

6. HOW DOES IT AFFECT THE DEVELOPER?

For the developer, the ten-year insurance represents an added cost, both financially and technically. However, it builds greater trust with buyers, makes properties easier to sell, and protects the developer from major liability claims.

Furthermore, in financed developments, banks usually require this insurance to approve the development loan and to allow individual mortgage signings.

If you have an architecture project in Málaga, at Munoz Barcia Architects, we’ll be happy to help you with all your questions. Feel free to give us a call—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 Basic Health and Safety Plan? and How is it Different from A Basic Study?

If you've heard about a Basic Health and Safety Plan or a Basic Study, it might all sound like just paperwork—but there’s much more behind these documents. In this article, we’ll explain clearly what they are, how they differ, and why you need one (or both) to ensure your construction project is not only beautiful but also safe.

WHAT A BASIC HEALTH AND SAFETY PLAN?

The Basic Health and Safety Plan is a document created by the construction company or contractor before starting any on-site work. Think of it as a personalized version of the safety study developed during the project design phase. It outlines the specific safety measures that will be applied in your actual construction site. This includes how workers will be protected, what equipment will be used, how risks will be signposted, emergency procedures, and more.

This plan must be approved by the Health and Safety Coordinator (if there is one), or by the supervising architect or technical team. It is a mandatory document, and no construction should begin without it.

WHAT IS A BASIC HEALTH AND SAFETY STUDY?

The Basic Study of Health and Safety is prepared during the design phase of the project, before any physical work begins. It’s usually drafted by the architect or project designer, and its goal is to define general safety measures to be considered during construction.

This study identifies potential risks and gives broad recommendations for preventing them. It’s used as a foundation for the contractor to later create a detailed, site-specific safety plan. Unlike a full Health and Safety Study, the basic version is designed for smaller or simpler projects, such as home renovations or minor builds.

MAIN DIFFERENCES BETWEEN THE TWO

The key difference lies in their timing, purpose, and authorship. The Basic Study is created during the project phase by the designer and outlines general safety intentions. It’s more theoretical and sets the framework. On the other hand, the Basic Plan is drawn up later, right before the work starts, by the contractor. It turns those general ideas into concrete safety actions tailored to the site and the team.

The Study is usually required for low-risk or small-scale works, especially when a full Health and Safety Study is not needed. The Plan, however, is always mandatory if there’s a study involved—whether basic or complete.

WHEN IS EACH ONE USED?

You’ll typically use a Basic Health and Safety Study for projects like small renovations or self-build homes in places like Estepona, Marbella, Mijas, Sotogrande, or Malaga—works with low complexity, budget, and risk.

The Basic Health and Safety Plan is required on all projects where a safety study exists. It’s the document that allows the site to open and must remain on-site throughout the build to ensure everything runs safely.

We recommend that you carry out these processes with the help of a professional who can guide you properly. At Munoz Barcia Architects, we have years of experience and professionals available to answer your questions and advise you on any issues you may have, free of charge. 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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Health and Safety Coordinator: Everything You Need to Know for A Safe Construction Site

When we think about a construction project, we usually picture blueprints, materials, and machinery... But we rarely consider the most important aspect: the safety of the people working on site. This is where a crucial yet often overlooked figure comes into play: the Health and Safety Coordinator (HSC). Do you really know the role they play in every project? Let’s break it down:

WHAT IS A HEALTH AND SAFETY COORDINATOR?

The Health and Safety Coordinator (HSC) is the technical professional responsible for planning, controlling, and coordinating occupational risk prevention measures during the different phases of a construction project. Their main role is to ensure that work is carried out safely, minimizing risks and preventing accidents. This role is regulated by Royal Decree 1627/1997, which sets the minimum safety and health requirements on construction sites in Spain.

WHEN IS A HEALTH AND SAFETY COORDINATOR REQUIRED?

Not every construction project legally requires an HSC, but in most cases, it is mandatory. Specifically, Spanish law requires appointing a coordinator whenever more than one company is involved in a project—or when a company and one or more self-employed workers are working together. Even in projects with just one contractor, a coordinator may still be required depending on the complexity of the work. That’s why for most residential or renovation projects, having an HSC is essential.

WHAT ARE THE RESPONSIBILITIES OF THE HSC?

The Health and Safety Coordinator has a role both during the project design phase and during the construction phase:

• During the design phase, they are responsible for drafting or reviewing the Health and Safety Study and ensuring that risk prevention principles are integrated from the start.

• During the construction phase, their responsibilities include:

• Coordinating the implementation of the Health and Safety Plan.

• Adapting the plan if there are project changes.

• Monitoring compliance with safety measures by all companies and workers on site.

• Acting as a liaison with labor inspectors when needed.

• Conducting regular site visits, writing technical reports, and, if necessary, recommending the suspension of work due to serious risk.

WHO CAN BE A HEALTH AND SAFETY COORDINATOR IN ARCHITECTURAL PROJECTS?

This role must be filled by a professional with a technical background in construction, such as an architect, technical architect, engineer, or technical engineer, who also holds specific training in occupational risk prevention (minimum 200 hours, as required by law). It’s not enough to simply be a construction technician—you need additional qualifications and experience in safety.

WHY IS THE HEALTH AND SAFETY COORDINATOR SO IMPORTANT?

Beyond being a legal requirement in many cases, the HSC adds enormous value to any project. Their work reduces the risk of workplace accidents, ensures regulatory compliance, and fosters a safer, more efficient work environment. Their presence also boosts the image of the developer or builder, showing a strong commitment to the safety and well-being of the workforce.

In short, a good HSC identifies and addresses risks before they become problems. Their work not only protects lives—it also safeguards the project from technical, legal, and financial setbacks.

HOW IS THIS DIFFERENT FROM A SAFETY RESOURCE?

It’s important not to confuse the Health and Safety Coordinator with other roles related to prevention, such as the Safety Resource (Recurso Preventivo). While the HSC is responsible for the overall planning and coordination of site safety, the Safety Resource is usually present during specific high-risk activities (like working at height or in confined spaces) to monitor compliance with safety measures in real time. These two roles are complementary but serve different functions.

If you’re planning a renovation, a new build, or any type of construction project in Estepona, Marbella, Mijas, Sotogrande, or the greater Malaga area, don’t hesitate to reach out. At Munoz Barcia Arquitectos, we bring years of experience and a team of professionals ready to answer your questions and offer free, no-obligation guidance.

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 Construction Works Execution Manager?

When it comes to building with quality, safety, and efficiency, there’s a key technical figure essential to the process: the Construction Works Execution Manager (CWEM) or Director de Ejecución de Obra (DEO) in Sourthern Spain. In this article, we’ll explain who this professional is, what their responsibilities are, why their role is so important, and how they can make the difference between a problematic project and a well-executed one.

WHAT IS A CONSTRUCTION WORKS EXECUTION MANAGER?

The Construction Works Execution Manager—also known as the technical site manager or quantity surveyor—is the professional responsible for overseeing the proper execution of work on a construction site. Their main role is to ensure that the construction work is carried out in accordance with the approved project, complies with current regulations, and guarantees the quality and safety of the building.

WHAT ARE THE RESPONSIBILITIES OF THE CWEM?

The responsibilities of the Construction Works Execution Manager include:

• Technical supervision: Ensuring the execution of the construction work aligns with the project, technical specifications, and the instructions of the Project Architect.

• Quality control: Verifying that the materials and construction systems used meet the required quality standards.

• Regulatory compliance: Making sure the project complies with all relevant urban planning and building regulations.

• Site safety: Coordinating and supervising health and safety measures during the execution of the works.

• Documentation and certifications: Preparing and signing necessary certifications—such as the completion certificate—and keeping the project’s technical documentation up to date.

DO YOU NEED A GOOD CWEM?

Hiring a good construction works execution manager is not just a legal requirement—it’s a smart investment. Why?

• Prevents costly mistakes during construction.

• Ensures high-quality finishes and structural integrity.

• Simplifies the processing of permits, certifications, and legal documentation.

• Reduces delays and conflicts with contractors.

• Helps optimize costs without compromising quality.

It’s common to confuse the Project Architect and the Construction Works Execution Manager, but their roles are different and complementary. This article helps clarify the distinction between the two.

THE SUCCESS OF YOUR PROJECT IS IN THE DETAILS (AND WHO OVERSEES THEM)

Hiring a skilled Construction Works Execution Manager is a strategic decision that will directly impact the success of your project. Not only will you comply with legal requirements, but you’ll also ensure your project is built with quality, efficiency, and no unpleasant surprises.

If you're about to start a renovation, new home, or any type of construction project, don’t hesitate to contact us. At Munoz Barcia Arquitectos, we have years of experience and professionals ready to help with any questions—free of charge. 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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Architecture and Design: 3 Keys to a Successful Project

At Munoz Barcia, we specialize in architectural projects that combine functionality, aesthetics, and sustainability. From the initial concept to the final execution, we strive to design unique spaces that adapt to our clients' needs. To achieve this, we work in synergy with various professionals, ensuring impeccable execution at every stage of the process.

1. OUR WORK PROCESS

Each project begins with a conceptualization phase in which we analyze the client’s requirements, the context of the space, and the architectural possibilities. From there, we develop a design that not only respects the structure and practicality of the location but also enhances its visual appeal and comfort.

2. THE SECRET TOUCH IN OUR PROJECTS

We believe that architecture and interior design must go hand in hand for a project to be truly successful. That’s why we consider it essential to have interior design experts who bring their vision and expertise to complement our architectural work in locations such as Málaga and Estepona.

One of our regular collaborators in this field is M&B Interior Design, a studio specializing in creating warm, elegant, and functional spaces. Their detail-oriented approach and focus on personalized environments make them an ideal partner for many of our luxury architecture projects in Sotogrande and Marbella.

3. A COORDINATED EFFORT

Collaborating with interior design experts like M&B Interior Design allows us to ensure that each space maintains visual harmony and optimal usability. From furniture selection to lighting and finishes, we work together to seamlessly integrate every element into the overall design, whether it’s a villa in Marbella, a renovation in Málaga, or a new construction in Estepona.

Thanks to this teamwork, our projects not only meet the highest architectural standards but also offer a complete visual and sensory experience.

If you are looking for a team to help you bring your project to life with a comprehensive approach, we are here to guide you through every stage of the process.

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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Are You Ready to Build Your Luxury Home? 10 Crucial Questions to Ask Your Architect

Building a luxury home is not just a design project; it's a long-term investment. Choosing the right architect is crucial to bring your vision to life in the most efficient way, without unpleasant surprises, and with a spectacular result. Here are 10 key questions to ensure success in the process. Don't miss them!

1. WHAT EXPERIENCE DO YOU HAVE IN DESIGNING LUXURY HOMES?

Experience is crucial when it comes to high-level projects. Make sure your architect has a solid track record in planning and executing luxury homes. At Munoz Barcia Architects, for example, we specialize in exclusive projects, ensuring a detailed approach to handling design challenges, materials, and high-level budgets.

2. HOW DO YOU APPROACH CUSTOM DESIGN?

The essence of a luxury home lies in customization. Every detail should be tailor-made, from the layout to the finishes. Ask how the architectural firm integrates your specific desires and needs into the design, and how they ensure the home is unique and reflects your personal style. The right architectural services prioritize your vision and guarantee exceptional results.

3. WHAT IS YOUR APPROACH TO OPTIMIZING THE BUDGET?

Although we’re talking about a luxury home, a good architect knows how to manage the budget efficiently without sacrificing quality. Ask how the architectural professionals ensure costs stay within the planned limits and how they handle potential adjustments during the construction process.

4. WHAT TYPE OF MATERIALS DO YOU RECOMMEND FOR A LUXURY CONSTRUCTION?

The materials chosen by your architect will directly impact the quality, appearance, and durability of your home. Ask about the high-end material options that the architectural firm considers most suitable for your home’s design, from interior finishes to structural elements. The team should suggest materials that combine durability, aesthetics, and sustainability, which are key pillars in any high-level architectural project.

5. HOW DO YOU HANDLE PERMITS AND LOCAL REGULATIONS?

Obtaining permits and complying with local regulations can be one of the most complicated parts of construction. At Munoz Barcia, we have an expert team that efficiently handles the entire permit process and ensures the project meets all local regulations. We know how to anticipate legal obstacles and ensure a smooth workflow.

6. WHAT IS YOUR APPROACH TO ENSURING SUSTAINABILITY AND ENERGY EFFICIENCY?

Sustainability is a priority in modern constructions, even in luxury homes. Ask about the energy efficiency strategies the architect can implement, such as installing solar panels, advanced insulation, or using eco-friendly materials. These solutions, part of the best architectural services, not only benefit the environment but also generate long-term savings.

7. WHAT WILL THE DESIGN, PLANNING, AND PROJECT MANAGEMENT PROCESS LOOK LIKE?

It’s important to understand how the design process will unfold. Will there be stages in which you can review and approve plans before construction begins? A good architectural firm will be transparent about how they will involve you in each phase of the design and construction of your home. This reflects a total commitment to architectural excellence.

8. HOW DO YOU HANDLE CONSTRUCTION TIMELINES?

Luxury projects tend to be more complex and may take longer. However, it’s essential to have an estimate of execution timelines. Ask your architect about the estimated time for each phase of the project and whether they have a plan in place to ensure deadlines are met. Timeliness is a sign of professionalism in architectural services.

9. HOW DO YOU ENSURE THAT THE DESIGN IS FUNCTIONAL AS WELL AS AESTHETICALLY IMPRESSIVE?

Luxury should be reflected not only in the aesthetic appearance of the home but also in its functionality. Make sure the architect can create a practical design for your lifestyle, integrating spacious and well-distributed areas without losing sight of comfort and daily utility. An innovative approach to architectural design combines these elements to maximize the client experience.

10. WHAT LEVEL OF COMMUNICATION AND FOLLOW-UP WILL I HAVE THROUGHOUT THE ENTIRE PROCESS?

Constant communication is key to ensuring that all aspects of the project align with your expectations. At Munoz Barcia Architects, we know that maintaining smooth communication is essential. Our team will provide regular updates and always be available to resolve any doubts or concerns that may arise during the different phases of the project.

If you’re ready to start designing your luxury home, contact us to discuss your project.

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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5 Infalible Tips to Choose the Perfect Architect for Your Home

If you're thinking of building your dream home, you'll want to know how to choose the perfect architect for your personalized project and what key aspects to consider before hiring their services. Take note!

1. DEFINE YOUR NEEDS AND OBJECTIVES

Before contacting an architect, it’s crucial to have a clear idea of what you want for your home. Make a list of essential features you want in the house: number of rooms, layout, architectural style, type of materials, etc. The more specific your idea is, the better the architect will understand your expectations.

If you dream of a villa in Marbella or a modern home in Sotogrande with sea views, define your priorities from the start. Do you prefer a contemporary design or something more rustic? The location will also influence the design and planning of your project. Also, it’s essential to have a clear idea of your budget. This will guide both you and the architect throughout the entire project.

2. RESEARCH ARCHITECTS IN YOUR AREA

Finding the right architect for your custom home project is critical. Many architects have portfolios on their websites where you can see examples of previous work. This will allow you to evaluate if their style and approach align with what you're looking for, whether it’s a modern villa with an infinity pool in Benahavís or a Mediterranean house in the hills of Marbella. The architect’s experience and working style should resonate with your vision.

3. ANALYZE THE BUDGET AND SERVICES OFFERED

A good architect doesn’t just design plans; they can also handle permit management, oversee construction, and coordinate with contractors. In areas like the Costa del Sol, especially in exclusive locations like La Zagaleta or Sierra Blanca, these integrated services are essential.

Request a detailed budget and compare the services included. While it may be tempting to go for the cheapest option, remember that the price should reflect experience, quality, and commitment. Designing a luxury villa in Marbella or a home with Mediterranean views in Mijas requires attention to detail and local expertise.

4. EVALUATE COMMUNICATION AND PERSONAL RAPPORT

Your relationship with the architect will be very close, so it’s important that you feel comfortable with them. Assess how communication flows in the initial meetings: Do they listen attentively? Do they understand your needs?

For instance, if you envision a villa in Sotogrande with outdoor entertainment areas or a home in Estepona that combines functionality and design, the architect should be able to translate these ideas into clear plans. A good professional will be accessible, communicative, and capable of offering solutions tailored to your preferences.

5. MAKE SURE THEY’RE FAMILIAR WITH LOCAL REGULATIONS

Each region has specific urban regulations that must be followed when building a home. This is especially important in areas on the Costa del Sol, like Manilva or Casares, where regulations can vary.

A good architect should be familiar with these regulations and manage all the necessary permits to avoid issues during the construction. This includes planning, project execution, and legalizing the build.

BONUS TIP

Do you dream of a covered terrace to enjoy spectacular sunsets in Málaga or an open kitchen with views of the garden in a luxury villa in Marbella? While it’s crucial that the architect respects your ideas, remember that they are a professional with knowledge and experience. Listen to their suggestions and let them offer innovative solutions that could enhance your project.

READY TO CREATE YOUR CUSTOM HOME? Let us help make it a reality. Contact us to get started!

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 on a Sloping Plot: The Best Solutions for Creating a Unique Home

A sloping plot is unique, challenging, charming, and full of potential. This combination makes it the perfect place to build something extraordinary. Let’s explore step by step the best solutions for building a home on an inclined terrain in areas like Estepona, Malaga, Sotogrande, Mijas, or Marbella, and discover why it’s the ideal choice.

The Costa del Sol, famous for its breathtaking landscapes, sunny climate, and rich culture, is also home to hilly terrains and exclusive developments like La Zagaleta, El Madroñal, Sierra Blanca, Los Flamingos, Almenara, Sotogrande Alto, and Monte Mayor. These areas offer one of the best opportunities for those looking for a unique property. If you’ve ever dreamed of a home surrounded by nature and spectacular views, building on a sloped plot could be the perfect choice for you.

1. A UNIQUE OPPORTUNITY

One of the main attractions of building in areas like Estepona Golf, Elviria, Calahonda, Los Monteros, Colinas del Limonar, or La Reserva de Alcuzcuz is the opportunity to enjoy panoramic views of mountains, valleys, or even the coast—something not possible on flat plots. An architectural firm can ensure that the orientation of the home takes full advantage of the sunlight throughout the day, improving your home’s energy efficiency and creating warm, welcoming environments. Additionally, in a region like Andalusia, where summer temperatures are high, a well-designed house on a natural slope can harness cool breezes, offering a perfect microclimate.

2. CHALLENGES OF BUILDING ON SLOPING LAND

While the benefits are numerous, building on sloping plots presents certain challenges that must be considered. The topography of the land can make the construction process more expensive and complex. This requires specialized architectural design, with foundations adapted to the terrain’s characteristics. Excavation work and retaining structures, such as walls or embankments, are necessary to ensure the stability and safety of the home.

Another common challenge is accessibility, as the slope can make it difficult for vehicles to access and for circulation within the property. Adequate pathways or access routes must be planned. However, a skilled architect can turn these access points into a key feature of the property’s appeal, as seen in areas like Benahavís or Manilva.

3. EFFICENT SOLUTIONS FOR HOMES ON SLOPING TERRAIN

• A Fluid and Bright Space

One of the greatest benefits of building on sloping plots is the ability to integrate an open-plan design that efficiently takes advantage of views and natural light. Open-plan homes eliminate unnecessary walls between key spaces, creating a sense of openness and connectivity between different areas of the house. On a sloping plot, this design works particularly well, as you can create common areas that flow seamlessly while enjoying visual connections with the outdoors.

Furthermore, the open layout allows the house to "extend" across the different levels of the land, creating perfect integration with nature. Large windows and sliding doors, common features in such designs, can offer panoramic views of the slope, valley, or surrounding mountains, maximizing the interior-exterior relationship.

• Multi-Level Homes

When building on sloping plots such as Altos de Los Monteros or Torreblanca, one of the most functional solutions is a multi-level design. This takes advantage of the natural slope of the land by dividing the house into different levels or floors, allowing each section of the home to naturally fit into the topography.

This design is ideal for maximizing usable space. For example, the lower floor can be dedicated to garages, storage, or service areas, while the upper floors house the main living spaces like the living room, bedrooms, and social areas. Additionally, the levels can provide different views from each room, giving owners the opportunity to enjoy various perspectives of the landscape at all times, optimizing the experience of living in a unique and exclusive location like La Cala Golf Resort or Puerto del Almendro.

• Functional Outdoor Spaces

Terraces and balconies are one of the most effective solutions for taking advantage of the land's slope, providing residents with an additional space to relax, enjoy the outdoors, and appreciate the views. On sloping plots in developments like Valtocado or La Mairena, an experienced architectural firm can create terraces at various levels, using the topography to create a smooth transition between the interior and exterior of the home. The addition of balconies throughout the home also allows for expanding living space without increasing the footprint of the construction.

4. CONCLUSION

Building on a sloping plot in Estepona, Marbella, Mijas, Sotogrande, or Málaga is an opportunity to create a home uniquely adapted to its surroundings. While the challenges of building on these plots are real, with the right solutions and the guidance of professionals like Munoz Barcia Arquitectos, it’s possible to create a functional, beautiful, and exclusive home.

Let’s talk about your project! Whether you have a clear idea of what you want or need advice on the best solutions for your sloping plot, we are here to help.

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 Expand Your Home Profitably: 5 Key Strategies to Maximize Its Value

Do you want to expand your home profitably but don’t know where to start? It’s essential to do it strategically to ensure the property value truly increases. We’ll help you solve your doubts by laying out the key factors for a successful and profitable home expansion.

1. CONSULT WITH A PROFESSIONAL

It’s crucial to seek advice from an architect or interior designer to ensure the expansion blends seamlessly with the rest of the home, respecting the unique style of Costa del Sol locations like Marbella, Estepona, or Mijas. A professional architectural firm can provide practical solutions to optimize space without compromising functionality or style. A well-executed project that maintains the original structure will guarantee the added value is significant, and the expansion will be both aesthetically pleasing and functional. This will ensure potential buyers, whether in exclusive areas like Sotogrande or Benahavís, perceive the new space as valuable when it’s time to sell.

2. MAINTAIN AESTHETIC HARMONY

The extension must be in harmony with the original style of the house. It’s not just about increasing square footage but creating an addition that flows naturally with the rest of the property, especially in areas like Manilva or Casares, where homes often have a distinctive Andalusian style. Avoid renovations that clash or don’t match the overall architectural design. If your house has a classic aesthetic, it’s not recommended to add ultra-modern elements without a clear connection. This is where the help of an architect is indispensable to preserve harmony and cohesiveness.

3. USE HIGH-QUALITY MATERIALS

Choosing high-quality materials, such as natural wood flooring, marble, luxury ceramics, or glass, not only enhances the aesthetics but also increases the perceived value of the property. Modern, durable finishes are a selling point for both buyers and appraisers, particularly in high-value areas like Marbella or Estepona. Moreover, carefully selected finishes improve the longevity of the space, which can be a decisive factor for buyers who value the long-term investment. An architectural firm can guide you in selecting the best materials for your expansion.

4. COMPLY WITH LOCAL REGULATIONS

Before starting any work, make sure you’re aware of the local zoning laws. Rules regarding buildable space, the types of materials allowed, and necessary permits can affect the project. This ensures your expansion is legal and prevents penalties or the need to undo part of the work. Local regulations also influence the possibility of future expansions, so it’s important not only to comply with the law but also to consider long-term implications. An architect can help you navigate this process more effectively.

5. SET A REALISTIC BUDGET

Establish a clear and realistic budget from the outset. While it’s easy to get excited about the project, ensure that the costs are reasonable and that you can recover your investment in the future. Often, expansions exceed the initial budget due to unforeseen circumstances or design changes. It’s essential to have a buffer for unexpected costs and a sound financial plan in place. A specialized architectural firm in Costa del Sol can help you create a responsible budget that won’t go over your initial expectations.

At Munoz Barcia Arquitectos, we can help you carry out your project efficiently and successfully. Contact us for a free estimate within 24 hours!

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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