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
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
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
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
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
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
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
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
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
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
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
What is A Basic Project?
When you decide to embark on the construction or renovation of a space, whether for your home, office, or any other use, one of the first crucial steps is the creation of a Basic Architectural Project. But what does this type of project truly entail, and why is it so essential? In this article, we’ll cover everything you need to know…
1. What is a Basic Architectural Project?
The basic project is an initial phase within the architectural process that defines the essential aspects of a construction or renovation. It includes the plans and documentation necessary for local authorities to grant the construction permit.
Think of it as the "skeleton" of your project: it outlines the general guidelines on how your home will look, how spaces will be distributed, and what the environmental and urban impact will be. The advantage? It allows you to visualize the final result and make informed decisions before moving on to the execution phase.
2. What does a Basic Architectural Project include?
Descriptive Memory
Full description of architectural, structural, and functional characteristics of the project.
Details of the design, space distribution, and finishes.
Construction Memory
Technical description of materials, construction systems, installations, and finishes.
Construction processes, technical details, and specifications.
Normative Compliance Memory
Analysis of how the project complies with current regulations: urban planning, environmental, accessibility, safety, energy efficiency, etc.
Adherence to the Building Technical Code (CTE).
Safety and Health Study
Planning and measures to ensure worker safety during construction.
Risk assessment and recommendations to mitigate them.
Execution Plans
Architectural plans: Detailed floor plans, elevations, and sections.
Structural plans: Include foundations, slabs, columns, and structural details.
Installation plans: Electricity, plumbing, sanitation, HVAC, renewable energy, telecommunications, etc.
Construction details: Detailed plans of specific areas to avoid ambiguities during execution.
Technical Specifications Document
General and specific conditions that materials and construction processes must meet.
Quality requirements, testing, and control.
Sustainability and Energy Efficiency Study
Energy certification.
Design of passive elements to optimize the building’s energy performance.
Integration of renewable energy, if applicable.
Environmental Impact Study (if necessary)
Analysis of the construction's environmental impact and measures to mitigate it.
Compliance with local and regional sustainability regulations.
Technical and Constructive Feasibility Analysis
Evaluation of the project’s technical feasibility to be built according to site and surrounding conditions.
Additional Graphic Documentation
Volumetric diagrams and perspectives (if applicable).
Renderings to visualize the project.
3. Why is a Basic Architectural Project so important?
A well-defined basic project is crucial for several reasons:
Avoids Unexpected Costs: Identifies potential problems before they arise, saving you time and money.
Obtains the Construction Permit: A necessary requirement for local authorities to approve your construction.
Facilitates Communication: Serves as a tool to communicate effectively with the different professionals involved in the project.
Optimizes Investment: Helps adjust the design to your needs and budget from the start.
4. How to Choose a Good Architect for Your Basic Project?
Choosing the right architect is vital to ensure the success of your project. Look for a professional with experience, verified references, and someone who connects with your style and needs. Clear communication and a structured methodology make a significant difference.
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
What is a Execution Project?
If you're planning to renovate your home, build a new house, or undertake any type of architectural project, the concept of an execution project is key. In this article, we'll explain what it is, why it’s important, and why you need one to ensure your project's success.
1. What is an Execution Project?
An Execution Project in architecture is a comprehensive set of technical documents that detail every aspect of a construction project. This phase follows the preliminary and basic design stages, where the overall concept of the project is defined. The goal of the Execution Project is to provide a detailed level of information that ensures the correct construction of the project as envisioned.
Main Elements of an Execution Project
Plans and Technical Documentation: Includes floor plans, elevations, sections, construction details, installation layouts, and all graphical information necessary for execution.
Descriptive Report: A written document detailing the technical characteristics of materials, construction systems, installations, and other specifications for the project.
Budget and Measurements: Estimates costs for materials, labor, and execution times to enable economic and temporal control of the project.
Regulations and Codes: Ensures compliance with local construction codes, safety standards, and energy efficiency regulations to guarantee legality and quality.
2. Why is an Execution Project Important?
Clarity and Precision: Prevents misunderstandings and costly mistakes during construction by detailing every aspect of the project.
Budget and Schedule Control: A detailed document allows for precise cost and timeline predictions, minimizing unforeseen expenses or delays.
Regulatory Compliance: Guarantees adherence to legal and regulatory standards, avoiding fines or project delays.
Quality and Safety: Ensures high-quality materials and execution while minimizing risks during and after construction.
3. How is an Execution Project Developed?
The process begins with the basic design or preliminary stage, where general concepts are defined. Then, an architect or specialized technical team creates the necessary plans and documents. It is crucial to engage experienced professionals to ensure compliance with regulations and quality standards.
Key Components of an Execution Project:
Architectural Design Plans
Floor Plans: Depict the distribution of spaces, walls, doors, windows, and structural elements.
Elevations: Front, side, and rear views of the building, showing facades and construction details.
Sections: Vertical cuts illustrating how the interior spaces are organized across different heights.
Roof Plans: Specifications of roof structures, materials, and slopes.
Installation Plans
Electrical Installations: Diagrams of wiring layouts, lighting points, outlets, electrical panels, and related elements.
Plumbing and Sanitation: Schematics for water supply networks, drainage systems, fixtures, and drainage solutions.
HVAC and Ventilation Systems: Distribution of ducts, air conditioning systems, and ventilation equipment.
Gas Installations: Schematics for gas supply networks, if applicable.
Descriptive Report
Technical Descriptions: Exhaustive detail of materials, construction systems, finishes, and execution methods.
Specifications: Technical properties of materials (strength, durability, thermal and acoustic properties, etc.).
Norms and Codes: References to local regulations, construction codes, safety, and quality standards.
Execution Conditions: Instructions for conducting the work, quality control procedures, and construction methodologies.
Construction Details Plans
Joint and Connection Details: Show how different construction elements, such as walls, floors, ceilings, and facades, interconnect.
Finish Details: Specify finishes for painting, cladding, carpentry, and other aspects.
Structural Details: Indicate the design and implementation of load-bearing structures like pillars, beams, and foundations.
Safety and Health Plans
Emergency Plans: Define evacuation routes, signage, and safety measures.
Fire Safety Systems: Specify fire prevention systems, such as extinguishers, alarms, and smoke detectors.
Budget and Measurements
Budget: Breaks down costs for materials, labor, and other resources.
Measurement Lists: Exact quantities of materials and resources required.
Administrative and Legal Documents
Licenses and Permits: Certificates, construction permits, and approvals required for the project.
Final Report: Summarizes all project stages, including costs, timelines, and adjustments
Structural Plans
Foundation Plans: Specify the characteristics of the building’s foundations and base structure.
Structural Plans: Detail structural elements like columns, beams, and their connections.
4. Benefits of Having an Execution Project for Your Project
Time and Cost Savings: A well-prepared Execution Project reduces mistakes and adjustments during construction, leading to economic and time efficiency.
Enhanced Safety and Comfort: Detailed technical specifications prevent safety risks and ensure more functional and comfortable spaces.
Added Property Value: A well-documented Execution Project enhances the property’s market value, offering transparency and confidence to potential buyers or tenants.
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
Diferences between a Basic Project and a Execution Project
In the world of architecture, precision and planning are essential to ensure a project runs smoothly. Two key stages in the architectural process are the Basic Project and the Execution Project. Although they are often mentioned together, each has specific objectives and distinct roles in the development of a space. If you are considering building, renovating, or designing a space, understanding these differences is crucial. Here’s everything you need to know.
1. Definition and Objective of the Basic Project
The Basic Project is the first phase of the architectural process. Its primary goal is to establish the foundations of the project, providing a general overview of how the design will be carried out. This project includes key decisions on layout, forms, volumes, materials, and more general aspects of the design.
Main Objective: Define the essential elements of the project, such as layout, volumes, functionality, and key space characteristics.
Phases of the Basic Project:
Definition of spaces and their functionality.
Selection of materials and general construction systems.
Feasibility study, both technical and economic.
Preparation of preliminary budgets and timelines.
Importance: It provides a clear idea of how the final design will look and serves as the starting point for decision-making.
2. Definition and Objective of the Execution Project
The Execution Project is the next step after the Basic Project. Here, all the technical details necessary to carry out the design are concretized. This project focuses on precision and detail, becoming the guiding document that contractors and professionals will follow to materialize the design.
Main Objective: Specify with accuracy how each aspect of the project will be executed, from design to construction.
Phases of the Execution Project:
Planning and detailing of installations (electrical, plumbing, etc.).
Definition of exact materials, finishes, and construction details.
Precise calculation of quantities and budgets.
Breakdown of tasks necessary for executing each phase.
Importance: Ensures the project is built exactly as designed, avoiding deviations that may result in cost overruns or errors.
3. Key Differences Between Basic and Execution Projects
Level of Detail:
Basic Project: Provides a general overview, with essential details but without in-depth technical information.
Execution Project: Offers a high level of detail, specifying all technical and construction aspects.
Objective:
Basic Project: Defines the concept and general idea of the project.
Execution Project: Focuses on how to materialize that idea with precision.
Format:
Basic Project: More conceptual documentation, with schematic plans and general details.
Execution Project: More technical, detailed, and concrete documentation.
Participants:
Basic Project: Generally carried out by the architect, with support from other professionals like engineers.
Execution Project: Requires more coordination between the architect, engineers, contractors, and suppliers.
4. Products Generated:
Basic Project:
Conceptual and preliminary plans.
Space layout plans (general floor plans and sections).
Basic elevations and perspectives.
Design of facades and key architectural elements.
General location of installations (electrical, sanitary, etc.).
Descriptive memory
Explaining design objectives and solutions.
Definition of materials and general finishes.
Preliminary budget and project feasibility analysis.
Regulatory documentation
Ensuring compliance with urban and local regulations.
Execution Project:
Detailed technical plans.
Detailed floor plans, sections, and elevations.
Installation plans (electrical, plumbing, mechanical).
Construction details (scales, joints, finishes, materials).
Technical specifications.
Material lists, products, and construction techniques.
Detailed budget breakdown by items.
Technical and regulatory requirements (insulation systems, quality standards, etc.).
Permitting documentation.
Structural calculations.
Installation calculation memory (electrical, plumbing, etc.).
Construction timeline and schedule.
Plans for equipment and material placement on site.
Administrative and budgeting documentation.
Layout plans for equipment and materials on-site
Administrative and budgetary documentation.
Adjusted budgets with precise cost breakdowns.
Reports, measurement plans, and quality control documentation.
5. Benefits of Having Both Stages Clearly Defined
Having a solid Basic Project ensures that initial decisions are the right ones, avoiding potential long-term errors or deviations. On the other hand, a well-developed Execution Project ensures precise and efficient construction, ensuring the design is carried out as planned.
By combining both phases, a thorough planning process is achieved, reducing risks, optimizing time, and saving on the budget.
If you are planning your next architectural project, contact us to help you.
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
Phases of the Architecture Project
An architectural project is not just a creative vision. It’s the outcome of a structured process composed of distinct phases that ensure its success. From the initial conception to completion, each stage plays a crucial role in transforming a design into a tangible and high-quality result. We’ll guide you through the essential phases of an architectural project, helping you understand how this process is structured and why each step is vital for its success.
1. Your Needs, Your Vision
Before making any decisions, it's essential to have a clear vision of how you want your home to look.
How many bedrooms do you need?
Do you prefer a single-story or two-story home?
Do you want features like a pool, landscaped areas, or additional spaces like a basement?
What’s your maximum budget?
This is the time to think through every detail that matters to you. Having an architect involved at this stage is crucial, even before purchasing the land. An architect will help ensure the land you choose fits your needs and budget, while also checking for any soil-related issues that could increase costs or complicate construction.
This is the starting point for designing a home tailored to your lifestyle and goals.
2. Bring Your Design to Life
Once you’ve defined your needs, the architect begins the preliminary project. This is where the design starts taking shape:
Sketches and floor plans.
Elevations and 3D visualizations, helping you see how your future home will look.
It's important to make any proposals and adjustments now, as changes later during the detailed project and construction phases can be more costly and time-consuming.
This phase ensures you’ll have a clear vision of your home, making sure the final design reflects your expectations and desires.
3. Complying with Urban Planning Regulations
The basic project is crucial to obtain the building permit from the municipality. This document contains all the necessary technical information:
Descriptive report of the project.
General plans: floor plans, elevations, sections.
Estimated budget.
The main goal of the basic project is to demonstrate that your home complies with urban planning regulations and other municipal requirements. Once submitted, this is the key document for obtaining the construction permit.
4. Detailed Technical Planning
The execution project delves into detailed planning. While the building permit is processed, the architect prepares this technical document, which includes:
Structural calculations.
Electrical, plumbing, and HVAC installations.
Detailed construction plans and material specifications.
This document guides the construction of your home, ensuring everything follows the technical standards and approved designs. Good planning at this stage prevents future problems and ensures high-quality execution.
Tip: Separating the basic and execution projects can help optimize time during the permitting process, as the basic project is submitted first while the execution project is developed concurrently.
5. Trust and Quality Construction
Once you have the execution project, it’s time to select a construction company. Here are important tips:
Compare budgets and review references.
Don’t choose solely based on the lowest price; prioritize experience and technical competence.
Your architect can recommend reputable construction companies who have delivered quality work. A good construction company ensures your project begins smoothly with guarantees and security.
6. Oversight and Technical Coordination
Once the building permit is granted, construction begins. Several key players are involved:
The Construction Company: Executes the work according to the project.
Supervisory Team: The architect leads the design and oversees construction, while the architect technician (or engineer) takes on safety coordination and construction supervision roles.
This phase ensures the construction runs smoothly and according to the technical specifications laid out in previous stages.
7. Occupation License and Certification
Once the construction is complete, the architect issues the final work certificate, necessary for obtaining the first occupancy license. This document legalizes your home, allowing you to move in.
By following these steps, you’ll ensure your dream home is built efficiently, with adherence to quality and legal standards.
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
Can your home cause cancer?
Yes, it is possible that the title of the post is a bit clickbait, but today I want to talk to you about a very important topic that you may never have hated to talk about: radon gas.
WHAT IS RADON?
Radon is a colorless, odorless, and tasteless radioactive gas. It is produced by the natural radioactive decay of uranium that is present in soils and rocks (although it can also be contained in water). This gas very easily emanates from the ground and passes into the air, where it disintegrates and emits other radioactive particles. Particles that when inhaled can cause serious damage to health.
Radon is one of the main causes of lung cancer. Current estimates of the proportions of lung cancer attributable to this gas range from 3% to 14%.
Its danger lies in three main aspects: it is radioactive (when it enters the lungs it produces a radioactive decay that damages DNA, causing cancer), it is highly mobile and imperceptible (it is invisible, colorless, odorless and tasteless, so we cannot know if it is around us unless we have the appropriate measuring equipment).
And surely you are wondering what does this have to do with houses?
We'll tell you then.
RADON IN BUILDINGS
The greatest source of radon exposure for most people is mostly in the home (where many hours a day are spent) and indoor workplaces.
Radon seeps into homes and buildings through cracks, in the joints of different construction elements, spaces around pipes or cables or even in the pores of construction material. The level of radon exposure is usually higher in basements (from approximately 1 meter deep) and living spaces that are in contact with the ground, although significant concentrations can also be found above the ground floor.
Depending on the geological composition of the land in which your home is located, the ventilation of the building and the existence of access roads in the buildings through the construction elements, we can find Radon concentrations that vary from 10Bq / m3 to 10,000 Bq / m3.
HOW CAN I FIND OUT HOW MUCH RADON IS IN MY HOME?
The only way to know the degree of radon concentration in your home is through a measurement with the appropriate specialized equipment. This measurement can be carried out yourself by acquiring one of the meters available on the market (activated carbon filters to measure Radon gas, trace methodology, electronic Radon gas meters ...) or carried out through a specialized company, which will analyze the results and depending on the risks that it finds, it will design a series of measures to reduce the concentration of Radon in the home.
If you are interested in measuring Radon gas in your home, you should bear in mind that these measurements are not carried out in a timely manner (the concentration of the gas will vary constantly over time, so to obtain an accurate result it will be necessary to perform measurements for several days) and that, in addition, must be carried out in different specific rooms, since, just as they can vary over time, the Radon concentration can also vary from one plant to another or, even on the same floor, from one room to another.
IS THIS PROBLEM BEING FIXED IN THE NEW BUILDINGS?
There are measures to address this problem in the construction of new buildings, although it is extremely recent.
Although it has been many years since the European Union has been warning of the risks of Radon gas and a series of recommendations have been established, it was not until the promulgation of the European Directive 2013/59 / EURATOM that things became more serious, since it is mandatory for all member countries. This Directive established the maximum deadline of February 2018 to establish the following measures:
Establish basic safety standards for protection against radon.
Establish the threshold of maximum Radon concentration in homes of 300Bq / m3
Measure and control radon in homes, schools, public buildings, workplaces ...
Obligation to inform citizens regarding exposure to radon and its associated risks.
Carry out anti-Radon measures.
As you may be thinking, more than 3 and a half years after the end of that period, we have not yet been able to establish all the measures that were required from the European Union.
However, the Technical Building Code has been adapted to the Directive, and has incorporated in its latest revision of the CTE a new section in the DB-HS Document, called Protection against radon gas (If you do not know what that of the CTE we recommend that you read ouranother post: What is the Technical Code)
This document establishes a series of means available to buildings to limit the foreseeable risk of exposure to Radon, classifying municipalities according to their potential risk, and establishing maximum levels of exposure to Radon.
HOW CAN I ISOLATE MY HOME FROM RADON EXPOSURE?
As we have told you, the main cause of Radon inside buildings is the lack of tightness of the enclosures, since gas can enter through cracks, joints, porosity of materials ...
Therefore, from a construction point of view, it will be necessary to design barriers in the building envelope to prevent the entry of air with radon from the ground. Some possible solutions, depending on the case, may be: establish protection barriers (anti-radon sheets) between the land and the living quarters, locate ventilated air chambers between the land and the home, depressurization of the land, mechanical ventilation of the rooms, avoid some specific materials, and so on.
If you are interested in undertaking work on your home to isolate it from exposure to Radon, we recommend that you contact an architect, since depending on how it has been built, these measures can be very different for each case.
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
Differences Between a Project Manager, Construction Manager and Site Manager
If you are not an architect, or a technical architect, nor are you minimally related to the world of construction, surely when they tell you that you have to hire a project manager, an execution director and a site manager for the execution of the work, you think who are kidding you: aren't all three the same thing?
DEFINITIONS
First of all, for you to understand the explanation, we are going to define each of the three figures:
Project manager: Usually an Architect.
He is the agent who, as his name indicates, directs the development of the work in technical, aesthetic, urban and environmental aspects, in accordance with the draft, the license granted and other authorizations that have been given.
Director of execution of the work: Usually a Technical Architect (or surveyor, it is the same).
He assumes the function of directing the material execution of the work and of qualitatively and quantitatively controlling the construction and the quality of the built. Its specific functions are:
- Verify the reception of the materials on site, checking that they meet the minimum qualities that had been agreed and ordering trials or tests to check their quality (if necessary).
- Check the correct execution and arrangement of the construction elements and the facilities, according to the project and the instructions of the project manager.
Site manager: Does not have a specific qualification.
He is directly responsible for the execution of the project within the construction company, as well as its technical and economic management.
Surely, with these definitions the difference has not been clear to you at all, but it has made you even more involved; so let's try to explain it in other words.
FACULTATIVE MANAGEMENT - CONSTRUCTORA
First of all, you should know that both the construction manager and the execution director are part of the facultative management, while the construction manager is part of the construction company.
The project manager will be in charge of checking that all the small changes or modifications that have to be carried out in the work are made in such a way that they do not modify the final result, and that the finished house is as it was proposed in the draft. In the event that any modification is necessary (due to a problem derived from the work), the project manager will be the one to dictate how it should be carried out, ensuring at all times the interests of the promoter.
The work of the director of works execution is a more meticulous task, and he takes care of the details, checking that all the construction elements are correctly executed. For example, they will be the one who checks that the flooring that has arrived at the work is of as good a quality as indicated in the project, that the steel inside the structure is correctly placed and has the diameter and coatings adequate, that the ducts of the facilities are properly insulated so that unnecessary noise and vibrations do not occur, that the insulation inside the façade is thick enough...
Finally, the tasks of the project manager are very diverse: he is in charge of planning the organization of the work, planning each of the tasks and jobs to be performed (who is going to perform them, when and how), proposing the construction techniques and procedures that are more suitable for the result to be achieved, control costs and construction times, process orders from suppliers, and so on.
A final summary…
Broadly speaking, we can establish the following differences:
The construction manager is a kind of supreme director who directs the rest of the agents and is in charge of verifying that the work is being carried out as it had been drawn in the project. If a problem arises or any aspect of the project needs to be modified, he will be in charge of making the decisions, and will issue instructions to both the execution director and the project manager.
The director of execution will be in charge of verifying that the work is being executed correctly according to the criteria established in the project (that the structure has the necessary reinforcements and coatings, that the facades have sufficient thermal insulation, that the joints between elements are well executed…) In the event that there is something that is not well executed, it will issue instructions to the project manager.
Finally, the project manager organizes the work of the rest of the workers who are part of the construction company (officers, electricians, carpenters, plumbers ...) so that they carry out the work in accordance with the project and the instructions of the project manager and the project manager. 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
Licenses for construction in Sotogrande (San Roque)
If you have ever built your own home, carried out reforms in the home you already have or modified some element of your plot, you have probably already heard about building licenses. But how much do you know about them? Do you know how many types of license there are, what is the procedure and the necessary documentation?
The information regarding construction licenses is usually somewhat confusing, mainly because, although state and regional legislation establishes common bases that all municipalities must comply with, in the end it is the City Councils that, through ordinances, establish the conditions and types of license that there are in a specific municipality.
In this post we are going to explain all the basic aspects you need to know about the different types of work licenses that exist, specifying for the specific case of Sotogrande (San Roque)
TYPES OF AUTHORIZATIONS - BUILDING LICENSE AND RESPONSIBLE DECLARATION
In the case of Sotogrande, there are mainly three types of authorization that, from least to greatest “importance” are:
Actions submitted to the responsible declaration procedure.
Minor work licenses.
Major work licenses.
However, before explaining which are the actions that are included in each of these types, as well as the procedure and documentation, it is necessary that you understand the difference between license and responsible declaration:
Building license
The building license is a permit required by the local administration (Town Halls) to carry out any type of construction, installation ... on any type of land, whether urban, developable or undeveloped. Its objective is to verify that the action we intend to carry out complies with urban regulations (in terms of land use, number of floors, buildable area ...)
Responsible declaration
The responsible declaration is a “document signed by the applicant, which normally accompanies the main instance at the beginning of a file for the exercise of an activity, in which it declares, under its responsibility, that it meets all the requirements demanded by normative".
Unlike the license, with the responsible declaration we do not need any type of response from the Administration, but, from the moment of its presentation, we can start the activity that we have requested.
However, although we do not need a response, the actions communicated through this procedure may not be carried out before ten business days have elapsed (from the day following the date of their disclosure to the administration).
ACTIONS SUBJECT TO A RESPONSIBLE DECLARATION
The following may be processed through the responsible declaration procedure: works of little technical entity that do not require a technical project and that are in any of the following cases:
Conservation and maintenance works
Provided that they do not increase the volume of the building or modify structural elements. Some examples of this type of work can be:
Painting and finishes of façade or dividing walls.
Repair or replacement of exterior carpentry (without modifying the size of the holes) or the placement of bars and awnings on facades.
Cleaning works and interior painting of buildings or patios.
Reforms in existing buildings
Provided that it does not affect the structure or the façade, or modify the conditions of habitability, accessibility and security. Some examples are:
Reform, repair or modification of coatings.
Change or replacement of interior carpentry or sanitary equipment.
Works that involve small specific changes in the interior layout.
Other actions
Such as cleaning and clearing of sites, drilling and prospecting actions; landscaping, paving on private land...
However, actions that meet any of the following conditions may not be processed by means of a responsible declaration (although the work can be identified with any of the above), and actions that meet any of the following conditions must request the corresponding license:
That it is in any of the cases of actions in which a technical report is required (explained in the following section):
That requires a technical project (for example, when it affects protected elements).
Your budget is greater than fifty thousand euros.
That the authorization of other administrations is necessary (for example, when the action requires the environmental qualification process)
That it is a work of special complexity (that requires a more detailed analysis)
That the action is intended to be implemented on undeveloped land.
MINOR WORK PERMIT
Actions subject to a minor work license
Minor works are considered those whose purpose is to carry out reforms, conservation or demolitions that do not affect the structure, facades or roofs of the building and that do not require scaffolding, being processed by the abbreviated procedure.
If the action you intend to carry out cannot be carried out by means of the responsible declaration (because it is not in any of the anticipated cases, because it has a budget greater than the maximum allowed for this procedure ...) but it meets the definition of minor work, you can apply for this type of license.
Within this definition, some specific actions that are subject to a minor work license are specified, such as:
Actions in commercial premises: adaptation, reform, expansion, placement of bars or awnings, enclosures, change of horizontal or vertical cladding ...
Enclosure of pergolas or glazing of terraces.
Fencing of plots.
Placement of smoke outlet pipes, replacement of fascia on terraces, revision of gutters and downspouts ...
Other actions on public roads (such as placement of advertisements).
Documentation to present
Along with the application form for minor works, the following documentation must be submitted to the City Council:
Document justifying the deposit of the fee and the ICIO.
Location map (e: 1/20000)
Detailed budget of the works.
Photographs of the area where it is intervened.
Bounded sketch of the current and renovated state.
MAJOR WORK PERMIT
Major works are all those that cannot be considered minor works or are subject to the responsible declaration procedure; that is to say: the actions of a new plant and the carrying out of reforms, conservation or demolitions that do affect the structure, facades or roofs of the building or that require scaffolding.
In this case, the procedure is more complex, since it will require the preparation of a basic project (which will be presented at the City Council at the time of requesting the license, and will be the one that will serve as the basis for the granting or not of the license) and later (prior to the start of the works) an execution project will have to be presented. If you do not have clear differences between these two projects, we recommend that you read our post: Differences between a Basic Project and an Architecture Execution 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
Licenses for construction in Marbella
If you have ever built your own home, carried out reforms in the home you already have or modified some element of your plot, you have probably already heard about building licenses. But how much do you know about them? Do you know how many types of license there are, what is the procedure and the necessary documentation?
The information regarding construction licenses is usually somewhat confusing, mainly because, although state and regional legislation establishes common bases that all municipalities must comply with, in the end it is the City Councils that, through ordinances, establish the conditions and types of license that there are in a specific municipality.
In this post we are going to explain all the basic aspects you need to know about the different types of construction licenses that exist, specifying for the specific case of Marbella.
WHAT IS A BUILDING LICENSE?
The building license is a permit required by the local administration (Town Halls) to carry out any type of construction, installation ... on any type of land, whether urban, developable or undeveloped.
Building licenses have traditionally been the only way in which Public Administrations intervene in the use of the land and the construction of the land. The objective of these is to verify that the action you intend to carry out complies with the urban regulations (in terms of land use, number of floors, buildability and occupation, minimum habitability conditions, etc.) according to what the municipal ordinances provide.
WHAT TYPES OF LICENSES ARE THERE? WHAT IS THE PROCEDURE?
There are two types of license: major work licenses and minor work licenses.
Major work permit
We could say that it is the "typical" license, since in general it is the one that is usually required more frequently, such as in new plant works, reforms that affect structural elements or that alter the volume, use of the facilities, number of homes or any other urban parameter, as well as those that affect the exterior composition or the habitability or security conditions...
Regarding the documentation that is required to obtain this type of licenses, it is the following:
Copy of settlement of the urban license fee.
Letter of payment of guarantee of the cost of the management of construction and demolition waste that is expected to be produced (which will be returned at the end of the work, after presentation of the final works certificate).
Copy of the official plan certifying that the alignment and ground level markings have been made.
Urban planning certificate, if it were implemented.
Basic project or execution project, which must be accompanied by:
… In the case of a basic project: justification of connection to the networks of the different urban services, connections, justification of adaptation of the sidewalk, separata of justification of compliance with the fire protection conditions.
… In the case of an execution project: Endorsed documents from the optional management of the competent technicians involved in the work (Construction Director, Works execution director and health and safety coordinator).
Documentation of other sectoral administrations: There are certain actions that affect other administrations in addition to urban planning (such as the case of homes that are in the vicinity of a BIC building, homes with some type of protection, actions that require approval by the environmental administration ...) in these cases, the documentation to be presented at the town hall must be accompanied by the documentation required by these other administrations (culture, environment ...) depending on the specific case in which we find ourselves.
Minor work permit
will have the consideration of minor works, those carried out on public roads related to the adjoining building, small repair, modification or tidying up of buildings and works on lots or patios. The documentation is different from the one that must be presented in the case of major work licenses, not requiring in this case a technical project as such. This documentation would be:
Copy of settlement of the urban license fee.
Location map of the plot in planning.
Description of the works to be carried out and their budget.
Plans, sketches or photographs that are necessary for the definition of the works.
Are there works not subject to license?
Yes. A new figure has recently been incorporated that replaces licenses (for both major work and minor work) with the aim of simplifying and streamlining administrative processing. This new figure, called a responsible declaration, may only be used in the cases indicated by the ordinances.
WHAT IS A RESPONSIBLE DECLARATION?
The responsible declaration is a “document signed by the applicant, which normally accompanies the main instance at the beginning of a file for the exercise of an activity, in which it declares, under its responsibility, that it meets all the requirements demanded by normative". That is, by means of this figure we declare that we comply with all the requirements, that we have all the documentation that accredits it and that we will maintain this compliance for as long as it is necessary.
Unlike the license, with the responsible declaration we do not need any type of response from the Administration, but, from the moment of its presentation, we can start the activity that we have requested. However, this does not mean that we are exempt from the administration controlling that what we have declared is indeed true, but that at any time a technician may inspect the work and stop it in the event of any non-compliance (with the corresponding sanction in your case).
What is the procedure?
The works may not start before fifteen business days have elapsed from the day after the following documentation has been submitted:
Copy of settlement of the urban license fee.
Photocopy of the Plan of Qualification of the PGOU, street plan, aerial photograph or other analogous.
Description of the works that compose it, indicating quality of materials, quantity and budget.
Plans, sketches or photographs necessary for the definition of the works.
ACTIONS SUBJECT A RESPONSIBLE DECLARATION
The following works are subject to a responsible declaration (not being necessary a major or minor work license):
Works of little constructive entity and technical simplicity that do not require a project.
New construction as long as the following requirements are met: that it is not residential or public and that it is developed on a single floor.
Interventions on existing buildings that meet the following requirements: that they do not involve a total intervention on the building and, being a partial intervention, this does not affect the general exterior composition, volumetry, the structural system or change the use.
In this sense, the Marbella ordinances exclude from the presentation by means of a responsible declaration (the corresponding license must be requested) the following actions (among others):
Those whose budget is greater than sixty thousand euros.
Those that modify the interior distribution, except for those partial redistributions that do not alter the use of the dependencies.
Restoration of buildings in the Historic Center (as well as alterations to facades or roofs).
Earth movements (except clearing or cleaning).
Tree felling, transplanting and tree canopy reduction.
Expansions (including terrace glazing) or demolitions.
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
Licenses for construction in Malaga
Building licenses have traditionally been the only way in which Public Administrations intervene in the use and construction of land. However, in recent years, the multiple existing urban and sectoral regulations and the delay in meeting the deadlines for issuing licenses have resulted in obtaining a building license being a really complex procedure.
That is why the regulations regarding construction licenses have been modified, in order to simplify these procedures and streamline administrative activity. However, these changes in the regulations, added to the fact that each municipality has its own ordinances, usually generate greater confusion in the population. That is why in this post we are going to explain everything you need to know about building licenses in Malaga
PREVIOUS REGULATIONS - MAJOR WORK AND MINOR WORK
Previously, work licenses have traditionally been classified into two types: major work licenses and minor work licenses. All construction acts were subject to one of these two types of license, and there were no other elements that would speed up the procedures for obtaining them.
The major work licenses were required for new plant works, changes of use in buildings, modifications of the work carried out that altered some of the urban parameters, works that affect the structure of the building ... while the minor works licenses (such as its own name indicates) were required for smaller works, such as simple repairs, replacement of cladding, installation of heating or air conditioning...
CURRENT REGULATIONS - LICENSES, RESPOSIBLE DECLARATION AND ACTS NOT SUBJECT TO LICENSE
Since the entry into force of Directive 2006/123 / EC, of December 12, the European Union has tried to simplify administrative action by introducing new figures other than licenses to reduce waiting times. Currently, in the municipality of Malaga, we can differentiate between three "levels" of authorizations, which we will explain below, and they are:
Acts subject to license (Type 1, Type 2 or Type 3)
Acts subject to a responsible declaration or prior communication.
Acts not subject to a license or other authorization instruments.
ACTS SUBJECT TO LICENSE - TYPES OF LICENSE AND PROCEDURE
What acts require a license?
A license is, by its definition “an express statement that a person makes, especially with legal authority, to allow a certain thing to be done”. In the context that we are dealing with, a license would be the administrative resolution of a procedure in which it (the administration) expressly authorizes us to carry out the activity that we have requested. The following acts will require obtaining a license:
Urban parcels.
New plant works, construction, building and installation of facilities
Expansion, modification, reform and rehabilitation works.
Works in permanent commercial establishments with a useful surface> 750m²
Total or partial demolitions of buildings.
Acts on developable, non-developable land or on properties out of order.
The change or modification of use, total or partial, of the constructions, buildings and facilities.
What types of license are there?
There are three types of license: type 1, type 2 and type 3 licenses:
Type 1 licenses: This type of license will be required for works of greater technical or urban complexity.
They require the drafting of a building works project, visa and it will always be necessary to have works management and final works certificate.
Type 2 licenses: It is the next step to type 1 licenses and they are used for works of less technical or urban complexity but that require for their granting of some sectorial authorization (from other administrations such as: environment, historical heritage ...)
They will require the writing of a descriptive and graphic technical report.
Type 3 licenses: For works of little technical or urban complexity for which neither the type 1 license project nor the type 2 license memory is required.
HOW DO I KNOW WHAT TYPE OF LICENSE TO ORDER?
The requirement of one or another type of license depends on the type of action, the use of the property, the type of land on which it is located (urban consolidated, unconsolidated, undeveloped ...), whether it has any type of protection ...
There are many variables that intervene, so we recommend that you contact an architect who will be the one who can advise you on the type of license you have to request and who will be in charge of preparing all the documentation and carrying out the necessary procedures.
ACTS SUBJECT TO RESPONSIBLE DECLARATION
What is the responsible statement?
It is a “document signed by the applicant, which normally accompanies the main instance at the beginning of a file for the exercise of an activity, in which it declares, under his responsibility, that he meets all the requirements demanded by the regulations. ”. Unlike the license, with the responsible declaration we do not need any type of response from the Administration, but, from the moment of its presentation, we can start the activity that we have requested.
What acts can be processed by responsible declaration?
Actions in commercial premises with an area of less than 750m² (provided that the works to be carried out do not require a project).
Auxiliary installations on public roads.
Repair and reform works that do not affect the structure, the interior layout and that do not essentially modify the exterior appearance of the property and facilities.
ACTS NOT SUBJECT TO MUNICIPAL URBAN INTERVENTION
There are a series of acts that do not require applying for a license or submitting a responsible declaration, and they are, among others, the following:
Actions in homes: Works inside the home or in the common areas of residential buildings that meet the conditions that they do not affect the subsoil, the structure, the interior layout (that is, that the partitioning) or modify the exterior appearance.
These works may consist, for example, of:
Repair of cladding, flooring, tiling, false ceilings ...
Punctual repair of facilities.
Interior painting
Replacement or repair of doors, etc.
Urban actions for the execution of planning: Such as: the segregations that are contained in the reparcelling projects, the urbanization works linked to the development planning instruments, the works that are the consequence of a direct execution order of the administration, etc.
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