Renovating in Spain from abroad.

1. 01

   Licence before anything else

   Most building work in Spain needs permission from the town hall: a licencia de obra mayor for extensions, new floors and structural work, and a simpler licence or a declaración responsable for smaller jobs. Do not start the work, or pay for it, until it is granted.

2. 02

   Get your NIE early

   You need an NIE, the Spanish tax number for foreigners, to sign the contract, pay the licence fees and connect water and power. It can take several weeks, so apply as soon as you decide.

3. 03

   Know the taxes on the work

   Building work carries IVA, usually 21%, and the town hall charges a construction tax (ICIO) on the budget, plus the licence fee. Ask for quotes that show each one separately.

4. 04

   An architect, when the law asks for one

   Larger works need a project drawn and signed by an architect, and a technical supervisor on site. Ask early who will do this on your job.

5. 05

   Pay by finished stage

   Tie every payment to a finished, checked stage, never to dates. Ask for a written contract in your language and in Spanish.

6. 06

   Finish the paperwork too

   At the end, get the final certificate (certificado final de obra) and, if the house grew, update the land registry and the cadastre. Unrecorded work can block a sale years later.

7. 07

   Running it from home

   Agree weekly photos, one contact person who speaks your language, and who holds the keys. Then you only need to fly out for the handover.

General information, not legal or tax advice. Rules differ between regions and town halls; check yours before you start.

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