Licencia de Obra Menor: Do You Need One for a Bathroom Reform?

It's a common question: "I'm just changing the tiles and the toilet, do I really need a permit?" The answer might surprise you. In the eyes of the Town Hall, almost any work is "Obra".

The 'Declaración Responsable'

For minor works like bathroom reforms, kitchen upgrades, or tiling, you generally don't need a full "Licencia de Obra Menor" which can take months to approve. Instead, most Town Halls now use the Declaración Responsable (Responsible Declaration).

This is a fast-track process. You submit the form, pay the taxes (usually around 4-5% of the budget), and you can start work immediately. You are essentially declaring that you comply with regulations and accept responsibility.

The Skip Trap

The most common way homeowners get caught doing unpermitted work is the skip (cuba) on the street. Local police regularly check the license of every skip they see. They will check the skip permit against the property address.

If there is a skip but no building permit on file for that address, expect a knock on the door. The fines for working without a permit can start at €600 and go up to €3,000 or more, plus you will be forced to stop work until the paperwork is legalized (which costs more).

Don't Risk It

The cost of the permit is a small percentage of your renovation budget. It buys you peace of mind and ensures you have no issues when you eventually sell the property.

Always ask your builder if they will handle the permits for you. Find builders who handle the paperwork on CostaTrades.