Key Takeaways
- 1Most minor renovations only require a 'Licencia de Obra Menor' which is faster to obtain.
- 2Structural changes always require an architect's project and a major permit.
- 3Starting work without a permit can lead to fines of up to 300% of the project value.
Navigating the bureaucratic landscape of Spanish construction permits can feel like a full-time job. Whether you're planning a simple bathroom refresh or a complete villa overhaul, understanding the difference between a Licencia de Obra Mayor and Menor is critical to your project's success—and your wallet.
Do I really need a permit?
The short answer is: Yes, almost always. In Spain, nearly any work that generates rubble or changes the appearance of a property requires some form of notification to the Town Hall (Ayuntamiento).
Many foreign homeowners fall into the trap of thinking that internal work doesn't need permission. This is a common misconception that can lead to work stoppages and hefty fines.
"The most common mistake I see is homeowners skipping the permit for 'invisible' works like rewiring. If you ever want to sell, that lack of paperwork will come back to haunt you."
— Carlos Rodriguez, Senior Architect at MalagaDesign
Major vs. Minor Permits: What's the difference?
Permits are generally categorized into two types based on the complexity and safety implications of the work.
| Permit Type | Typical Works | Est. Cost (Tax) |
|---|---|---|
| Obra Menor (Minor) | Tiling, painting, changing windows (same size), plumbing updates. | 3-5% of budget |
| Obra Mayor (Major) | Extensions, new pools, structural walls, changing use (commercial to residential). | 4-6% + Architect Fees |
The Application Process
For a minor permit, the process is increasingly digital. Most Town Halls on the Costa del Sol now allow for online submissions via their "Sede Electrónica". You will typically need:
- Detailed quote from your contractor.
- Photos of the current state.
- Payment of the administrative fee (Tasa).
- Payment of the construction tax (ICIO).
Need help navigating the process? Find a local architect or builder who can handle the paperwork for you.
