How To Get Planning Permission In Spain

Renovating or building a property in Spain in 2025 can be a rewarding experience — but it’s also fraught with legal landmines if you don’t follow the correct procedures. Whether you're updating a countryside villa or constructing a new home, obtaining the right planning permission is not optional. In this guide, we break down the types of building licences in Spain, what paperwork is needed, and the consequences of skipping these vital steps.

Buying a home in Spain often comes with plans for renovation — especially if you’ve purchased an older countryside property or a resale in need of modernisation. However, before you pick up a paintbrush or call a builder, you’ll likely need planning permission. Spain’s local authorities enforce planning regulations rigorously, and failing to comply can lead to hefty fines, demolition orders, or difficulties selling your home in the future.

Do You Always Need Planning Permission?

In most cases, yes. Whether you're doing minor cosmetic changes or major structural upgrades, your local town hall (Ayuntamiento) will typically require notification or approval. The extent of permission depends on the scope of the work — but the default assumption should always be that some form of permit is required.

Types of Building Licences in Spain

Spain distinguishes between two primary types of building licences:

• Licencia de Obra Mayor – This is for structural work such as adding new rooms, demolishing load-bearing walls, building extensions, installing pools, or full home restorations.
• Licencia de Obra Menor – This is for non-structural changes such as interior renovations, tiling, electrical rewiring, plumbing upgrades, window replacements, or interior painting.

Each of these can be further broken down depending on whether the construction is a new build (nueva planta), an extension (ampliación), or a restoration (rehabilitación).

Where To Apply

You must apply through your local town hall. Use this tool to locate your municipality's website: Find your local town hall in Spain.

Image: Ronda Ayuntamiento (Town Hall)

The Paperwork You’ll Need

For a Licencia de Obra Mayor, expect to provide:

• Official application form and fee payment receipt
• A full project draft signed by a certified architect
• Certificate of project approval from the architect’s technical college
• Title deed copy
• Statistical construction form from the Ministry of Public Works
• Installation licence if a commercial activity is involved

For a Licencia de Obra Menor, required documents usually include:

• Completed application form
• Current photographs of the property
• Description of works to be carried out
• Budget breakdown
• Plans and diagrams
• Health and safety documentation

How Much Does Planning Permission Cost in Spain?

The cost of the licence varies by region and is usually between 2% and 6% of the declared renovation or building budget. Larger projects will of course cost more, especially once architects, engineers, and legal fees are factored in.

How Long Does Approval Take?

In 2025, approval times still vary significantly between regions. In smaller municipalities, licences may be issued within 4 to 6 weeks. In urban centres like Madrid, Valencia, or Málaga, it may take 3 to 6 months — or longer if the file is incomplete or a technical review is required.

Building Near the Coast

If your property is close to the sea, additional permissions under Spain’s Coastal Law may apply. This often requires environmental assessments by the regional government (e.g., Junta de Andalucía) and input from the Coastal Authority before any licence is issued.

When Is Planning Permission Not Required?

Generally speaking, very minor internal works (like repainting a room or changing furniture) do not require a licence. However, if there's any doubt, always ask your architect or town hall first — verbal advice isn’t binding, but it’s better than assuming.

Retrospective Planning Permission

If you or a previous owner made changes without a licence, you can sometimes apply retrospectively. This is especially important if you intend to sell the property. Without matching documentation and plans, the sale could fall through or be severely delayed.

LOTUP: What’s Changed in Recent Years

As of 2025, Spain’s Ley de Ordenación del Territorio, Urbanismo y Paisaje (LOTUP) continues to be rigorously enforced. Under the old system, illegal works older than 4 years could often be legalised automatically. Now, actions can be prosecuted for up to 15 years after completion. Some municipalities like Torrevieja have increased inspections and begun enforcing demolitions more aggressively.

What Happens If You Don’t Get Permission?

The risk isn’t just a fine. You could be forced to demolish illegal structures, face criminal liability in serious cases, or be unable to connect utilities. Unlicensed works also show up during conveyancing and will affect your resale value — or make a sale impossible.

What About Solar Panels?

In most regions, you no longer need full planning permission for rooftop solar panels. However, it’s still advisable to notify the town hall and check if any minor licence or notification is required. For more info, see our full article on installing solar panels in Spain.

Final Tip: Sort Your Deeds

If you're planning work — or you suspect past work wasn't fully legalised — consult a lawyer to regularise your property documents. This will make future transactions or inheritance smoother and avoid expensive surprises.

Need health insurance to support your move or residency application? See our Sanitas health insurance for expats in Spain.

Sources:

• Official Portal of Spanish Town Halls
• LOTUP Law (BOE 2014)
• Spain.info – Building Permits