What is a ‘Licencia de Obra Menor’?
Understanding Spain's Licencia de Obra Menor: What Homeowners Need to Know
Are you planning a renovation in Spain? Whether you’re updating your kitchen, fixing plumbing, or carrying out minor repairs, you may need formal permissions from local authorities. In Spain, understanding the difference between a Licencia de Obra Menor and a Licencia de Obra Mayor is essential—and the regulations may be stricter than what you’re used to elsewhere.
What Is a Licencia de Obra Menor?
A Licencia de Obra Menor (minor works permit) is required for modest, non-structural home improvements. These include tasks like replacing fixtures, updating plumbing or electrics, repairing floors or walls, or replacing doors and windows—so long as they don’t interfere with the building’s structure or exterior façade.
When Is It Required?
If you’re changing your windows, installing a new kitchen or bathroom, redoing floors, or making small interior repairs, you likely need this permit.
However, rules differ between municipalities. For instance, in Barcelona, even simply replacing exterior windows can be classified as obra mayor instead of minor.
Your ayuntamiento (town hall) will ultimately determine which permit you need.
How to Apply: Step by Step
The application process typically involves:
Documentation: Prepare detailed plans, a description of the work, and cost estimates. In many cases for minor works, this can be more streamlined—sometimes just a notification or declaration suffices.
Submission: Submit your application—online or in person—via the municipal website or ayuntamiento office.
- Fees and Taxes: Expect administration fees of approximately €20–€50. A works tax is usually added, typically ranging from 2% to 6% of the project’s estimated cost. Some municipalities may offer waivers.
- Inspection: After submission, the town hall may inspect the property to verify compliance with local regulations.
Approval Timeline
The timeframe for approval can vary considerably—from a few hours to several days or even weeks—depending on the nature of the project and local procedures. Some sources report quicker processing (around one week), particularly for straightforward cases.
What Happens If You Skip the Permit?
Renovating without the appropriate permit carries risks. You might receive hefty fines, orders to demolish the unapproved work, or face difficulties when selling the property.
How SGM Abogados Can Support You
At SGM Abogados, we can help you navigate every step of the permit process:
Advising on whether a minor or major licence applies in your municipality.
Helping prepare required documentation and ensuring compliance with local by-laws.
Liaising with the ayuntamiento and guiding you through required inspections.
Supporting you if enforcement or disputes arise from neighbours or local authorities.
| Criteria | Licencia de Obra Menor | Licencia de Obra Mayor |
|---|---|---|
| Scope of Work | Non-structural, small-scale work | Structural changes, extensions, significant alterations |
| Required Documentation | Basic project description, cost estimate, possibly photos | Certified architectural plans, technical project, safety study, professional endorsements |
| Fees & Taxes | Typically €20–€50 + 2%–6% of work cost | Higher administrative fees and professional-related costs |
| Approval Timeline | Generally faster; from hours to weeks | Often months; depends on project complexity and region |
| Risk of Non-Compliance | Fines, work stoppage, or demolition | Similar or greater, depending on severity and location |
About Post Author
