Building permits in Valencia: what you need to renovate your home

One of the first questions when planning a renovation is whether you need permission. The answer depends on what you are going to do, where the property is and what each town hall requires. This guide explains, in general terms, which procedures tend to come up in a renovation in Valencia and its surroundings, and how to avoid problems.

Building licence or responsible declaration

In general terms, there are two routes to ask the town hall for permission:

• Responsible declaration of works (declaración responsable): a quicker procedure. Whoever is carrying out the work declares that it complies with the rules and that they hold the necessary documents, and can start without waiting for a prior decision. It is normally used for smaller jobs, such as changing finishes or renovating a bathroom or kitchen without touching the structure.
• Building licence: an express authorisation from the town hall, which reviews the documents before granting it. It is required for larger works, such as those affecting the structure, the façade, the number of dwellings or the use of the property.

Which procedure applies is not decided by the size of the budget but by the nature of the work. Two jobs with the same cost can require different procedures.

Which works usually need which procedure

Works usually handled with a responsible declaration

• Bathroom or kitchen renovation without changing the structure.
• New flooring, tiling, painting and interior joinery.
• Renewing plumbing and electrical installations.
• Layout changes that do not affect structural elements.

Works that usually require a licence

• Altering load-bearing walls, floor slabs or structural elements.
• Work on the façade or on shared parts of the building.
• Changes of use, for example turning a commercial unit into a home.
• Dividing or merging dwellings.
• Work in buildings with heritage protection.

This is only a guide. Each case is studied with the project in hand and, if needed, by checking with the town hall.

Documents that are usually requested

• Details of the owner and the property.
• A description of the work and the execution budget.
• Plans or a technical report, depending on scope.
• A project signed by a qualified technician when the rules require it.
• Proof of payment of municipal fees and taxes.
• Authorisation from the residents' association when a shared element is affected.

Municipal fees and taxes

Works normally carry processing fees and a municipal tax on construction, installations and works. The amount is set by each town hall and is usually calculated on the cost of the work. It is worth asking about it when quoting so there are no surprises.

What to tell the residents' association

Even if the work is inside your home, it is good practice to tell the association before you start. If the renovation affects shared elements (façade, risers, courtyards, structure) you will need its authorisation. You also need to consider:

• The working hours allowed by the building's rules and local ordinances.
• Use of the lift and shared areas for bringing in materials and taking out rubble.
• Protection of the entrance, stairs and lift.
• Water or electricity cuts that could affect other neighbours.

What happens if you renovate without permission?

Doing work without the procedure it requires can bring fines, an order to stop and problems when selling or mortgaging the property, as well as difficulties with insurance. It can also cause trouble with neighbours if shared elements are affected. It is far cheaper to do the paperwork at the start than to fix it afterwards.

Who does what

The owner is the one who applies for the permit, but you do not have to do it alone. An experienced renovation company should help you to:

1. Identify which procedure your work needs.
2. Prepare the documents and, if necessary, coordinate with the technician who signs the project.
3. Submit them to the town hall.
4. Plan the schedule of the work taking the procedure's timescales into account.

Always ask who handles the paperwork and whether the cost is included in the quote.

How we do it at New Home 10

Before giving you a quote we check which procedure your work needs and reflect it in the proposal, together with the timescales. We take care of the paperwork and keep you informed at every step. If you are considering a full renovation or renovating a single room, tell us about your case on the quote page.