This service we undertake whereby we can offer a full package, here describes the form that needs to be undertaken in Spain, and obviously in the other countries where we are working we have similar documentation. Should you require information please inform us
stating your country and region and we will endeavour to provide the relevant information. As with all these documents they should be taken as good guidelines but not as gospel, as regional authorities change rulings on a regular basis.
SPANISH RULINGS:
URBANISTIC AND MUNICIPAL MANAGEMENT OF PROJECTS
THE “OBRA MAYOR” PROJECT MUST BE DONE BY AN ARCHITECT, AND AN ENGINEER IS NEEDED TO TAKE PART ON THE FACULTATIVE DIRECTION OF THE WORKS, WHICH WILL BE JOINTLY UNDERTAKEN BY BOTH OF THEM.
THE PROJECT HAS THREE PHASES:
BASIC PROJECT: Includes the elaboration of the project at a design level, where distribution plans, facades of the house, sections needed and a descriptive memory of the house are included. This Basic Project is enough to request for the Municipal License, being obligated the submission of the Execution Project in the moment of taking this License from the Council. It is also obligated to submit the assuming of works by the Architect and the Constructor who is doing the works, in case that he hasn’t submitted previously. If necessary, a TOPOGRAPHICAL PLAN of the land will have to be included, which will be done by a Technical Topographer, and which cost will be undertaken by the owner. This phase represents 40% of the total of works.
EXECUTION PROJECT: it includes the elaboration of written and graphic documents of both structure and facilities, and the STATE OF MEASUREMENTS in order to be able to estimate the works. These works will not be allowed to start prior to the writing and handling of the mentioned PROJET in the Council. A GEOTECHNICAL STUDY of the land, in which the construction will be done, is also compulsory. A specialized company should undertake such study and it will be paid by the Property Developer. This phase represents 30% of the total of works.
MANAGEMENT OF WORKS: in this phase the works are carried out under the Non-compulsory Direction of the Architect and the Engineer. Whether the Property Development will NOT be for personal use, a TECHNICAL CONTROL OFFICE (OCT) should be hired, according to the Law of Construction. The OCT will be responsible of preparing the report to the Insurance Company recruited to make the DECENIAL INSURANCE of the building. This phase represents 30% of the total of works.
The Construction Company will write a SECURITY PLAN according to the instructions of the SECURITY STUDY prepared by the Architect and included in the Execution Project.
THE TOWN-PLANNING AND BUREAUCRATIC PROCEDURE is the following:
CONTRACTS’ SIGNATURE with the Architect and the Engineer, where is stated what has to be done in the works, the fees of the Technical people and the expenses of the visa of the Architect’s professional body; its payment methods are the following:
ARCHITECT
10% at the contact’s signature
30% when the Basic Project is handed out
30% when the Execution Project is handed out
15% at the middle of the works’ process
15% when the works are finished
In the event that just the Works Management is asked for:
10% at the contact’s signature
10% at the middle of the works’ process
10% when the works are finished
ENGINEER
20% at the contact’s signature
10% at the middle of the works’ process
10% when the works are finished
In addition to the stipulated fee and the expenses of visa of the Architect’s professional body, the invoices should include the VAT, according to the law.
WRITING OF THE BASIC PROJECT which, after being approved, will be handed out in the Council that corresponds for the proceeding of the compulsory Licence of Works. In that moment, when the Project is handed in the Council, the LOCAL TAXES have to be paid. Their amount may vary in each town.
WRITING OF THE EXECUTION PROJECT which, also after being approved with a visa, will be handed out in the Council, in order to be able to obtain the Building Permit already approved. The corresponding CONSTRUCTION TAX (ICO) has to be then paid. Its amount may vary in each town. If the works are not too complex, the Execution Project could be handed out together with the Basic Project, to speed up the procedure.
EXECUTION OF WORKS. Once the Building Permit is granted and collected, and handed out the document assuming the responsibility of both Architect and Constructor, the works could be started. The works have to be carried out as indicated in the approved Project. Any alteration in the same has to be previously discussed with the Non-compulsory Direction. Any modifications made should be written in the final maps of the works, to be presented in the Council when asking for the CERTIFICATE OF TERMINATION OF WORKS.
TABLE OF LOCAL PRICES AND TAXES (the usual ones):
TOPOGRAPHICAL MAP (according to its complexity) 600 - 900 Euro
GEOTECHNICAL STUDY (according to its complexity) 900 - 1200 Euro
OFFICE OF TECHNICAL CONTROL AND DECENIAL INSURANCE: corresponds to 1 % of the estimate of works indicated in the project.
LOCAL TAXES in the following towns:
ANDRATX
Local tax
1.17%
Tax of works
3.00%
CALVIA
Local tax
1.35% + 0.55% of the 1.35%
Tax of works
3.20%
PALMA
Local tax
2.46%
Tax of works
4.00%
The amounts should be paid as written in the estimate of the project.
Should you require our services to handle this detail please contact us:
Our construction service has over the years built up an excellent portfolio of different projects undertaken by ourselves. We as constructors and promoters of our own projects also are involved heavily in outside client works, whereby after having finalized bills of quantities and work schedules we then undertake fully the construction process starting from SITE DEVELOPMENT to final handover giving a KEY IN HAND contract.