Renovating Your Newly Purchased Property in Spain: Everything You Need to Know

Planning to renovate a home in Spain?

Whether you’re updating a holiday home, preparing a rental property, or adding long-term value to your investment, renovating in Spain can be incredibly rewarding — if you know what you’re doing. From legal permits to energy efficiency upgrades and avoiding common pitfalls, here’s your complete guide to renovating property in Spain.

1. Before You Buy: Essential Checks & Considerations

Before signing any purchase contract, especially for a fixer-upper, always do your homework:

🔎 Structural Condition
Hire a technical architect (arquitecto técnico) to check for:
– Concrete degradation
– Rising damp or water ingress
– Poor drainage systems
– Roof condition and thermal insulation

📄 Legal Documentation & Existing Permits
– Is the property fully legal (vivienda legal)?
– Are there existing licencias de obra (building permits)?
– Are parts of the house (like terraces or annexes) illegal or not registered?

☀️ Sun Orientation & Location
South-facing homes are preferred for natural light and energy efficiency.

💶 Budgeting
Plan both the purchase price and the renovation budget. Hidden issues can cost thousands. Always include a 10–20% contingency buffer.

2. Cosmetic vs. Structural Renovations

There is a clear distinction between surface-level renovations and major structural works:

Structural renovations typically require formal permits and a licensed architect.

3. Building Permits in Spain: Minor vs. Major Works

Spain categorizes building works under two permit types:

Obra Menor (Minor Works)
For non-structural work such as bathroom updates, plastering, and tiling. Approval is relatively fast and straightforward.

Obra Mayor (Major Works)
Required for any structural changes, including layout modifications, extensions, or roof replacements. This process includes architectural plans, municipal approvals, and can take several months.

Check with your local Ayuntamiento (town hall) as each region may have different rules and waiting times.

4. Renovation Costs in Spain (2025 Estimates)

Add VAT (21%) and an additional buffer for architectural services, permits, and unexpected issues.

5. Legal and Administrative Requirements

For major renovations, you may need:

• A project plan (proyecto de ejecución) from a licensed architect
• Approval from the Colegio de Arquitectos
• Construction liability insurance (responsabilidad civil de construcción)
• A formal building contract with defined timelines and penalties
• A completion certificate (certificado final de obra)
• A new occupancy license (licencia de primera ocupación) if the renovation is substantial

6. Choosing the Right Contractor

Always request multiple quotes and verify that contractors are properly registered and insured. Ask for references and don’t rely on verbal agreements.

A written contract should include:

• Scope of work
• Materials and finishes
• Payment terms
• Timelines
• Warranty conditions

Using a general contractor can simplify coordination, especially if you’re not based in Spain full-time.

7. Project Management and Renovating Remotely

Many foreign buyers are not in Spain during the renovation process. Hiring a bilingual local project manager can make the difference between success and costly delays.

A project manager will:

• Coordinate with contractors, architects, and local authorities
• Monitor progress and quality
• Translate technical documentation
• Manage budgets and reporting

8. Energy Efficiency and Sustainability

Spanish law requires rental properties to meet at least Energy Label D. Energy-efficient upgrades are increasingly important for both compliance and property value.

Recommended improvements:

• Solar panels (up to 60% may be reimbursed via subsidies)
• Heat pumps or aerothermal systems
• Roof, wall, and window insulation
• High-efficiency glazing

Check available subsidies through regional agencies (e.g., IVACE in the Valencia region) or EU-backed programs.

9. Utility and Infrastructure Considerations

Before buying, confirm whether:

• The property is connected to the municipal sewer system
• Water, electricity, and gas are installed and functional
• There are delays or restrictions for new utility connections
• The land is classified as urban (suelo urbano) or rustic (suelo rústico)

Issues with infrastructure can cause months of delays and significant extra costs.

10. Full-Service Renovation by Verhome Real Estate Group

At Verhome, we offer a comprehensive Design & Build service to guide clients through the entire renovation journey. Our services include:

• Property sourcing and purchase assistance
• Legal and technical due diligence
• Architectural planning
• Construction and contractor management
• Turnkey delivery and furnishing
• Post-renovation property management

We specialize in renovations in Costa Blanca North and offer solutions tailored to international buyers looking for reliability, transparency, and expertise.

11. Project Timelines: What to Expect

Delays are common and may arise from permit approval times, weather conditions, material shortages, or unexpected structural issues. Always build in a safety margin.

Conclusion: Renovate With Confidence

A renovation in Spain requires careful planning, the right professionals, and a realistic budget. By understanding the legal process, building regulations, technical requirements, and financial implications, you can avoid unnecessary risks and ensure your project adds value and comfort to your home or investment.

Thinking of buying and renovating property in Spain? Contact Verhome Real Estate Group for tailored advice, expert guidance, and complete renovation support.