Buying a Property with Unauthorised Renovations in Spain: What to Check

A beautifully renovated Spanish property may contain building works carried out without the required planning approval. Check the legal position before signing an arras deposit agreement.

A land registry extract is not planning approval

A nota simple provides information on registered ownership and charges. It does not, by itself, establish that alterations comply with planning rules. Cadastral records are not a substitute for checking municipal permissions.

Documents to request

Ask for plans, building licences or responsible declarations where required, completion documents and information about any planning enforcement proceedings. Compare the actual layout with the records and consider an architect’s inspection and enquiries with the local council.

Risks for the buyer

Depending on the works, their age and regional or local rules, there may be legalisation costs, restoration orders or difficulties with future sale or financing. The passage of time does not automatically make unauthorised works lawful.

Protecting yourself before paying a deposit

Where appropriate, make the arras agreement conditional on satisfactory documentation and checks, and allocate responsibility for any irregularities clearly. VMG Servicios Jurídicos can assist with pre-purchase document review.

--- Información general; la normativa urbanística aplicable depende de la comunidad autónoma y del municipio. Fuentes para comprobación: https://www.boe.es/buscar/act.php?id=BOE-A-2015-11723 ; https://www.catastro.hacienda.gob.es/ ; Ayuntamiento competente.

Official sources

Texto refundido de la Ley de Suelo y Rehabilitación Urbana (BOE)

General information only; the applicable rules depend on the facts of each case.

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