What is a Licencia de Obra Mayor in Spain – and Why It Matters

When it comes to property ownership in Spain, even enthusiastic DIYers need to know that most building projects require some form of permission. While small refurbishments usually fall under the Licencia de Obra Menor (minor works licence), more substantial projects demand a Licencia de Obra Mayor – the major works licence.

Understanding when and how this permit is required is crucial if you’re planning significant renovations or construction on your Spanish home.

What is a Licencia de Obra Mayor?

A Licencia de Obra Mayor is an official authorisation granted by your local town hall (ayuntamiento) for large-scale, structural or complex building works. Unlike the minor works licence, this permit is intended for projects that change the integrity, layout, or purpose of a property.

Typical examples include:

• Building a new home or extension
• Adding extra floors or rooms
• Demolishing part or all of a building
• Altering structural elements (beams, load-bearing walls, foundations)
• Changing the property’s use (e.g., converting commercial space into residential)
• Major façade modifications in historic or protected areas

Why Do You Need It?

The Licencia de Obra Mayor is more than just red tape – it protects both you and the wider community. Key reasons include:

1. Legal security – Works without a licence can result in heavy fines, stop-work orders, or even demolition orders.
2. Safety – Large-scale construction affects structural stability, neighbours, and public spaces. The licence process ensures technical oversight by qualified professionals.
3. Future property transactions – When selling, buyers, lawyers, and notaries will check that all structural works were legally authorised and registered.
4. Financing and insurance – Banks may not finance projects without the correct permits, and insurers may refuse to cover incidents arising from unauthorised works.

How to Obtain a Licencia de Obra Mayor

Applying for a major works licence is more complex than for minor works. The exact process can vary between municipalities, but generally you’ll need to:

1. Hire an architect – A qualified architect must draft a full technical project (proyecto técnico) detailing the planned works.
2. Submit the application to the town hall – Along with the technical project, you’ll provide your ID, NIE, proof of ownership, and any other documents the ayuntamiento requires.
3. Pay municipal taxes and fees – These are typically calculated as a percentage of the total budget of the works (usually between 2% and 6%).
4. Wait for approval – Review times vary significantly depending on the complexity of the project and the local administration. Expect anything from a few weeks to several months.
5. Register the completed works – Once the project is finished, a final certificate from your architect is presented, and the works are officially added to the property registry (Registro de la Propiedad and Catastro).