f you own property in Spain, at some point you may want to make improvements – whether that’s refurbishing a bathroom, changing tiles, replacing windows, or repainting the façade. Before starting, it’s important to understand that most building works in Spain require some form of official authorisation from the local town hall (ayuntamiento). For small-scale projects, this usually means applying for a Licencia de Obra Menor – a minor works licence.
What is a Licencia de Obra Menor?
A Licencia de Obra Menor is a municipal permit that allows you to carry out non-structural, small-scale works on your property. These are works that do not affect the building’s structure or main layout. Typically, this covers:
- Renovating bathrooms or kitchens
- Installing or replacing windows and doors
- Painting or retiling interiors and exteriors
- Repairing roofs without changing the structure
- Building partitions that do not alter load-bearing walls
If your project involves altering the structure, enlarging the property, or changing its use (for example, converting a garage into living space), you will usually need a Licencia de Obra Mayor (major works licence) instead.
Why Do You Need It?
Many foreign homeowners are surprised to learn that even “minor” jobs require a licence. The main reasons are:
- Legal compliance – Carrying out works without permission can lead to fines and, in serious cases, an order to undo the work.
- Property value and sale – Unauthorised works can cause problems when selling your home, as buyers and notaries often check that alterations have the proper paperwork.
- Community and neighbourhood rules – In apartment blocks and urbanisations, a licence ensures that works respect shared spaces and community regulations.
- Insurance coverage – If damage occurs during unauthorised works, your insurance may not cover it.
How to Obtain a Licencia de Obra Menor
The application process is usually straightforward, but it varies slightly depending on your local town hall. In general, you will need to:
- Complete an application form – Available at your ayuntamiento or its website.
- Provide a brief description of the work – Some town halls may request a simple sketch or technical note, especially if changes affect the exterior.
- Submit identification and property details – Usually a copy of your passport, NIE number, and property deeds or last council tax receipt (IBI).
- Pay the municipal fee – The cost depends on the type of work and the municipality. Typically, it is calculated as a small percentage of the estimated budget.
- Wait for approval – In many cases, approval is quick (sometimes within days). Some councils even allow a “prior communication” system where you can start immediately after filing the request.
