{"id":9420,"date":"2025-09-15T16:18:21","date_gmt":"2025-09-15T16:18:21","guid":{"rendered":"https:\/\/th-a.com\/die-baugenehmigung\/"},"modified":"2025-10-20T09:43:55","modified_gmt":"2025-10-20T09:43:55","slug":"licence-phases","status":"publish","type":"post","link":"https:\/\/th-a.com\/en\/licence-phases\/","title":{"rendered":"LICENCE PHASES"},"content":{"rendered":"<h1>Fases de la Licencia de Obra Mayor \u2013 Licence Phases<\/h1>\n<h2>Licencia Urban\u00edstica, Licencia de Obra and Licencia de Primera Ocupaci\u00f3n<\/h2>\n<p><img loading=\"lazy\" decoding=\"async\" class=\"postimg alignnone wp-image-8442 size-full\" src=\"https:\/\/th-a.com\/wp-content\/uploads\/2025\/09\/08-building-licence-mallorca-tarragona-hohne-architects.jpg.jpg\" alt=\"\" width=\"1920\" height=\"640\" srcset=\"https:\/\/th-a.com\/wp-content\/uploads\/2025\/09\/08-building-licence-mallorca-tarragona-hohne-architects.jpg.jpg 1920w, https:\/\/th-a.com\/wp-content\/uploads\/2025\/09\/08-building-licence-mallorca-tarragona-hohne-architects.jpg-300x100.jpg 300w, https:\/\/th-a.com\/wp-content\/uploads\/2025\/09\/08-building-licence-mallorca-tarragona-hohne-architects.jpg-1024x341.jpg 1024w, https:\/\/th-a.com\/wp-content\/uploads\/2025\/09\/08-building-licence-mallorca-tarragona-hohne-architects.jpg-768x256.jpg 768w, https:\/\/th-a.com\/wp-content\/uploads\/2025\/09\/08-building-licence-mallorca-tarragona-hohne-architects.jpg-1536x512.jpg 1536w\" sizes=\"auto, (max-width: 1920px) 100vw, 1920px\" \/><\/p>\n<p>To build a new house in Mallorca or to carry out a comprehensive refurbishment of an existing property, three key authorisations must be obtained:<\/p>\n<ul>\n<li><strong>Licencia Urban\u00edstica<\/strong><\/li>\n<li><strong>Licencia de Obra<\/strong><\/li>\n<li><strong>Licencia de Primera Ocupaci\u00f3n<\/strong><\/li>\n<\/ul>\n<p>These three permits form part of the overall framework of the <strong>Licencia de Obra Mayor (Major Building Licence)<\/strong> and regulate the different phases of a project. Legally, they are based on the <strong>LUIB \u2013 Ley de Urbanismo de las Illes Balears<\/strong>, which provides the common framework within which each municipality develops its own planning regulations.<\/p>\n<p>This explanation refers to the typical case of a single-family house.<\/p>\n<ol>\n<li><strong> Licencia Urban\u00edstica \u2013 Initial Planning Approval<\/strong><\/li>\n<\/ol>\n<p>The first authorisation granted by the town hall is based on the <strong>Proyecto B\u00e1sico (Basic Design, usually at 1:100 scale)<\/strong>. It confirms that the proposal complies with the relevant planning regulations:<\/p>\n<ul>\n<li>Permitted use.<\/li>\n<li>Development parameters.<\/li>\n<li>Levels and building heights.<\/li>\n<li>Maximum number of storeys.<\/li>\n<li>Setbacks and alignments.<\/li>\n<\/ul>\n<p><strong>Required documentation:<\/strong><\/p>\n<ul>\n<li>Proyecto B\u00e1sico with site plan, floor plans, elevations, sections, and surface calculations.<\/li>\n<li>Planning report and regulatory justification.<\/li>\n<li>Determination of the <strong>PEM \u2013 Presupuesto de Ejecuci\u00f3n Material<\/strong>, the basis for municipal fees and the ICO tax, calculated according to the official module of the COAIB.<\/li>\n<\/ul>\n<p><strong>Important:<\/strong> The Licencia Urban\u00edstica is binding but does not yet authorise construction to begin.<\/p>\n<ol start=\"2\">\n<li><strong> Licencia de Obra \u2013 Authorisation to Commence Construction<\/strong><\/li>\n<\/ol>\n<p>This licence is granted on the basis of the <strong>Proyecto de Ejecuci\u00f3n (Execution Project, at 1:50 scale)<\/strong>, which develops the architectural and technical design in full detail.<\/p>\n<p><strong>Required documentation:<\/strong><\/p>\n<ul>\n<li>Proyecto de Ejecuci\u00f3n with drawings, sections, reports, and measurements.<\/li>\n<li>Structural calculations.<\/li>\n<li>Services and drainage design.<\/li>\n<li>Cost estimation.<\/li>\n<li>Construction description.<\/li>\n<\/ul>\n<p><strong>Additional mandatory documentation:<\/strong><\/p>\n<ul>\n<li>Geotechnical survey.<\/li>\n<li>Energy performance certificate (the final label is issued after completion and registration).<\/li>\n<li>Health and safety study.<\/li>\n<li>Waste management plan and contract with <strong>MAC Insular<\/strong>, backed by a deposit lodged with the <em>Consell de Mallorca<\/em>.<\/li>\n<li>Official appointment of the agents of the building process (as per the LOE):\n<ul>\n<li><strong>Director de Obra<\/strong> \u2013 lead architect.<\/li>\n<li><strong>Director de la Ejecuci\u00f3n de la Obra<\/strong> \u2013 technical architect (<em>aparejador<\/em>).<\/li>\n<li><strong>Constructor<\/strong> \u2013 building company.<\/li>\n<li><strong>Health and Safety Coordinator<\/strong>.<\/li>\n<\/ul>\n<\/li>\n<\/ul>\n<p>&nbsp;<\/p>\n<p><strong>Particularities in Spain:<\/strong><\/p>\n<ul>\n<li>Structural calculations are carried out by the architect; there is no independent \u201cstructural engineer\u201d as a legally defined figure.<\/li>\n<li>The <strong>Direcci\u00f3n Facultativa<\/strong> consists of the Director de Obra and the Director de la Ejecuci\u00f3n de la Obra.<\/li>\n<li>The Execution Project must be reviewed and stamped (<em>visado<\/em>) by the COAIB, which checks only formal completeness, not technical content.<\/li>\n<\/ul>\n<ol start=\"3\">\n<li><strong> Licencia de Primera Ocupaci\u00f3n \u2013 Authorisation for Legal Use<\/strong><\/li>\n<\/ol>\n<p>Once construction has been completed, the <strong>Licencia de Primera Ocupaci\u00f3n<\/strong> must be applied for, which formally allows the property to be used.<\/p>\n<p><strong>Required documentation:<\/strong><\/p>\n<ul>\n<li><strong>Certificado Final de Obra (CFO \u2013 Final Works Certificate)<\/strong> issued by the Direcci\u00f3n Facultativa.<\/li>\n<li>Certificates of installations and energy performance.<\/li>\n<li><em>As built<\/em> drawings.<\/li>\n<li>Inspection report by the municipal architect following the site visit.<\/li>\n<\/ul>\n<p>The administration verifies that the building corresponds exactly to the approved project. Only with this licence can the dwelling be legally occupied.<\/p>\n<p>Increasingly, a comparison is required between the costs declared in the PEM and the actual construction costs, with any differences being subject to additional ICO tax.<\/p>\n<ol start=\"4\">\n<li><strong> Timeframes<\/strong><\/li>\n<\/ol>\n<p>The <strong>Licencia Urban\u00edstica<\/strong> is the most uncertain in terms of timeframe, as the duration of the procedure depends largely on each municipality. Some grant approvals within a few months, while in others the process can take considerably longer.<\/p>\n<p>The <strong>Licencia de Obra<\/strong> is generally faster: once the Execution Project is submitted, authorisation is normally issued within about one month.<\/p>\n<p>The <strong>Licencia de Primera Ocupaci\u00f3n<\/strong> is once again subject to variable timeframes, as it depends on the availability of the municipal architect to carry out the inspection of the completed building. Once the inspection has been performed, the administrative process usually takes no more than four weeks.<\/p>\n<p><strong>Conclusion<\/strong><\/p>\n<p>The three permits \u2014 <strong>Licencia Urban\u00edstica<\/strong>, <strong>Licencia de Obra<\/strong>, and <strong>Licencia de Primera Ocupaci\u00f3n<\/strong> \u2014 form the guiding thread of every project in Mallorca. Understanding them and planning their sequence strategically makes it possible to save time, reduce costs, and avoid unnecessary complications.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Fases de la Licencia de Obra Mayor \u2013 Licence Phases Licencia Urban\u00edstica, Licencia de Obra and Licencia de Primera Ocupaci\u00f3n To build a new house in Mallorca or to carry&#8230;<\/p>\n","protected":false},"author":1,"featured_media":8442,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[51],"tags":[],"class_list":{"0":"post-9420","1":"post","2":"type-post","3":"status-publish","4":"format-standard","5":"has-post-thumbnail","7":"category-planning-and-regulations"},"aioseo_notices":[],"_links":{"self":[{"href":"https:\/\/th-a.com\/en\/wp-json\/wp\/v2\/posts\/9420","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/th-a.com\/en\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/th-a.com\/en\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/th-a.com\/en\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/th-a.com\/en\/wp-json\/wp\/v2\/comments?post=9420"}],"version-history":[{"count":3,"href":"https:\/\/th-a.com\/en\/wp-json\/wp\/v2\/posts\/9420\/revisions"}],"predecessor-version":[{"id":9631,"href":"https:\/\/th-a.com\/en\/wp-json\/wp\/v2\/posts\/9420\/revisions\/9631"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/th-a.com\/en\/wp-json\/wp\/v2\/media\/8442"}],"wp:attachment":[{"href":"https:\/\/th-a.com\/en\/wp-json\/wp\/v2\/media?parent=9420"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/th-a.com\/en\/wp-json\/wp\/v2\/categories?post=9420"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/th-a.com\/en\/wp-json\/wp\/v2\/tags?post=9420"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}