What is A Basic Project?
When you decide to embark on the construction or renovation of a space, whether for your home, office, or any other use, one of the first crucial steps is the creation of a Basic Architectural Project. But what does this type of project truly entail, and why is it so essential? In this article, we’ll cover everything you need to know…
1. What is a Basic Architectural Project?
The basic project is an initial phase within the architectural process that defines the essential aspects of a construction or renovation. It includes the plans and documentation necessary for local authorities to grant the construction permit.
Think of it as the "skeleton" of your project: it outlines the general guidelines on how your home will look, how spaces will be distributed, and what the environmental and urban impact will be. The advantage? It allows you to visualize the final result and make informed decisions before moving on to the execution phase.
2. What does a Basic Architectural Project include?
Descriptive Memory
Full description of architectural, structural, and functional characteristics of the project.
Details of the design, space distribution, and finishes.
Construction Memory
Technical description of materials, construction systems, installations, and finishes.
Construction processes, technical details, and specifications.
Normative Compliance Memory
Analysis of how the project complies with current regulations: urban planning, environmental, accessibility, safety, energy efficiency, etc.
Adherence to the Building Technical Code (CTE).
Safety and Health Study
Planning and measures to ensure worker safety during construction.
Risk assessment and recommendations to mitigate them.
Execution Plans
Architectural plans: Detailed floor plans, elevations, and sections.
Structural plans: Include foundations, slabs, columns, and structural details.
Installation plans: Electricity, plumbing, sanitation, HVAC, renewable energy, telecommunications, etc.
Construction details: Detailed plans of specific areas to avoid ambiguities during execution.
Technical Specifications Document
General and specific conditions that materials and construction processes must meet.
Quality requirements, testing, and control.
Sustainability and Energy Efficiency Study
Energy certification.
Design of passive elements to optimize the building’s energy performance.
Integration of renewable energy, if applicable.
Environmental Impact Study (if necessary)
Analysis of the construction's environmental impact and measures to mitigate it.
Compliance with local and regional sustainability regulations.
Technical and Constructive Feasibility Analysis
Evaluation of the project’s technical feasibility to be built according to site and surrounding conditions.
Additional Graphic Documentation
Volumetric diagrams and perspectives (if applicable).
Renderings to visualize the project.
3. Why is a Basic Architectural Project so important?
A well-defined basic project is crucial for several reasons:
Avoids Unexpected Costs: Identifies potential problems before they arise, saving you time and money.
Obtains the Construction Permit: A necessary requirement for local authorities to approve your construction.
Facilitates Communication: Serves as a tool to communicate effectively with the different professionals involved in the project.
Optimizes Investment: Helps adjust the design to your needs and budget from the start.
4. How to Choose a Good Architect for Your Basic Project?
Choosing the right architect is vital to ensure the success of your project. Look for a professional with experience, verified references, and someone who connects with your style and needs. Clear communication and a structured methodology make a significant difference.
Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69
Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993
What is a Execution Project?
If you're planning to renovate your home, build a new house, or undertake any type of architectural project, the concept of an execution project is key. In this article, we'll explain what it is, why it’s important, and why you need one to ensure your project's success.
1. What is an Execution Project?
An Execution Project in architecture is a comprehensive set of technical documents that detail every aspect of a construction project. This phase follows the preliminary and basic design stages, where the overall concept of the project is defined. The goal of the Execution Project is to provide a detailed level of information that ensures the correct construction of the project as envisioned.
Main Elements of an Execution Project
Plans and Technical Documentation: Includes floor plans, elevations, sections, construction details, installation layouts, and all graphical information necessary for execution.
Descriptive Report: A written document detailing the technical characteristics of materials, construction systems, installations, and other specifications for the project.
Budget and Measurements: Estimates costs for materials, labor, and execution times to enable economic and temporal control of the project.
Regulations and Codes: Ensures compliance with local construction codes, safety standards, and energy efficiency regulations to guarantee legality and quality.
2. Why is an Execution Project Important?
Clarity and Precision: Prevents misunderstandings and costly mistakes during construction by detailing every aspect of the project.
Budget and Schedule Control: A detailed document allows for precise cost and timeline predictions, minimizing unforeseen expenses or delays.
Regulatory Compliance: Guarantees adherence to legal and regulatory standards, avoiding fines or project delays.
Quality and Safety: Ensures high-quality materials and execution while minimizing risks during and after construction.
3. How is an Execution Project Developed?
The process begins with the basic design or preliminary stage, where general concepts are defined. Then, an architect or specialized technical team creates the necessary plans and documents. It is crucial to engage experienced professionals to ensure compliance with regulations and quality standards.
Key Components of an Execution Project:
Architectural Design Plans
Floor Plans: Depict the distribution of spaces, walls, doors, windows, and structural elements.
Elevations: Front, side, and rear views of the building, showing facades and construction details.
Sections: Vertical cuts illustrating how the interior spaces are organized across different heights.
Roof Plans: Specifications of roof structures, materials, and slopes.
Installation Plans
Electrical Installations: Diagrams of wiring layouts, lighting points, outlets, electrical panels, and related elements.
Plumbing and Sanitation: Schematics for water supply networks, drainage systems, fixtures, and drainage solutions.
HVAC and Ventilation Systems: Distribution of ducts, air conditioning systems, and ventilation equipment.
Gas Installations: Schematics for gas supply networks, if applicable.
Descriptive Report
Technical Descriptions: Exhaustive detail of materials, construction systems, finishes, and execution methods.
Specifications: Technical properties of materials (strength, durability, thermal and acoustic properties, etc.).
Norms and Codes: References to local regulations, construction codes, safety, and quality standards.
Execution Conditions: Instructions for conducting the work, quality control procedures, and construction methodologies.
Construction Details Plans
Joint and Connection Details: Show how different construction elements, such as walls, floors, ceilings, and facades, interconnect.
Finish Details: Specify finishes for painting, cladding, carpentry, and other aspects.
Structural Details: Indicate the design and implementation of load-bearing structures like pillars, beams, and foundations.
Safety and Health Plans
Emergency Plans: Define evacuation routes, signage, and safety measures.
Fire Safety Systems: Specify fire prevention systems, such as extinguishers, alarms, and smoke detectors.
Budget and Measurements
Budget: Breaks down costs for materials, labor, and other resources.
Measurement Lists: Exact quantities of materials and resources required.
Administrative and Legal Documents
Licenses and Permits: Certificates, construction permits, and approvals required for the project.
Final Report: Summarizes all project stages, including costs, timelines, and adjustments
Structural Plans
Foundation Plans: Specify the characteristics of the building’s foundations and base structure.
Structural Plans: Detail structural elements like columns, beams, and their connections.
4. Benefits of Having an Execution Project for Your Project
Time and Cost Savings: A well-prepared Execution Project reduces mistakes and adjustments during construction, leading to economic and time efficiency.
Enhanced Safety and Comfort: Detailed technical specifications prevent safety risks and ensure more functional and comfortable spaces.
Added Property Value: A well-documented Execution Project enhances the property’s market value, offering transparency and confidence to potential buyers or tenants.
Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69
Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993
Diferences between a Basic Project and a Execution Project
In the world of architecture, precision and planning are essential to ensure a project runs smoothly. Two key stages in the architectural process are the Basic Project and the Execution Project. Although they are often mentioned together, each has specific objectives and distinct roles in the development of a space. If you are considering building, renovating, or designing a space, understanding these differences is crucial. Here’s everything you need to know.
1. Definition and Objective of the Basic Project
The Basic Project is the first phase of the architectural process. Its primary goal is to establish the foundations of the project, providing a general overview of how the design will be carried out. This project includes key decisions on layout, forms, volumes, materials, and more general aspects of the design.
Main Objective: Define the essential elements of the project, such as layout, volumes, functionality, and key space characteristics.
Phases of the Basic Project:
Definition of spaces and their functionality.
Selection of materials and general construction systems.
Feasibility study, both technical and economic.
Preparation of preliminary budgets and timelines.
Importance: It provides a clear idea of how the final design will look and serves as the starting point for decision-making.
2. Definition and Objective of the Execution Project
The Execution Project is the next step after the Basic Project. Here, all the technical details necessary to carry out the design are concretized. This project focuses on precision and detail, becoming the guiding document that contractors and professionals will follow to materialize the design.
Main Objective: Specify with accuracy how each aspect of the project will be executed, from design to construction.
Phases of the Execution Project:
Planning and detailing of installations (electrical, plumbing, etc.).
Definition of exact materials, finishes, and construction details.
Precise calculation of quantities and budgets.
Breakdown of tasks necessary for executing each phase.
Importance: Ensures the project is built exactly as designed, avoiding deviations that may result in cost overruns or errors.
3. Key Differences Between Basic and Execution Projects
Level of Detail:
Basic Project: Provides a general overview, with essential details but without in-depth technical information.
Execution Project: Offers a high level of detail, specifying all technical and construction aspects.
Objective:
Basic Project: Defines the concept and general idea of the project.
Execution Project: Focuses on how to materialize that idea with precision.
Format:
Basic Project: More conceptual documentation, with schematic plans and general details.
Execution Project: More technical, detailed, and concrete documentation.
Participants:
Basic Project: Generally carried out by the architect, with support from other professionals like engineers.
Execution Project: Requires more coordination between the architect, engineers, contractors, and suppliers.
4. Products Generated:
Basic Project:
Conceptual and preliminary plans.
Space layout plans (general floor plans and sections).
Basic elevations and perspectives.
Design of facades and key architectural elements.
General location of installations (electrical, sanitary, etc.).
Descriptive memory
Explaining design objectives and solutions.
Definition of materials and general finishes.
Preliminary budget and project feasibility analysis.
Regulatory documentation
Ensuring compliance with urban and local regulations.
Execution Project:
Detailed technical plans.
Detailed floor plans, sections, and elevations.
Installation plans (electrical, plumbing, mechanical).
Construction details (scales, joints, finishes, materials).
Technical specifications.
Material lists, products, and construction techniques.
Detailed budget breakdown by items.
Technical and regulatory requirements (insulation systems, quality standards, etc.).
Permitting documentation.
Structural calculations.
Installation calculation memory (electrical, plumbing, etc.).
Construction timeline and schedule.
Plans for equipment and material placement on site.
Administrative and budgeting documentation.
Layout plans for equipment and materials on-site
Administrative and budgetary documentation.
Adjusted budgets with precise cost breakdowns.
Reports, measurement plans, and quality control documentation.
5. Benefits of Having Both Stages Clearly Defined
Having a solid Basic Project ensures that initial decisions are the right ones, avoiding potential long-term errors or deviations. On the other hand, a well-developed Execution Project ensures precise and efficient construction, ensuring the design is carried out as planned.
By combining both phases, a thorough planning process is achieved, reducing risks, optimizing time, and saving on the budget.
If you are planning your next architectural project, contact us to help you.
Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69
Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993
Phases of the Architecture Project
An architectural project is not just a creative vision. It’s the outcome of a structured process composed of distinct phases that ensure its success. From the initial conception to completion, each stage plays a crucial role in transforming a design into a tangible and high-quality result. We’ll guide you through the essential phases of an architectural project, helping you understand how this process is structured and why each step is vital for its success.
1. Your Needs, Your Vision
Before making any decisions, it's essential to have a clear vision of how you want your home to look.
How many bedrooms do you need?
Do you prefer a single-story or two-story home?
Do you want features like a pool, landscaped areas, or additional spaces like a basement?
What’s your maximum budget?
This is the time to think through every detail that matters to you. Having an architect involved at this stage is crucial, even before purchasing the land. An architect will help ensure the land you choose fits your needs and budget, while also checking for any soil-related issues that could increase costs or complicate construction.
This is the starting point for designing a home tailored to your lifestyle and goals.
2. Bring Your Design to Life
Once you’ve defined your needs, the architect begins the preliminary project. This is where the design starts taking shape:
Sketches and floor plans.
Elevations and 3D visualizations, helping you see how your future home will look.
It's important to make any proposals and adjustments now, as changes later during the detailed project and construction phases can be more costly and time-consuming.
This phase ensures you’ll have a clear vision of your home, making sure the final design reflects your expectations and desires.
3. Complying with Urban Planning Regulations
The basic project is crucial to obtain the building permit from the municipality. This document contains all the necessary technical information:
Descriptive report of the project.
General plans: floor plans, elevations, sections.
Estimated budget.
The main goal of the basic project is to demonstrate that your home complies with urban planning regulations and other municipal requirements. Once submitted, this is the key document for obtaining the construction permit.
4. Detailed Technical Planning
The execution project delves into detailed planning. While the building permit is processed, the architect prepares this technical document, which includes:
Structural calculations.
Electrical, plumbing, and HVAC installations.
Detailed construction plans and material specifications.
This document guides the construction of your home, ensuring everything follows the technical standards and approved designs. Good planning at this stage prevents future problems and ensures high-quality execution.
Tip: Separating the basic and execution projects can help optimize time during the permitting process, as the basic project is submitted first while the execution project is developed concurrently.
5. Trust and Quality Construction
Once you have the execution project, it’s time to select a construction company. Here are important tips:
Compare budgets and review references.
Don’t choose solely based on the lowest price; prioritize experience and technical competence.
Your architect can recommend reputable construction companies who have delivered quality work. A good construction company ensures your project begins smoothly with guarantees and security.
6. Oversight and Technical Coordination
Once the building permit is granted, construction begins. Several key players are involved:
The Construction Company: Executes the work according to the project.
Supervisory Team: The architect leads the design and oversees construction, while the architect technician (or engineer) takes on safety coordination and construction supervision roles.
This phase ensures the construction runs smoothly and according to the technical specifications laid out in previous stages.
7. Occupation License and Certification
Once the construction is complete, the architect issues the final work certificate, necessary for obtaining the first occupancy license. This document legalizes your home, allowing you to move in.
By following these steps, you’ll ensure your dream home is built efficiently, with adherence to quality and legal standards.
Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69
Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993
Can your home cause cancer?
Yes, it is possible that the title of the post is a bit clickbait, but today I want to talk to you about a very important topic that you may never have hated to talk about: radon gas.
WHAT IS RADON?
Radon is a colorless, odorless, and tasteless radioactive gas. It is produced by the natural radioactive decay of uranium that is present in soils and rocks (although it can also be contained in water). This gas very easily emanates from the ground and passes into the air, where it disintegrates and emits other radioactive particles. Particles that when inhaled can cause serious damage to health.
Radon is one of the main causes of lung cancer. Current estimates of the proportions of lung cancer attributable to this gas range from 3% to 14%.
Its danger lies in three main aspects: it is radioactive (when it enters the lungs it produces a radioactive decay that damages DNA, causing cancer), it is highly mobile and imperceptible (it is invisible, colorless, odorless and tasteless, so we cannot know if it is around us unless we have the appropriate measuring equipment).
And surely you are wondering what does this have to do with houses?
We'll tell you then.
RADON IN BUILDINGS
The greatest source of radon exposure for most people is mostly in the home (where many hours a day are spent) and indoor workplaces.
Radon seeps into homes and buildings through cracks, in the joints of different construction elements, spaces around pipes or cables or even in the pores of construction material. The level of radon exposure is usually higher in basements (from approximately 1 meter deep) and living spaces that are in contact with the ground, although significant concentrations can also be found above the ground floor.
Depending on the geological composition of the land in which your home is located, the ventilation of the building and the existence of access roads in the buildings through the construction elements, we can find Radon concentrations that vary from 10Bq / m3 to 10,000 Bq / m3.
HOW CAN I FIND OUT HOW MUCH RADON IS IN MY HOME?
The only way to know the degree of radon concentration in your home is through a measurement with the appropriate specialized equipment. This measurement can be carried out yourself by acquiring one of the meters available on the market (activated carbon filters to measure Radon gas, trace methodology, electronic Radon gas meters ...) or carried out through a specialized company, which will analyze the results and depending on the risks that it finds, it will design a series of measures to reduce the concentration of Radon in the home.
If you are interested in measuring Radon gas in your home, you should bear in mind that these measurements are not carried out in a timely manner (the concentration of the gas will vary constantly over time, so to obtain an accurate result it will be necessary to perform measurements for several days) and that, in addition, must be carried out in different specific rooms, since, just as they can vary over time, the Radon concentration can also vary from one plant to another or, even on the same floor, from one room to another.
IS THIS PROBLEM BEING FIXED IN THE NEW BUILDINGS?
There are measures to address this problem in the construction of new buildings, although it is extremely recent.
Although it has been many years since the European Union has been warning of the risks of Radon gas and a series of recommendations have been established, it was not until the promulgation of the European Directive 2013/59 / EURATOM that things became more serious, since it is mandatory for all member countries. This Directive established the maximum deadline of February 2018 to establish the following measures:
Establish basic safety standards for protection against radon.
Establish the threshold of maximum Radon concentration in homes of 300Bq / m3
Measure and control radon in homes, schools, public buildings, workplaces ...
Obligation to inform citizens regarding exposure to radon and its associated risks.
Carry out anti-Radon measures.
As you may be thinking, more than 3 and a half years after the end of that period, we have not yet been able to establish all the measures that were required from the European Union.
However, the Technical Building Code has been adapted to the Directive, and has incorporated in its latest revision of the CTE a new section in the DB-HS Document, called Protection against radon gas (If you do not know what that of the CTE we recommend that you read ouranother post: What is the Technical Code)
This document establishes a series of means available to buildings to limit the foreseeable risk of exposure to Radon, classifying municipalities according to their potential risk, and establishing maximum levels of exposure to Radon.
HOW CAN I ISOLATE MY HOME FROM RADON EXPOSURE?
As we have told you, the main cause of Radon inside buildings is the lack of tightness of the enclosures, since gas can enter through cracks, joints, porosity of materials ...
Therefore, from a construction point of view, it will be necessary to design barriers in the building envelope to prevent the entry of air with radon from the ground. Some possible solutions, depending on the case, may be: establish protection barriers (anti-radon sheets) between the land and the living quarters, locate ventilated air chambers between the land and the home, depressurization of the land, mechanical ventilation of the rooms, avoid some specific materials, and so on.
If you are interested in undertaking work on your home to isolate it from exposure to Radon, we recommend that you contact an architect, since depending on how it has been built, these measures can be very different for each case.
Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69
Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993
Differences Between a Project Manager, Construction Manager and Site Manager
If you are not an architect, or a technical architect, nor are you minimally related to the world of construction, surely when they tell you that you have to hire a project manager, an execution director and a site manager for the execution of the work, you think who are kidding you: aren't all three the same thing?
DEFINITIONS
First of all, for you to understand the explanation, we are going to define each of the three figures:
Project manager: Usually an Architect.
He is the agent who, as his name indicates, directs the development of the work in technical, aesthetic, urban and environmental aspects, in accordance with the draft, the license granted and other authorizations that have been given.
Director of execution of the work: Usually a Technical Architect (or surveyor, it is the same).
He assumes the function of directing the material execution of the work and of qualitatively and quantitatively controlling the construction and the quality of the built. Its specific functions are:
- Verify the reception of the materials on site, checking that they meet the minimum qualities that had been agreed and ordering trials or tests to check their quality (if necessary).
- Check the correct execution and arrangement of the construction elements and the facilities, according to the project and the instructions of the project manager.
Site manager: Does not have a specific qualification.
He is directly responsible for the execution of the project within the construction company, as well as its technical and economic management.
Surely, with these definitions the difference has not been clear to you at all, but it has made you even more involved; so let's try to explain it in other words.
FACULTATIVE MANAGEMENT - CONSTRUCTORA
First of all, you should know that both the construction manager and the execution director are part of the facultative management, while the construction manager is part of the construction company.
The project manager will be in charge of checking that all the small changes or modifications that have to be carried out in the work are made in such a way that they do not modify the final result, and that the finished house is as it was proposed in the draft. In the event that any modification is necessary (due to a problem derived from the work), the project manager will be the one to dictate how it should be carried out, ensuring at all times the interests of the promoter.
The work of the director of works execution is a more meticulous task, and he takes care of the details, checking that all the construction elements are correctly executed. For example, they will be the one who checks that the flooring that has arrived at the work is of as good a quality as indicated in the project, that the steel inside the structure is correctly placed and has the diameter and coatings adequate, that the ducts of the facilities are properly insulated so that unnecessary noise and vibrations do not occur, that the insulation inside the façade is thick enough...
Finally, the tasks of the project manager are very diverse: he is in charge of planning the organization of the work, planning each of the tasks and jobs to be performed (who is going to perform them, when and how), proposing the construction techniques and procedures that are more suitable for the result to be achieved, control costs and construction times, process orders from suppliers, and so on.
A final summary…
Broadly speaking, we can establish the following differences:
The construction manager is a kind of supreme director who directs the rest of the agents and is in charge of verifying that the work is being carried out as it had been drawn in the project. If a problem arises or any aspect of the project needs to be modified, he will be in charge of making the decisions, and will issue instructions to both the execution director and the project manager.
The director of execution will be in charge of verifying that the work is being executed correctly according to the criteria established in the project (that the structure has the necessary reinforcements and coatings, that the facades have sufficient thermal insulation, that the joints between elements are well executed…) In the event that there is something that is not well executed, it will issue instructions to the project manager.
Finally, the project manager organizes the work of the rest of the workers who are part of the construction company (officers, electricians, carpenters, plumbers ...) so that they carry out the work in accordance with the project and the instructions of the project manager and the project manager. execution.
Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69
Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993
Licenses for construction in Sotogrande (San Roque)
If you have ever built your own home, carried out reforms in the home you already have or modified some element of your plot, you have probably already heard about building licenses. But how much do you know about them? Do you know how many types of license there are, what is the procedure and the necessary documentation?
The information regarding construction licenses is usually somewhat confusing, mainly because, although state and regional legislation establishes common bases that all municipalities must comply with, in the end it is the City Councils that, through ordinances, establish the conditions and types of license that there are in a specific municipality.
In this post we are going to explain all the basic aspects you need to know about the different types of work licenses that exist, specifying for the specific case of Sotogrande (San Roque)
TYPES OF AUTHORIZATIONS - BUILDING LICENSE AND RESPONSIBLE DECLARATION
In the case of Sotogrande, there are mainly three types of authorization that, from least to greatest “importance” are:
Actions submitted to the responsible declaration procedure.
Minor work licenses.
Major work licenses.
However, before explaining which are the actions that are included in each of these types, as well as the procedure and documentation, it is necessary that you understand the difference between license and responsible declaration:
Building license
The building license is a permit required by the local administration (Town Halls) to carry out any type of construction, installation ... on any type of land, whether urban, developable or undeveloped. Its objective is to verify that the action we intend to carry out complies with urban regulations (in terms of land use, number of floors, buildable area ...)
Responsible declaration
The responsible declaration is a “document signed by the applicant, which normally accompanies the main instance at the beginning of a file for the exercise of an activity, in which it declares, under its responsibility, that it meets all the requirements demanded by normative".
Unlike the license, with the responsible declaration we do not need any type of response from the Administration, but, from the moment of its presentation, we can start the activity that we have requested.
However, although we do not need a response, the actions communicated through this procedure may not be carried out before ten business days have elapsed (from the day following the date of their disclosure to the administration).
ACTIONS SUBJECT TO A RESPONSIBLE DECLARATION
The following may be processed through the responsible declaration procedure: works of little technical entity that do not require a technical project and that are in any of the following cases:
Conservation and maintenance works
Provided that they do not increase the volume of the building or modify structural elements. Some examples of this type of work can be:
Painting and finishes of façade or dividing walls.
Repair or replacement of exterior carpentry (without modifying the size of the holes) or the placement of bars and awnings on facades.
Cleaning works and interior painting of buildings or patios.
Reforms in existing buildings
Provided that it does not affect the structure or the façade, or modify the conditions of habitability, accessibility and security. Some examples are:
Reform, repair or modification of coatings.
Change or replacement of interior carpentry or sanitary equipment.
Works that involve small specific changes in the interior layout.
Other actions
Such as cleaning and clearing of sites, drilling and prospecting actions; landscaping, paving on private land...
However, actions that meet any of the following conditions may not be processed by means of a responsible declaration (although the work can be identified with any of the above), and actions that meet any of the following conditions must request the corresponding license:
That it is in any of the cases of actions in which a technical report is required (explained in the following section):
That requires a technical project (for example, when it affects protected elements).
Your budget is greater than fifty thousand euros.
That the authorization of other administrations is necessary (for example, when the action requires the environmental qualification process)
That it is a work of special complexity (that requires a more detailed analysis)
That the action is intended to be implemented on undeveloped land.
MINOR WORK PERMIT
Actions subject to a minor work license
Minor works are considered those whose purpose is to carry out reforms, conservation or demolitions that do not affect the structure, facades or roofs of the building and that do not require scaffolding, being processed by the abbreviated procedure.
If the action you intend to carry out cannot be carried out by means of the responsible declaration (because it is not in any of the anticipated cases, because it has a budget greater than the maximum allowed for this procedure ...) but it meets the definition of minor work, you can apply for this type of license.
Within this definition, some specific actions that are subject to a minor work license are specified, such as:
Actions in commercial premises: adaptation, reform, expansion, placement of bars or awnings, enclosures, change of horizontal or vertical cladding ...
Enclosure of pergolas or glazing of terraces.
Fencing of plots.
Placement of smoke outlet pipes, replacement of fascia on terraces, revision of gutters and downspouts ...
Other actions on public roads (such as placement of advertisements).
Documentation to present
Along with the application form for minor works, the following documentation must be submitted to the City Council:
Document justifying the deposit of the fee and the ICIO.
Location map (e: 1/20000)
Detailed budget of the works.
Photographs of the area where it is intervened.
Bounded sketch of the current and renovated state.
MAJOR WORK PERMIT
Major works are all those that cannot be considered minor works or are subject to the responsible declaration procedure; that is to say: the actions of a new plant and the carrying out of reforms, conservation or demolitions that do affect the structure, facades or roofs of the building or that require scaffolding.
In this case, the procedure is more complex, since it will require the preparation of a basic project (which will be presented at the City Council at the time of requesting the license, and will be the one that will serve as the basis for the granting or not of the license) and later (prior to the start of the works) an execution project will have to be presented. If you do not have clear differences between these two projects, we recommend that you read our post: Differences between a Basic Project and an Architecture Execution Project.
Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69
Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993
Licenses for construction in Marbella
If you have ever built your own home, carried out reforms in the home you already have or modified some element of your plot, you have probably already heard about building licenses. But how much do you know about them? Do you know how many types of license there are, what is the procedure and the necessary documentation?
The information regarding construction licenses is usually somewhat confusing, mainly because, although state and regional legislation establishes common bases that all municipalities must comply with, in the end it is the City Councils that, through ordinances, establish the conditions and types of license that there are in a specific municipality.
In this post we are going to explain all the basic aspects you need to know about the different types of construction licenses that exist, specifying for the specific case of Marbella.
WHAT IS A BUILDING LICENSE?
The building license is a permit required by the local administration (Town Halls) to carry out any type of construction, installation ... on any type of land, whether urban, developable or undeveloped.
Building licenses have traditionally been the only way in which Public Administrations intervene in the use of the land and the construction of the land. The objective of these is to verify that the action you intend to carry out complies with the urban regulations (in terms of land use, number of floors, buildability and occupation, minimum habitability conditions, etc.) according to what the municipal ordinances provide.
WHAT TYPES OF LICENSES ARE THERE? WHAT IS THE PROCEDURE?
There are two types of license: major work licenses and minor work licenses.
Major work permit
We could say that it is the "typical" license, since in general it is the one that is usually required more frequently, such as in new plant works, reforms that affect structural elements or that alter the volume, use of the facilities, number of homes or any other urban parameter, as well as those that affect the exterior composition or the habitability or security conditions...
Regarding the documentation that is required to obtain this type of licenses, it is the following:
Copy of settlement of the urban license fee.
Letter of payment of guarantee of the cost of the management of construction and demolition waste that is expected to be produced (which will be returned at the end of the work, after presentation of the final works certificate).
Copy of the official plan certifying that the alignment and ground level markings have been made.
Urban planning certificate, if it were implemented.
Basic project or execution project, which must be accompanied by:
… In the case of a basic project: justification of connection to the networks of the different urban services, connections, justification of adaptation of the sidewalk, separata of justification of compliance with the fire protection conditions.
… In the case of an execution project: Endorsed documents from the optional management of the competent technicians involved in the work (Construction Director, Works execution director and health and safety coordinator).
Documentation of other sectoral administrations: There are certain actions that affect other administrations in addition to urban planning (such as the case of homes that are in the vicinity of a BIC building, homes with some type of protection, actions that require approval by the environmental administration ...) in these cases, the documentation to be presented at the town hall must be accompanied by the documentation required by these other administrations (culture, environment ...) depending on the specific case in which we find ourselves.
Minor work permit
will have the consideration of minor works, those carried out on public roads related to the adjoining building, small repair, modification or tidying up of buildings and works on lots or patios. The documentation is different from the one that must be presented in the case of major work licenses, not requiring in this case a technical project as such. This documentation would be:
Copy of settlement of the urban license fee.
Location map of the plot in planning.
Description of the works to be carried out and their budget.
Plans, sketches or photographs that are necessary for the definition of the works.
Are there works not subject to license?
Yes. A new figure has recently been incorporated that replaces licenses (for both major work and minor work) with the aim of simplifying and streamlining administrative processing. This new figure, called a responsible declaration, may only be used in the cases indicated by the ordinances.
WHAT IS A RESPONSIBLE DECLARATION?
The responsible declaration is a “document signed by the applicant, which normally accompanies the main instance at the beginning of a file for the exercise of an activity, in which it declares, under its responsibility, that it meets all the requirements demanded by normative". That is, by means of this figure we declare that we comply with all the requirements, that we have all the documentation that accredits it and that we will maintain this compliance for as long as it is necessary.
Unlike the license, with the responsible declaration we do not need any type of response from the Administration, but, from the moment of its presentation, we can start the activity that we have requested. However, this does not mean that we are exempt from the administration controlling that what we have declared is indeed true, but that at any time a technician may inspect the work and stop it in the event of any non-compliance (with the corresponding sanction in your case).
What is the procedure?
The works may not start before fifteen business days have elapsed from the day after the following documentation has been submitted:
Copy of settlement of the urban license fee.
Photocopy of the Plan of Qualification of the PGOU, street plan, aerial photograph or other analogous.
Description of the works that compose it, indicating quality of materials, quantity and budget.
Plans, sketches or photographs necessary for the definition of the works.
ACTIONS SUBJECT A RESPONSIBLE DECLARATION
The following works are subject to a responsible declaration (not being necessary a major or minor work license):
Works of little constructive entity and technical simplicity that do not require a project.
New construction as long as the following requirements are met: that it is not residential or public and that it is developed on a single floor.
Interventions on existing buildings that meet the following requirements: that they do not involve a total intervention on the building and, being a partial intervention, this does not affect the general exterior composition, volumetry, the structural system or change the use.
In this sense, the Marbella ordinances exclude from the presentation by means of a responsible declaration (the corresponding license must be requested) the following actions (among others):
Those whose budget is greater than sixty thousand euros.
Those that modify the interior distribution, except for those partial redistributions that do not alter the use of the dependencies.
Restoration of buildings in the Historic Center (as well as alterations to facades or roofs).
Earth movements (except clearing or cleaning).
Tree felling, transplanting and tree canopy reduction.
Expansions (including terrace glazing) or demolitions.
Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69
Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993
Licenses for construction in Malaga
Building licenses have traditionally been the only way in which Public Administrations intervene in the use and construction of land. However, in recent years, the multiple existing urban and sectoral regulations and the delay in meeting the deadlines for issuing licenses have resulted in obtaining a building license being a really complex procedure.
That is why the regulations regarding construction licenses have been modified, in order to simplify these procedures and streamline administrative activity. However, these changes in the regulations, added to the fact that each municipality has its own ordinances, usually generate greater confusion in the population. That is why in this post we are going to explain everything you need to know about building licenses in Malaga
PREVIOUS REGULATIONS - MAJOR WORK AND MINOR WORK
Previously, work licenses have traditionally been classified into two types: major work licenses and minor work licenses. All construction acts were subject to one of these two types of license, and there were no other elements that would speed up the procedures for obtaining them.
The major work licenses were required for new plant works, changes of use in buildings, modifications of the work carried out that altered some of the urban parameters, works that affect the structure of the building ... while the minor works licenses (such as its own name indicates) were required for smaller works, such as simple repairs, replacement of cladding, installation of heating or air conditioning...
CURRENT REGULATIONS - LICENSES, RESPOSIBLE DECLARATION AND ACTS NOT SUBJECT TO LICENSE
Since the entry into force of Directive 2006/123 / EC, of December 12, the European Union has tried to simplify administrative action by introducing new figures other than licenses to reduce waiting times. Currently, in the municipality of Malaga, we can differentiate between three "levels" of authorizations, which we will explain below, and they are:
Acts subject to license (Type 1, Type 2 or Type 3)
Acts subject to a responsible declaration or prior communication.
Acts not subject to a license or other authorization instruments.
ACTS SUBJECT TO LICENSE - TYPES OF LICENSE AND PROCEDURE
What acts require a license?
A license is, by its definition “an express statement that a person makes, especially with legal authority, to allow a certain thing to be done”. In the context that we are dealing with, a license would be the administrative resolution of a procedure in which it (the administration) expressly authorizes us to carry out the activity that we have requested. The following acts will require obtaining a license:
Urban parcels.
New plant works, construction, building and installation of facilities
Expansion, modification, reform and rehabilitation works.
Works in permanent commercial establishments with a useful surface> 750m²
Total or partial demolitions of buildings.
Acts on developable, non-developable land or on properties out of order.
The change or modification of use, total or partial, of the constructions, buildings and facilities.
What types of license are there?
There are three types of license: type 1, type 2 and type 3 licenses:
Type 1 licenses: This type of license will be required for works of greater technical or urban complexity.
They require the drafting of a building works project, visa and it will always be necessary to have works management and final works certificate.
Type 2 licenses: It is the next step to type 1 licenses and they are used for works of less technical or urban complexity but that require for their granting of some sectorial authorization (from other administrations such as: environment, historical heritage ...)
They will require the writing of a descriptive and graphic technical report.
Type 3 licenses: For works of little technical or urban complexity for which neither the type 1 license project nor the type 2 license memory is required.
HOW DO I KNOW WHAT TYPE OF LICENSE TO ORDER?
The requirement of one or another type of license depends on the type of action, the use of the property, the type of land on which it is located (urban consolidated, unconsolidated, undeveloped ...), whether it has any type of protection ...
There are many variables that intervene, so we recommend that you contact an architect who will be the one who can advise you on the type of license you have to request and who will be in charge of preparing all the documentation and carrying out the necessary procedures.
ACTS SUBJECT TO RESPONSIBLE DECLARATION
What is the responsible statement?
It is a “document signed by the applicant, which normally accompanies the main instance at the beginning of a file for the exercise of an activity, in which it declares, under his responsibility, that he meets all the requirements demanded by the regulations. ”. Unlike the license, with the responsible declaration we do not need any type of response from the Administration, but, from the moment of its presentation, we can start the activity that we have requested.
What acts can be processed by responsible declaration?
Actions in commercial premises with an area of less than 750m² (provided that the works to be carried out do not require a project).
Auxiliary installations on public roads.
Repair and reform works that do not affect the structure, the interior layout and that do not essentially modify the exterior appearance of the property and facilities.
ACTS NOT SUBJECT TO MUNICIPAL URBAN INTERVENTION
There are a series of acts that do not require applying for a license or submitting a responsible declaration, and they are, among others, the following:
Actions in homes: Works inside the home or in the common areas of residential buildings that meet the conditions that they do not affect the subsoil, the structure, the interior layout (that is, that the partitioning) or modify the exterior appearance.
These works may consist, for example, of:
Repair of cladding, flooring, tiling, false ceilings ...
Punctual repair of facilities.
Interior painting
Replacement or repair of doors, etc.
Urban actions for the execution of planning: Such as: the segregations that are contained in the reparcelling projects, the urbanization works linked to the development planning instruments, the works that are the consequence of a direct execution order of the administration, etc.
Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69
Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993
Works processed through a responsible declaration in Marbella
Although in previous posts we have already explained everything you need to know about the different types of building licenses that exist in Marbella (as well as the procedure to follow and the documentation to present for each of them), this time we are going to go into defining in depth one of these authorization procedures: the responsible declaration in Marbella.
The responsible declaration is a relatively new procedure that brings great benefits to individuals, since it allows the long waiting times that the administration usually takes to grant us a work license to be reduced to practically zero. That is why in this post we want to explain in depth what a responsible statement is, what are all the cases in which the responsible statement can be used and what documentation must be gathered.
Even so, we recommend that at all times you let yourself be guided by an Architect who helps you in the processing process since, in addition to being in charge of preparing the technical project (in case this is necessary), he can advise you throughout the process
WHAT IS THE RESPONSIBLE DECLARATION?
The responsible declaration is a “document signed by the applicant, which normally accompanies the main instance at the beginning of a file for the exercise of an activity, in which it declares, under its responsibility, that it meets all the requirements demanded by normative". Unlike the license, with the responsible declaration we do not need any type of response from the Administration, but, from the moment of its presentation, we can start the activity that we have requested.
ACTIONS SUBJECT TO A RESPONSIBLE DECLARATION
In a generic way, works of little technical entity that do not require a technical project and that refer to conservation and maintenance works, reforms in existing buildings or other actions that meet specific requirements can be processed by the responsible declaration procedure.
In the case of Marbella, the works submitted for a responsible declaration are divided into three types:
Actions that do not require technical documentation.
Actions that require the presentation of a descriptive and graphic document (and where an Architect must necessarily participate).
Actions that require a project visa (which can only be processed by means of a responsible declaration in specific cases).
ACTIONS THAT DO NOT REQUIRE TECHNICAL DOCUMENTATION
Coatings and finishes (paint) that do not exceed an area of 500m² and that do not require means to work at height.
Indoor installations of buildings (electricity, sanitation water ...) that affect only a home or premises with a surface area of less than 300m²
Cleaning and clearing of sites that do not involve earth movements.
Fencing of lots by posts and metal fence.
Maintenance and conservation works for swimming pools and sports courts.
Punctual repair of flat roofs, terraces or balconies (provided that no means are needed to work at height).
Improvement and reinforcement of insulation in walls and floors.
Placement of new interior carpentry.
ACTIONS THAT REQUIRE A DESCRIPTIVE AND GRAPHIC DOCUMENT
Adaptation and conditioning of commercial premises (with an area of less than 750m²) as long as it does not have an impact on the heritage, nor is it located in a property in the public domain.
Coatings and finishes (paint) that if they exceed the surface of 500m² or that require means to work at height.
Construction of interior stairs and elevators (that do not require a project).
Changes in the interior layout that do not alter existing uses or exceed 1,000m² of partition walls.
Demolitions of buildings with a constructed area of up to 500m².
Small buildings that are not for residential or public use and do not exceed 20m² of constructed area.
Construction of plot enclosures to private boundaries.
Installation, reform or replacement of photovoltaic solar panel installations.
ACTIONS THAT REQUIRE THE VISA PROJECT
These works may only be authorized by means of a responsible declaration when they are carried out on consolidated urban land and on buildings that are in accordance with urban planning (that is, irregular homes or in a situation of assimilated to out of planning could not carry out these actions through a responsible declaration) .
Opening of holes or repair of structural or load-bearing walls.
Construction of elevators.
Modification of roofs when the general exterior composition of the building changes.
Indoor installations of buildings provided that they exceed a surface area of 1,000m².
Changes in the interior distribution that altered existing uses or that the surface is greater than 1,000m².
WHAT DOCUMENTATION MUST BE PRESENTED?
Minimum Mandatory Documentation
At a minimum, regardless of the type of responsible declaration to which my action is subject, it will be necessary to present:
Documentation that proves the personality of the declarant (DNI, power of attorney ...)
Proof of having paid the corresponding Fee, as well as the ICIO.
Guarantee to guarantee the correct management of construction waste.
Technical Documentation
In the case of works submitted to a responsible declaration that require a project visa, it will be necessary to present the following documents (unless some of them are not necessary according to the specific action): Memory, Plans, Budget, Health and safety study (or study basic safety and health), construction and demolition waste management study.
In the event that it is not necessary to present a visa project, it will be sufficient to present a descriptive-graphic memory (with sketches, photographs, plans ... that are necessary depending on the action).
In both cases, you must have an Architect who will be in charge of preparing said documentation and carrying out all the procedures for the declaration of responsibility.
Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69
Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993
Everything You Need to Know about Housing for Tourist Purposes
1. WHAT IS A HOME FOR TOURISM PURPOSES?
Housing for tourism purposes is understood to be those located in properties located on land for residential use, where the accommodation service will be offered at a price, on a regular basis and for tourism purposes.
2. CAN ALL HOMES BE CONSIDERED "HOMES FOR TOURISM PURPOSES"? WHEN ARE TOURIST APARTMENT ESTABLISHMENTS CONSIDERED?
Above all, the home must be located on land for residential use and meet the requirements summarized in the following section. However, they will not be considered homes for tourist purposes if they are in any of the following cases:
That the houses are transferred without economic consideration.
That the home is hired for a period of more than two months (continuously) by the same user.
Homes located in rural areas. These dwellings, if they are used for tourist accommodation, will be considered as “rural house” or as “tourist accommodation for rural accommodation” and must comply with the conditions of their specific regulations.
Complexes made up of three or more homes or apartments owned by the same owner that are located in the same property or group of buildings (contiguous or not, but within a one-kilometer radius). In this case they will be considered as tourist apartment establishments. If this is your case, we recommend that you read our post: Frequently asked questions about tourist apartments, since in it we clarify all the doubts you may have.
3. WHAT REQUIREMENTS MUST MY HOME MEET TO BE A HOME FOR TOURISM PURPOSES?
The requirements for housing for tourist purposes are defined in Decree 28/2016, of February 2, and are, among others, the following:
Have an occupancy license, and comply with the technical and quality conditions required of the dwellings (according to the ordinances of the municipality in which the dwelling is located)
The rooms must have direct ventilation to the outside or patios and have a darkening system for the windows.
Be sufficiently furnished and equipped with the necessary appliances and equipment for immediate use and according to the number of places available.
Have Complaints and Claims Sheets, and a first aid kit.
That there is cleaning of the house at the entrance and exit of new clients, and that there is bedding, linen, household items in general, depending on the occupation of the house and a replacement set.
As you can see, they are easily achievable aspects. However, in this post we have summarized the requirements, but there are some more. Therefore, if you intend to use your home for tourism purposes, we recommend that you contact a technician so that they can advise you on the specific conditions that your home must meet. In MunozBarcia we will be happy to solve your doubts without any commitment.
4. WHAT MAXIMUM CAPACITY CAN MY HOME HAVE?
The maximum capacity of the home will depend on the type of home for tourism purposes, there are two types:
Complete: When the house is transferred in its entirety.
By rooms: When the owner resides in it.
If it is a full-type dwelling, it may not exceed 15 beds, when it is a room type, it may not exceed 6 beds. In no case can it accommodate more than 4 people per room.
5. WHAT PROCEDURES DO I HAVE TO DO TO START THE ACTIVITY?
To start the activity as a home for tourism purposes, you must complete and submit the form of "responsible declaration for the start or exercise of the activity" in which it is declared, among other aspects, that it complies with the current regulations to carry out the activity. The entry record that appears in the Declaration will certify that you have fulfilled your obligation to present this Responsible Declaration and will now be able to provide the tourist accommodation service in your home in a regulated manner.
Subsequently, the Ministry of Tourism will proceed to register the home in the Andalusian Tourism Registry. To do this, it will request a series of documentation (which you may have previously submitted together with the responsible declaration to speed up the procedures), such as:
Copy of the occupation license or equivalent document (if you do not have it, consult a technician).
Title for the exploitation of the house (title deed or others)
Copy of the IBI or other document that proves the cadastral reference.
Certificate of registration of the owner of the home, if it is the type "by rooms".
Once the documentation has been provided, you will receive a resolution by which you are registered in the Tourism Registry and a code will be assigned to you. This code must indicate it in all advertising or promotion that realize by any means, including "online" platforms.
6. WHAT HAPPENS IF I START THE ACTIVITY WITHOUT PRESENTING THE RESPONSIBLE DECLARATION?
In case of carrying out the activity without having presented this Responsible Declaration, the home will be considered clandestine, being classified and sanctioned as a serious infraction according to the provisions of the Andalusian Tourism Law.
7. I WANT TO STOP RENTING MY HOME FOR TOURISM PURPOSES, WHAT DO I HAVE TO DO?
In case you no longer want to rent your home, you will have to fill in a form again called "declaration responsible for access and exercise of the activity". This is the same form that you submitted to register in the Andalusian Tourism Registry, only now you must select the box identified as “cessation of activity”.
Hello I am Javier Muñoz Fuentes, Architect registered 1856 COA Málaga. Let me know how may I be of assistance…You will find me calling at + 34 654 00 11 69
Hello I am Crisanto Barcia Garcia, Architect registered 1501 COA Málaga. If you have any further question about this post, do not hesitate to call me at +34 678 478 993