What Is the End of Construction (Final de Obra) and Why Is It So Important in a Building Project?

ARCHITECTURE

Apr 16

Written By Francisco Javier Muñoz Fuentes

One of the key moments in any construction project is the completion of the work. But finishing a job doesn’t just mean removing scaffolding or cleaning up the site. For a building to be officially considered finished, a formal document must be issued: the Final Certificate of Construction (Certificado Final de Obra, or CFO). So, what exactly is it? Who signs it? Here’s everything you need to know—whether you’re a technical professional or a property developer.

WHAT IS THE “FINAL DE OBRA”?

The Final de Obra marks the stage when the construction management team—comprised of the Project Architect (Director de Obra) and the Site Manager (Director de Ejecución de Obra)—certifies that the building work has been completed according to the approved project and any subsequent modifications, and that the building is ready to be used or occupied.

This is formalized in an official document: the Final Certificate of Construction (CFO), which must be signed and sealed by the appropriate professional association and submitted to the local council in order to obtain the First Occupancy License (Licencia de Primera Ocupación) or to register the property in the Land Registry.

WHO ISSUES THE FINAL CERTIFICATE OF CONSTRUCTION (CFO)?

The CFO must be issued and signed by the construction management team:

Project Director: Usually an architect, responsible for the overall project and design.
Construction Director: Typically an architectural technologist (or quantity surveyor), responsible for the correct execution of the construction work.

Both professionals must be officially registered with their professional associations and legally authorized to practice. The certificate may also include observations or clarifications if there were any significant changes to the original project.

WHAT DOES THE FINAL CERTIFICATE CONFIRM?

The CFO certifies that:

Construction work is 100% completed.
The project was built according to the approved technical plans and any official modifications.
All conditions of the building permit have been met.
The building is safe, functional, and fit for use.
The project complies with the Spanish Building Code (CTE).

Without the Final Certificate of Construction, the building cannot be legally used, sold, or registered as a completed property.

WHAT OTHER DOCUMENTS ARE NEEDED ALONGSIDE THE CFO?

In addition to the CFO, this final phase includes other key documents such as:

Building Logbook
Certificates for utilities (electrical, plumbing, HVAC, etc.)
Quality control reports
Final safety and health statement from the site safety coordinator
Building permit and any modifications
Any other documents required by the local authority or regional regulations

All these are crucial for processing the First Occupancy License.

TELL US WHAT YOU NEED

IS IT MANDATORY TO SUBMIT HE CFO TO THE PROFESSIONAL ASSOCIATION?

Yes. In most cases, the CFO must be submitted to the relevant professional association (such as COA or COAAT). This ensures the document is legally valid and all technical requirements are met.

Collegiate validation also helps facilitate subsequent processes with city councils, notaries, or land registries.

WHAT HAPPENS AFTER THE CFO IS SIGNED?

Once signed and sealed by the professional association, the CFO is submitted to the local council along with the rest of the required documents to request the First Occupancy License. This license legally allows the property to be:

Occupied
Sold
Rented

It is also a mandatory step before:

Activating permanent utility services (electricity, water, gas, etc.)
Registering the property as a completed construction
Issuing the ten-year insurance policy (if not done earlier)
Completing notarial or mortgage procedures

WHAT ARE THE CONSEQUENCES OF NOT PROCESSING THE CFO CORRECTLY?

Failing to issue or register the Final Certificate of Construction can lead to serious legal and financial problems, including:

Inability to register or sell the property
Problems connecting utilities
Potential fines or administrative sanctions
Being unable to take out the ten-year insurance, if required
Risk of legal liability for technical professionals

THE CFO AS A GUARANTEE OF QUALITY AND COMPLIANCE

The CFO represents the official close of the construction process. Its proper issuance guarantees the building was executed in accordance with the project and legal standards, and allows for its legal occupation, use, and commercialization.

For technical professionals, it marks the end of their construction responsibilities.
For developers, it’s the starting point to legally sell or lease the property.
For public authorities, it ensures compliance with building and planning regulations.

In short, a properly handled CFO process protects everyone involved in a construction project.

If you’re working on an architectural project in Málaga, Marbella, Estepona, Sotogrande, Mijas, or anywhere in Southern Spain, at Munoz Barcia Architects, we’d be delighted to help you with any questions. Contact us—no obligation!

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