Guide to building applications and planning permission in Mallorca

Building a house in Mallorca requires careful planning and compliance with specific legal requirements. In this guide, we explain the necessary steps from planning to obtaining planning permission. Especially in recent years, new-build properties on Mallorca have become increasingly popular, due to the very individual wishes and ideas of many property buyers.

1. preparatory steps

1.1 Property analysis

Before buying a plot of land, it is important to check whether it is suitable for building on. Plots of land in Mallorca are divided into different categories:

• Suelo Urbano: Developed building land with existing infrastructure.
• Suelo Urbanizable: Potentially developable land that has yet to be developed.
• Suelo Rústico: Agricultural or semi-natural land with strict building regulations.

An experienced architect should carry out these checks to ensure that your building project is feasible.

1.2 Commissioning of an architect

A licensed architect draws up the construction plan according to your ideas and the legal requirements. The costs for the architect are usually around 12% of the construction sum.

2. approval planning (Proyecto Básico)

In the approval planning phase, the architect clarifies all relevant urban planning requirements with the responsible building regulations office and incorporates these into the design. This so-called “Proyecto Básico” for new build real estate projects in Mallorca is then submitted to the Chamber of Architects in Palma for approval (“Visado”).

3. submission of the building application

With the completed “Proyecto Básico” and the completed form for a building application (“Solicitud de Obras”), you or your authorized architect submit the application to the responsible building regulations office (“Servicio técnico del Ayuntamiento”, department “Urbanismo”).

4. types of construction measures

Depending on the scope of the construction project, a distinction is made between:

• Major construction project (“Obra Mayor”): New buildings or major renovations that involve structural changes.
• Small construction project (“Obra Menor”): Conversions or renovation measures without statically relevant changes.
• Immediate notification (“Comunicado inmediato”): Minor work such as renovating a bathroom, which can be started immediately after payment of the handling fee and construction tax.

5. fees and taxes

The following costs are incurred when submitting a building application in Mallorca:

• Processing fee (Tassa): Between 0.50 % and 0.60 % of the total construction costs (“Presupuesto de ejecución material”).
• Construction tax (Impuesto de Construcción): Between 4.00% and 6.00% of the total construction costs.

6. examination procedure

After submission, your project will be checked for compliance with general and local urban planning requirements as well as aspects such as fire protection, safety of use and accessibility. In the case of rural properties (fincas), the “Consell Balear” (regional authority) will also be involved.

7. processing time

The processing time depends on the local building regulations office and, in the case of rural properties, on the positive decision of the state authority. Changes during the processing phase can extend the duration.

8. work planning and start of construction

Once planning permission has been granted, the architect draws up the work plans. The municipality then issues the building permit so that you can start the construction work. Before construction begins, the “Aparejador” or “Arquitecto Técnico” (safety coordinator and quality controller) and the contracted construction company must be notified to the building regulations office.

Conclusion

The process from planning to planning permission in Mallorca requires careful preparation and collaboration with experienced professionals. By following the steps described, you can ensure that your building project is successfully realized and that you end up with your perfect dream property in Mallorca.