Secretos de la reforma en España: cómo no infringir la ley y mantener la paz con los vecinos

Introduction

Repair in Spain — it is not just about replacing tiles or painting walls. Strict rules apply here for both minor and large-scale construction work. Many property owners are intimidated by the need to obtain official permits, as not knowing the regulations can lead to fines and conflicts with neighbors. In this article, we will examine the main aspects to consider when planning a repair, learn to differentiate between minor and major works, and find out how to manage relationships with neighbors without breaking local rules.

Main Challenges in Repairs in Spain

Most often, property owners who decide to start a repair in Spain encounter several typical problems:

1. Uncertainty about which permits are needed. Local legislation requires official documentation even for cosmetic work, but the level of bureaucracy depends on the type of repair.
2. Concerns about neighbors. Noise, dust, or changes to the building facade can lead to conflicts. Moreover, there are situations when their official consent is required.
3. Risk of fines and legal disputes. Incorrectly processed documents, lack of approval from the community, or non-compliance with building regulations can cost significant money and time.
4. Lack of understanding of technical details. Sometimes it is necessary to consult with architects or engineers, which increases expenses and complicates the process.

Knowing these challenges in advance can help you prepare a strategy and avoid many difficulties.

Why Permits are Needed for Repairs

Spanish legislation strictly regulates all construction and repair work. The property owner is required to notify the municipal administration (Ayuntamiento) of any changes that may affect the building's structure, neighbor comfort, or the appearance of the facade. It is especially important to remember the law LPH (Ley de Propiedad Horizontal — Law on Horizontal Property), which details the rights and responsibilities of residents in apartment buildings.

If the permit requirement is ignored, one can face administrative fines or even legal proceedings. The municipality has the right to demand an immediate stop to the work and to restore the property to its original state at the owner's expense. Thus, obtaining a permit is not just a formality, but also a way to protect yourself from serious financial and legal consequences.

Types of Repairs: Minor and Major

To understand which documents need to be processed, it is important to differentiate between minor and major repair work:

• Minor repair. Generally includes cosmetic improvements — replacing tiles, painting walls, updating plumbing without altering the structure. Despite the simplicity of these works, most municipalities still require a basic permit. At a minimum, you must submit an application and pay the corresponding tax.
• Major repair and reconstruction. If you plan a redesign, the installation of new structural elements, merging rooms, or altering the facade, a more complex permit is required. The municipality may demand a project prepared by an architect or another specialist. This project confirms the safety of the planned work and provides the municipality with an understanding of its impact on the building.

Documents for Obtaining Permits

The processing procedure includes several steps:

1. Contacting the municipal administration (Ayuntamiento). This is usually handled by architects or contracting organizations, but you can do it on your own. The administration will specify which documents are required for each case.
2. Preparation of the document package. For a minor repair, it is sufficient to describe the planned work and indicate the contractor. For a major repair, a technical project and more detailed documentation will be required.
3. Payment of the repair tax. The amount of the tax directly depends on the estimated cost of the work. The larger and more expensive the repair, the higher the fee.
4. Placement of permit copies. After your application is approved, several copies of the documents will be issued. One must be attached to the apartment door and another placed on the informational panel in the building.

When Neighbors' Consent is Required

In apartment buildings in Spain, repairs often affect the interests of all residents. The law LPH (Ley de Propiedad Horizontal — Law on Horizontal Property) indicates that any changes that may compromise the building's structural integrity or affect the overall appearance of the facade require the consent of the community.

If your goal is to paint the facade or cover a terrace, in addition to the municipal permit, the matter must be discussed in a meeting of residents and obtain at least 3/5 of the votes (provided that these votes represent at least 60 percent of the participation). In other words, you cannot unilaterally make decisions that change common elements of the property.

For minor work, such as changing the flooring inside the apartment or painting walls, these requirements do not apply. It is enough to notify the manager (usually the president or the community administrator) that you intend to carry out a minor repair.

Noise, Work Schedule, and Conflicts

In addition to legal issues, property owners should consider the rights of neighbors. In some autonomous communities (AC — Autonomous Community), specific laws regulate noise levels and permitted work schedules. For example, in Madrid the following rule applies:

• Monday to Friday — from 8:00 to 21:00
• Saturday and Sunday — from 9:30 to 21:00

Exceeding the noise limit, which is generally around 35 dB during the day and 30 dB at night, can result in administrative fines and complaints from neighbors. To avoid conflicts, it is best to agree on the schedule for noisy work in advance and establish a procedure for the disposal of construction waste.

Inspections and Liability

If you are starting a major repair, be prepared for the municipality to conduct periodic inspections. This is done to ensure compliance with building regulations. An inspector or an authorized architect may visit the property several times to ensure that the work is being carried out according to the approved project.

In the event of any violations, the authorities have the right to impose fines and require that deficiencies be remedied. In cases where the owner continues work without permission or ignores instructions, legal proceedings may be initiated. This is another reason why it is important to obtain all the necessary approvals before starting the work.

What to Do When Community Work is Needed in Your Building

Sometimes the work concerns not only your apartment, but also common structural parts such as the roof, facade, or basements. The law LPH (Ley de Propiedad Horizontal — Law on Horizontal Property) grants the community the right to carry out such work, and residents cannot refuse to have it done in their property. However, the homeowners' association must first approve the budget and the plan for the repair.

If the work affects the owner's internal spaces, the community is obliged to return the apartment to its original condition. Nevertheless, the owner cannot block access to the dwelling if, for example, repair of a common riser or the installation of new utilities is required.

How to Avoid Conflicts with Neighbors

Neighbors are a key factor in the success of a repair. Even minor work can lead to disputes due to noise or external changes. To minimize the risk of conflicts, follow these recommendations:

• Inform your neighbors in advance about the timing and nature of the work.
• Adhere to the established schedule for noise and construction waste disposal.
• Consider the aesthetics of the building when making changes to the facade or the structure of the balcony.
• Coordinate all significant changes with the homeowners' association, as required by LPH (Ley de Propiedad Horizontal — Law on Horizontal Property).

Insurance and Legal Protection

For peace of mind, many property owners take out insurance policies that include legal assistance. Such a policy can cover expenses related to legal disputes or compensation for damages if something goes wrong during the repair.

If you notice that one of the neighbors is carrying out work that violates common rules, the community has the right to demand an immediate halt to the work and the restoration of the property to its original state. Ultimately, the matter is resolved through legal proceedings.

Conclusion

Repair work in Spain (especially in apartment buildings) requires a careful study of local laws and regulations, as well as regular communication with neighbors. The main challenge for many property owners is the complex bureaucracy and the risk of fines, but with proper planning and adherence to the rules, problems can be minimized.

Follow these basic steps: determine the scope of the repair (minor or major), gather the necessary documents for the municipal administration (Ayuntamiento), pay the tax, and, if necessary, coordinate the work with the homeowners' association. Adhere to the permitted hours for noisy work and strive to respect the interests of the neighbors as much as possible.

In this way, you will avoid conflicts and successfully complete the repair of your property in Spain without breaking the law and while maintaining good relationships with those around you.