Renovation of Real Estate: Everything you need to know about permits, certificates and structural inspections

Renovating older properties is a popular option for those who want to improve their home or business premises without investing in new construction. However, this process carries significant risks if the appropriate legal procedures are not followed. It is common for the necessary permits and inspections to be overlooked, resulting in serious problems that can lead to accidents or financial penalties. Working with an engineer and obtaining the correct permits is critical to the safety and smooth completion of the work.

What to look out for when renovating a property

When renovating buildings, there are strict rules that must be followed to ensure the protection of both the property and the lives of the tenants. It is important to be aware of the different types of work that may require a permit, as well as the work that can be carried out without one.

When it comes to radical interventions, such as the demolition of walls or other structural elements, the contribution of an engineer is essential. Any unfortunate intervention in vital parts of the building, such as the central beams, can be disastrous for the stability of the property and endanger the safety of the tenants.

Similarly, old electrical and plumbing systems should be replaced completely, as repairs tend to be temporary and can lead to recurring problems. Complete renovation in these areas ensures long-term durability and safety.

In cases where changes are made to exterior areas, such as facades or balconies, special permission is required from the town planning department, and the consent of the other owners may also be required, particularly in apartment buildings, in order to comply with regulations.

When is a building permit not required?

There are certain renovation or repair works that can be carried out without the need for a building permit. In such cases, although a building permit is not required, it is usually necessary to obtain a certificate from an engineer confirming that the work does not affect the stability of the building and does not violate applicable urban planning regulations.

Work such as replacing floors, changing interior door frames in the same opening, minor repairs to electrical or plumbing systems, or exterior painting that does not require scaffolding can be done without a permit. In addition, minor modifications to outdoor areas, such as installing awnings or changing paving, do not require a building permit as long as they do not exceed specific height or area limits.

However, even in these cases, it is important to work with a qualified engineer who will guide you through the correct procedures and ensure that the work complies with the law, avoiding potential problems in the future.

When is a building permit required?

In cases where changes are to be made that affect the stability of the building, such as reinforcing the load-bearing structure or remodeling interior spaces, a building permit (construction permit) is required. This also applies when extensive work is carried out on electrical or plumbing systems. It is common for some people to opt for a small-scale permit to avoid the cost, without declaring the actual scope of the work. This can lead to problems with urban planning and possible penalties, such as fines or suspension of work.

Which works require a permit for small-scale works?

There are many renovation projects that require a small-scale permit, especially when they involve exterior work or minor interior changes that do not affect the stability of the building. These include:

• Exterior painting or replacement of railings, repairs to plasterwork and facades using scaffolding.
• Facade cladding and replacement of glass panels using scaffolding.
• Construction of pergolas exceeding 50 square meters in outdoor areas.
• Ventilation ducts and other installations that do not affect the structural elements of the building.
• Internal alterations, provided that the main structural elements of the building are not affected.
• Installation of external thermal insulation or passive solar energy systems.
• Maintenance and repair of roofs using scaffolding.
• Construction of fireplaces and chimneys in horizontal properties, provided that the stability of the building is not affected.
• Installation of an autonomous heating system and construction of shelters or canopies.
• Interventions on building facades to create new openings, provided that the main structural elements are not affected.

What work can be done without a permit, but with an engineer’s certificate?

For minor repairs or alterations that do not affect the stability or appearance of the building, a building permit is not required, but an engineer’s certificate is necessary. Such work includes:

• Minor internal repairs or modifications.
• Exterior painting without the use of scaffolding.
• Changes to floors and wall or ceiling coverings.
• Maintenance, repair, or replacement of electrical and plumbing installations.
• Replacement of interior and exterior frames in the same opening.
• Maintenance or repair of roofs without the use of scaffolding.
• Installation of air conditioners, wall-mounted gas boilers, and solar water heaters.

Important points during renovation: What to look out for when demolishing walls

If you wish to make changes to the layout of your property by demolishing interior walls, you will need a small-scale permit, provided that the stability of the building is not affected. To do this, you must submit a topographical plan, floor plan, photographs, and a technical report from an engineer to the town planning department, confirming that the alterations do not affect the load-bearing structure.

Additions to old buildings: What to look out for

Before proceeding with additions on top of or next to an existing building, the engineer must examine whether the urban planning regulations allow such work. The addition must comply with applicable building regulations, such as height, coverage, and distance from the property line. If the conditions are met, a new building permit and the necessary studies (structural, architectural, water supply and drainage, fire safety, etc.) will be required.

What is considered a radical renovation?

Radical renovation refers to large-scale works that require significant interventions and whose total budget exceeds €25,000. In such cases, a building permit is always required rather than a small-scale permit, due to the extent of the work.