What permits do you need to build a house?

When you think about building a house, the first thing that many people don't consider is the number of permits required. But they are essential to ensure that everything is legal and to avoid penalties. In this guide, I explain in simple terms what permits you need to build a house, step by step.

To build a house, you need permits such as a building permit from the local council, an approved technical project, authorizations for utilities (water, electricity), and finally , the first occupancy license. All of this ensures that your home complies with urban planning, structural, and habitability regulations.

1. Verify that the land is suitable for building.

Before applying for permits, ensure that the land is suitable for construction:

• That it is classified as urban or developable land.

• It should not be located in protected areas, flood zones, heritage sites, etc.

• That municipal urban planning (PGOU or local ordinances) allows for density, height, setbacks, and uses.

If the land is not buildable, permits will be denied even before you start.

2. Planning permission / building permit

A planning or building permit is the basic authorization granted by the local council to ensure that your project complies with municipal planning regulations. Without it, you cannot begin anything. 

To apply, you need to submit:

• Technical project (basic) signed by architect.

• Plans, descriptive report, and compliance with the urban development plan.

• Payment of municipal taxes.

3. Technical project and professional association approval

To build a house, you need two types of plans:

• Basic project: for the granting of the urban planning license.

• Execution project: with construction details, installations, structures.

This project must be approved by the relevant Association of Architects, which guarantees that it complies with the association's rules and current regulations. 

It is also common for a geotechnical study of the land to be required in order to determine safe foundations. 

4. Authorizations for facilities and services

A house needs connections to basic services. Among the permits you must obtain are:

• Connection to the power supply and approval of the electrical project.

• Connection to water and sewerage/sanitation.

• Gas network, if applicable.

• Any environmental permits if the impact of the project requires it (if requested by the municipality). 

5. Notification of commencement of work and public road permits

• Many local councils require notification of the start of construction work before it begins.

• If you are going to occupy public roads (scaffolding, booths, machinery), you will need a permit to occupy public roads. 

6. Construction management and safety coordination

During construction, the project must have technical managers:

• Construction manager (usually an architect).

• Construction manager or quantity surveyor for technical supervision.

• Health and safety coordinator, if several trades are involved.

These figures are responsible for ensuring that the work is carried out in accordance with the project, with technical and legal responsibility. 

7. Completion of construction: certificate, first occupancy license, and habitability certificate

Once the work is complete, you need the final permits so that the house can be legally inhabited:

• Final certificate of completion issued by the architect in charge, certifying that everything was done according to the approved project. 

• With that certificate, you can apply for the first occupancy license.

• Many communities also require a certificate of occupancy, which proves that the dwelling meets minimum conditions for living. 

• Finally, register it in the Property Registry and update the cadastral data. 

8. Visual summary of necessary permits