Any new construction, rehabilitation or reform is submitted to a municipal urban regulation that governs its form of execution, the processing of the obtention of the various necessary construction licenses and the fees and taxes that need to be paid. It also establishes, based on its nature and scope, the type of construction permit required by the works in question.
Urban planning regulations for the granting of building licenses vary from one municipality to another, and so is the amount of the fees. But, broadly speaking, there are a number of common patterns of action that are very similar in most urban municipal planning regulations.
When we talk about a major works license, we refer to the necessary building permits for the execution of a new construction. Several examples of major works license are building a house, an industrial or a commercial establishment. Certain extension works are also included in this procedure. The procedure is much more complex, and the technical requirements are also greater.
A construction work cannot be executed without the participation of a competent technician (architect and/or technical architect) and it needs a study and technical documentation prior to its execution.
This documentation is called a technical project and must be signed by a competent technician (architect and/or engineer). This project must include the description of the works and the plans necessary to understand the plans of the current state and the plans of the final state of the works. Also included is a budget for the material execution of the work and the measurements of the work to be executed. Finally, when it is foreseen that more than one contractor, subcontractor or self-employed worker is involved in the execution of the works, the promoter must designate health and safety coordinator during the drafting phase of the project. That person will be responsible for preparing the health and safety study (ESS) or the basic health and safety study (EBSS).
This technical project also includes the design and description of the constructive solutions that will be used in the new construction. In addition, it is necessary to indicate how the construction waste will be managed and also include the health and safety study. The technician will take care of the validation and visa of the project as well as the request of the necessary urban planning licenses for the start of the construction.
The optional management team is formed by the project manager in the project phase and the project manager in the execution phase. The first directs the development of the work in the technical, aesthetic, urban, environmental aspects, in accordance with the project that defines it. He also directs the development of the building licenses, other mandatory authorizations and the conditions of the contract, in order to ensure its suitability for the proposed purpose.
The second one assumes the technical function of directing the material execution of the work and of controlling qualitatively and quantitatively the construction and quality of the building.
When we already have a building built, sooner or later comes a time when we need to make some renovation either for aesthetics or because the needs have changed and we have to adapt the building.
Minor works do not require a license, only a communication must be sent to the municipal council along with the documentation required by the municipality in question to start the works.
This section would classify works related to coatings, installations, small adjustments at distribution level, etc., works that do not affect the supporting structures or represent significant extensions, but in which we will need the authorization of the municipal entity for the start of work and the use of public roads to deposit debris (if necessary). Permits for minor works are normally limited to a prior communication to the corresponding town hall.
It would be a small renovation or finishing works that do not affect any structural element and in which we will not use either rubble containers or scaffolding. Specifically, maintenance work on the different elements of the building would be included in this section. In these cases, we would be exempt from the application for a work license.