There are billboards scattered across the Andalusian landscape beckoning you to invest in a dream. Your home is your castle and the miraculous transformation brought on by home ownership in Spain will make you younger, richer, wiser and of course more attractive. That is some great news for us homeowners!  I turned back time when I signed that deed!

The building and speculation along the Costa del Sol is reflected by the skyline littered with cranes. Upon arrival at the airport, girls in red polka dot floor length flamenco costumes, pounce on anyone of clear complexion. The free giveaway magazines, laden with real estate ads, promise the sky to potential home buyers.  Marketing is a nefarious. It creates needs, sells us what we already have or in its optimum state, marketing can convince us to purchase what we do not need. When buying a home in Spain here are a few simple suggestions that should at least be taken into consideration prior to purchase.

Most importantly, when buying any property, you have to love enough that if the market goes awry and you can’t sell it, that you will still find joy in it.

To guarantee that your property is indeed going to be lovable long term you need to visit it at least three times before signing on the dotted line. Go in the morning on a work day between 10 -12 noon to see how much sun hits the house. This will have a huge impact on expenses in the winter. A house in shade can be very chilly and this will not do your joints any favours. The heating bill would be high and in the dead of winter it is depressing to be in semi-darkness. You came here for sun, so make sure your home has its fair share.

Schedule your next visit for a Sunday afternoon. Find out in advance if your neighbours are into Spanish Flamenco fusion hip hop music. One of the most wonderful things about Andalusians is their spontaneity and love for informal get togethers. I love to fiesta, but if the truth be told, what I most adore is to sleep in serene peace.

Finally, stop by at rush hour either in the morning or the evening, to evaluate the noise and pollution levels. Cities have urban noises, like refuse removal at 3 in the morning, but the countryside has canine choirs and harmonising pond frogs. Each person has their own threshold of noise pollution. In the campo, many people complain about the relentless barking of local hunting dogs. Sounds crazy, but one neighbour with ten caged hunting dogs could really impact your sleep pattern, so keep your ears open.  

When buying a property it is easy to be blinded by glitzy swimming pools, terracotta tiles and panoramic views. After seeing everything you ever dreamed of, comes the reality of the plumbing and electrical installations, the drinking water quality and if the house will have enough space to accommodate all your future guests.

Take your time and think thrice. Informed decisions are the way to go.

Rural Building 

Rural zoning laws vary from town to town. Prior to purchasing any plot, ALWAYS visit the local Town Hall. Get in writing (with a date) what building permits they will grant you. Immediately upon purchase apply for the permit. If you do not intend to build right away, you can always apply for an extension. A “finca rustica,” rustic land, is divided into 2 groups, “secano” dry (land which traditionally had no irrigation and was only suited for olive and almond trees) or “regadio,” irrigated land appropriate for traditional farming. Both can be classified as protected, restricted or building land.

Do I need to meet a minimum of square metres to build my home?

This also depends upon the municipality. The Andalucian government has clamped down on illegal building. Still, there are many variables and loopholes: wooden houses may or may not be permitted; some areas only allow for one floor constructions; homes on wheels are still legal everywhere.  Spain is different…and so are Spanish building laws, take nothing for granted.

Don’t Forget to:

• Set your budget limit and stick to it.

• See the paperwork and assure that the plot may be completely fenced in, make sure there are no ancestral rights of way, community roads, or shared amenities such as water.

• If they tell you the water is suitable for drinking, get a laboratory report.

• Make sure the plot has its own individual deed and does not belong to a group of landowners as an indivisible plot. In this case what is your is theirs and vice versa, including their outstanding debts.

• Make sure the building you are buying has been legally declared and if it hasn’t the price should reflect this. Keep in mind that if the structure is illegal, there may be a nasty fine waiting to be collected. Ask to see all the paperwork.

• Find out where the electricity and water hook ups are located and if the current owner has paid his share of community costs e.g. split costs for the construction or maintenance of private roads/light posts/water reserves. In the case of a well, you may want to have the water tested (this can be done at many pharmacies.)

If you are having doubts or are unsure about a property, don’t be pressured:

• Have a builder or architect examine the structure of the building.
• Talk to your prospective neighbours about the area.
• Take photos and go home and have a think.

Who grants planning permission?

The local municipal town halls in accordance with regional statutes. The town halls have meetings in which the proposals are reviewed and decided upon. This means that the ease of obtaining a building permit (licencia / permiso de obra) varies depending on the municipality.

What do I need to take?

Patience and your NIE number, either a working knowledge of Spanish or a reliable liaison to serve as a go between. This can be a solicitor, a gestor or a member of the local community with know-how.

Building permits cost 4 to 5 per cent of the declared construction costs. The actual permit process can take up to 6 months; this is where a local fixer can come in handy. When your permit has been approved, you will receive notification, you pay at the bank, take the receipt to the Town Hall and then they will give you the building permit…which you must photocopy and keep at the build. Remember you will need this document to legalise your construction and have it included on the deed in the future.

Is it difficult?

No, but it is time and energy consuming. Every town hall runs by a different set of rules. For every restriction, there is a loop hole. You have to be determined, patient and diplomatic. You may have to register as a farmer, or build a stable en lieu of a guest house, or for the braver of heart go ahead and do it your way, throw caution to the wind and take the road less travelled, but be warned, it can be surprisingly bumpy indeed.

A curiosity about illegal building: even if you know what you want to build is illegal, apply for the permit anyway. In the future if you ever have to deal with a fine, you can say that you showed good intentions.