Renovation permits & licences on the Costa del Sol
What you need to renovate legally in Spain — obra menor vs obra mayor, the ICIO construction tax by town, realistic timelines, and how we handle the whole permit for non-resident owners.
Quick answer · Updated July 2026
As of 2026, most renovations on the Costa del Sol need a municipal works permit. Cosmetic, non-structural works usually qualify as obra menor via a notified declaration (approval in about 2–6 weeks). Structural or layout changes are obra mayor, requiring an architect's project and full municipal approval (typically 2–4 months). Works also pay the ICIO tax (up to 4% of the execution cost) plus a municipal fee. We handle the entire application — including remotely, via power of attorney, for non-resident owners.
Important: This is general guidance for 2026, not legal or tax advice. Permit categories, timelines, the ICIO rate and the municipal fee are set by each town hall and can change. Always confirm the current requirements for your specific property with the relevant ayuntamiento — or let us do it for you.
Obra menor vs obra mayor
| Obra menor | Obra mayor | |
|---|---|---|
| Typical works | Retiling, replacing a bathroom or kitchen, new flooring, painting, non-structural updates. | Structural changes, moving or removing walls, extensions, facade changes, new openings, pool works. |
| Procedure | Declaración responsable / comunicación previa (a notified works declaration). | Full municipal works licence (licencia de obra mayor). |
| Architect / technical project | Usually not required. | Required — drafted and signed by an architect or technical architect. |
| Typical timeline | Around 2–6 weeks. | Around 2–4 months, depending on the town hall. |
| Who applies | Owner or contractor — we handle it for you. | Architect + owner — we coordinate the whole process. |
Typical works
Obra menor: Retiling, replacing a bathroom or kitchen, new flooring, painting, non-structural updates.
Obra mayor: Structural changes, moving or removing walls, extensions, facade changes, new openings, pool works.
Procedure
Obra menor: Declaración responsable / comunicación previa (a notified works declaration).
Obra mayor: Full municipal works licence (licencia de obra mayor).
Architect / technical project
Obra menor: Usually not required.
Obra mayor: Required — drafted and signed by an architect or technical architect.
Typical timeline
Obra menor: Around 2–6 weeks.
Obra mayor: Around 2–4 months, depending on the town hall.
Who applies
Obra menor: Owner or contractor — we handle it for you.
Obra mayor: Architect + owner — we coordinate the whole process.
ICIO construction tax by town
The ICIO is a municipal tax on the real cost of the works, capped by law at 4% (arts. 100–103 TRLRHL). Each town hall sets its own rate within that limit. A separate processing fee (tasa) also applies. Figures below are an orientative 2025–2026 reference — confirm the current rate with the ayuntamiento.
| Town hall | ICIO (approx.) |
|---|---|
| Marbella | ≈ 4% |
| Estepona | ≈ 4% |
| Mijas | ≈ 3.2% |
| Fuengirola | ≈ 3% |
| Benahavís | ≈ 2.4% |
| Torremolinos · Benalmádena · Málaga | up to 4% — confirm locally |
Example: on a €100,000 renovation, an ICIO of 3.5% is €3,500, plus the municipal processing fee. Orientative only — not tax advice.
Handling the permit from abroad
NIE number
You'll need a Spanish NIE (foreigner's identification number) for the paperwork. If you bought the property, you already have one.
Power of attorney (poder notarial)
You can authorise us to manage the licence on your behalf through a power of attorney — signed at a notary in Spain or at a Spanish consulate in your country — so you don't have to travel for the process.
Architect coordination
For obra mayor we appoint and coordinate the architect, review the project with you digitally, and file everything with the town hall.
One point of contact, in your language
We deal with the ayuntamiento, the taxes and the technical team, and keep you updated in English, Spanish or German — start to finish.
How we get your renovation permit
Renovating to rent?
Holiday-rental (VFT) licences are separate from works permits
If you plan to rent short-term, the property must also be registered as a Vivienda con Fines Turísticos (VFT), with its own technical requirements. See our rent-ready renovation and VFT guides.
Frequently asked questions about renovation permits
Do I need a licence to renovate a property in Spain?
In most cases, yes. Even minor cosmetic works usually require a notified declaration (declaración responsable / comunicación previa) to the town hall, and works that affect structure, layout, the facade or communal elements require a full works licence (licencia de obra mayor). We assess the requirement for your specific property and handle the application. General guidance for 2026, not legal advice.
What is the difference between obra menor and obra mayor?
Obra menor covers non-structural works — retiling, replacing a bathroom or kitchen, new flooring, painting — usually processed via a declaración responsable in around 2–6 weeks and without an architect's project. Obra mayor covers structural or layout changes, extensions and facade works; it requires an architect's project and full municipal approval, typically taking 2–4 months.
How much is the construction tax (ICIO) on a renovation?
The ICIO (Impuesto sobre Construcciones, Instalaciones y Obras) is a municipal tax on the real cost of the works, capped by law at 4% (arts. 100–103 of the Real Decreto Legislativo 2/2004, TRLRHL). Each town hall sets its own rate within that limit — as an orientative 2025–2026 reference, Marbella and Estepona apply around 4%, Mijas around 3.2%, Fuengirola around 3% and Benahavís around 2.4%. A separate municipal fee (tasa) for processing the licence also applies. Rates and the taxable base can change — confirm the current figure with the ayuntamiento. Not tax advice.
Can you handle the permit if I live abroad?
Yes. As a non-resident owner you can grant a power of attorney (poder notarial) authorising us to manage the licence process on your behalf — submitting documentation, coordinating the architect and dealing with the town hall — so you don't need to travel. You will need a Spanish NIE for the paperwork.
Do I need an architect to renovate?
For obra menor (non-structural works), an architect's project is usually not required. For obra mayor — anything affecting structure, layout, the facade or the building envelope — an architect or technical architect must draft and sign the project. We coordinate the architect as part of the service.
How long does a renovation permit take on the Costa del Sol?
As a general guide, a declaración responsable for obra menor can be resolved in around 2–6 weeks, and works can often start on notification. A full obra mayor licence typically takes 2–4 months depending on the town hall's workload and the completeness of the file. We prepare a complete application to avoid delays.
Do I need a licence to renovate for holiday rental (VFT)?
Renovating the property and licensing it for tourist rental are two separate things. The renovation itself follows the obra menor/obra mayor rules above; to rent short-term you also need to register the property as a Vivienda con Fines Turísticos (VFT) in the Andalusian Tourism Registry, which has its own technical requirements. See our holiday-rental and VFT guides for the rental side.
What is a first-occupation licence (licencia de primera ocupación)?
The licencia de primera / segunda ocupación certifies that a home meets habitability conditions; it is typically relevant for new builds, major structural reforms or changes of use, and is often requested when connecting utilities or renting. For a standard interior renovation it is usually not required, but we advise on your specific case.
Not sure which permit you need?
Tell us about your property and project. We'll tell you whether it's obra menor or obra mayor, what it involves, and handle the whole application — including remotely if you're abroad.