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Posted: Sun Jun 19, 2022 5:17pm
10 replies161 views4 members subscribed
Happydaves

Posts: 5

Location: Jacarilla

Joined: 11 Jan 2022

Hi we have just acquired a property in Vistabella Golf. We wish to cover and glaze in the existing porch at a cost of around 7000 Euros. 

We have been told the cost of all the permissions could be above 2000 Euros. This seams a  very high cost just for a bit of paperwork. 

Does anyone have any advice or experience with this issue.

I am reluctant to give the builder the go ahead until everything is legalised.

Cheryl

Posted: Sun Jun 19, 2022 6:22pm

Cheryl

Legendary helpful member

Posts: 2999

3473 helpful points

Location: Albatera

Joined: 8 Jun 2017

Posted: Sun Jun 19, 2022 6:22pm

https://www.spanishpropertyinsight.com/building-refurbishing/permits-or-licences-required-for-building-or-refurbishing-property-in-spain/

This quotes 3 to 3 1/2 % for the licence.

First, if on a community you will need to get approval from the administration. Once this is obtained you can apply for the major works licence. As you will be extending the lived area you will have to get your deeds updated when complete and your IBI may go up.

If your builder says you don't need these permissions then change your builder which I would be doing right now anyway with an extra 2k on the quote.

I have never used them but there have been regular recommendations on the forum for https://www.talkquesada.com/builders-in-quesada-and-the-surrounding-areas-f162/don-aluminio-building-and-reformation-t5988.html

Kimmy11

Posted: Mon Jun 20, 2022 9:40am

Kimmy11

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Posts: 5502

10385 helpful points

Joined: 8 Aug 2017

Posted: Mon Jun 20, 2022 9:40am

Hi Happydaves,

Are you able to provide a photo of your "porch" please, or give us an idea of the area to be enclosed?  €7,000 sounds like a lot of money to enclose a "porch".  Friends of mine had the curved terrace outside their front door enclosed with frameless glass doors, approximately 6m x 4m, and that only cost €6,000, including the works licence and updating the land registry.

I would also recommend Don Aluminio builders.

Kind regards,

Kim

Happydaves

Posted: Tue Jun 21, 2022 11:55am

Happydaves

Original Poster

Posts: 5

Location: Jacarilla

Joined: 11 Jan 2022

Posted: Tue Jun 21, 2022 11:55am

Kimmy11 wrote on Mon Jun 20, 2022 9:40am:

Hi Happydaves,

Are you able to provide a photo of your "porch" please, or give us an idea of the area to be enclosed?  €7,000 sounds like a lot of money to enclose a "porch".  Friends of mine had the curved terrace outside their front door enclosed with frameless glass doors, approximately 6m x 4m, ...

...and that only cost €6,000, including the works licence and updating the land registry.

I would also recommend Don Aluminio builders.

Kind regards,

Kim

Hi Kimmy11 

Thank you for you reply. The price I was quoted was for cash. Part of the porch needs to have a new roof. Adding to the cost.

To be fair to he builder, he did explain about the risks of not getting planing permission. But I'm not going down that route. Will look for two more quotes before making a decision. Will probably have to employ an architect.

A bit difficult to organise when in th UK. Back in Spain in August.

Kimmy11

Posted: Tue Jun 21, 2022 4:18pm

Kimmy11

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Posts: 5502

10385 helpful points

Joined: 8 Aug 2017

Posted: Tue Jun 21, 2022 4:18pm

Happydaves wrote on Tue Jun 21, 2022 11:55am:

Hi Kimmy11 

Thank you for you reply. The price I was quoted was for cash. Part of the porch needs to have a new roof. Adding to the cost.

To be fair to he builder, he did explain about the risks of not getting planing permission. But I'm not going down that route. Will look for two more quotes before making a decision. Will probably have to employ an architect.

A bit difficult to organise when in th UK. Back in Spain in August.

Hi Happydaves,

If your builder's quote is for cash, i.e. he's not charging you I.V.A., then you have no guarantee for his work, so that makes it even worse value for money.  As you say, better to get alternative quotes.

Kind regards,

Kim

GrahamLynn

Posted: Tue Jun 21, 2022 4:44pm

GrahamLynn

Super helpful member

Posts: 1519

1426 helpful points

Location: El Raso

Joined: 9 Jul 2017

Posted: Tue Jun 21, 2022 4:44pm

Looking at your photo , it looks like a fair quote.just make sure that as you’re in a quad that you also have the permission of the other three properties.

 I’ve enclosed something similar and it cost me much more than that! 

It also depends on what material it’s being built with and colour of the frame and colour of the windows. Also bear in mind if you are using a general builder that he will need to put his mark up on the materials he’s obtaining from a glass curtain specialist. 

We used Masterclass Windows they weren’t the cheapest but they were the most impressive.

Give Gino a call, details in the link above. If you mention my name, he show you details of the work he did for me.

Lynn

Kimmy11

Posted: Tue Jun 21, 2022 4:53pm

Kimmy11

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Posts: 5502

10385 helpful points

Joined: 8 Aug 2017

Posted: Tue Jun 21, 2022 4:53pm

GrahamLynn wrote on Tue Jun 21, 2022 4:44pm:

Looking at your photo , it looks like a fair quote.just make sure that as you’re in a quad that you also have the permission of the other three properties.

 I’ve enclosed something similar and it cost me much more than that! 

It also depends on what material it’s being built with and colour of the frame and colour of the windows. Also bear in mind if you are using a general builder that he will need to put his mark up on the materials he’s obtaining from a glass curtain specialist. 

We used Masterclass Windows they weren’t the cheapest but they were the most impressive.

Give Gino a call, details in the link above. If you mention my name, he show you details of the work he did for me.

Lynn

Hi Lynn,

Did the price you paid include the builder applying for the required planning permission and updating the land registry?  Also, did your builder appoint an architect, or did you do that independently?

Kind regards,

Kim

GrahamLynn

Posted: Tue Jun 21, 2022 7:25pm

GrahamLynn

Super helpful member

Posts: 1519

1426 helpful points

Location: El Raso

Joined: 9 Jul 2017

Posted: Tue Jun 21, 2022 7:25pm

Kimmy11 wrote on Tue Jun 21, 2022 4:53pm:

Hi Lynn,

Did the price you paid include the builder applying for the required planning permission and updating the land registry?  Also, did your builder appoint an architect, or did you do that independently?

Kind regards,

Kim

We got one of the expat centres to help us with that

Lynn

Happydaves

Posted: Wed Jun 22, 2022 11:21am

Happydaves

Original Poster

Posts: 5

Location: Jacarilla

Joined: 11 Jan 2022

Posted: Wed Jun 22, 2022 11:21am

GrahamLynn wrote on Tue Jun 21, 2022 7:25pm:

We got one of the expat centres to help us with that

Lynn

Hi Lynn

Thank you for all the information.

It was Gino who gave us the quote and he can recommend an architect, our neighbour is the vise president of the block, so will put our request to the committee.

We also intend to reconfigure the down stairs bathroom first. By installing a shower.

Can We slip this one under the net as it will be internal and not an obvious renovation?

Can you post the address of the expat  centre you used.

Kind regards Dave

GrahamLynn

Posted: Wed Jun 22, 2022 3:48pm

GrahamLynn

Super helpful member

Posts: 1519

1426 helpful points

Location: El Raso

Joined: 9 Jul 2017

Posted: Wed Jun 22, 2022 3:48pm

We used One Way services in Quesada as they had an architect, but in the end it was just a form that needed to be completed.

Spanish rules sat you need a license for all works, but regarding your bathroom I would look to see exactly how specific the room is noted on your deeds.Pretty sure there’s lots of people that don’t bother obtaining a license if they changed tiles or even had laminate floors put in! 

If your president has not given you the OK, then just beware you might have to wait until  the renovation is voted on at the next AGM. We were fortunate that a fair number of houses on the community had already had the same job done, so blanket permission had already been obtained.

If you do go ahead with Gino, his customer service is excellent.

Lynn

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