Three cases under Balearic law
1. No licence and no notice
Works of very small construction and economic scale on urban land (suelo urbano), which need no project or technical supervision and are carried out entirely inside existing buildings. There are exceptions: works on listed or culturally protected buildings and on structures that no longer comply with the plan (‘fuera de ordenación’) are always subject to control by the authorities Act 12/2017, art. 145.2. The law sets a budget limit, and such limits change: ask your town hall.
2. Prior notice (comunicación previa)
Technically simple works of small scale, or building works that need no technical project (art. 148.1). You notify the town hall before starting, with the documents its by-law requires (art. 153). The island councils (consells insulars) can extend by regulation which works fall under this regime on their island or in their municipalities (art. 148.2).
3. Building licence (licencia urbanística)
New buildings, any work on an existing building that requires a technical project under the Building Planning Act (Ley de Ordenación de la Edificación), total or partial demolition and changes of use (art. 146.1). You get the licence before you start.
These can never go through prior notice: works affecting the foundations or the load-bearing structure, works that change the volume, the shared installations and services or the number of homes, demolitions, and any act on protected rural land or on listed buildings (art. 148.2).
Who decides
The town hall. Each one has its own procedure and by-law: ask its planning or works department. In Palma, for example, the licence is decided by the Consell de Gerència d’Urbanisme; you apply at a citizen service office or online; the decision period is three months and, as a rule, silence means approval, with the exceptions set by law; and on top of the licence fee you pay the ICIO Palma online office. Even so, ask for the decision in writing before you start.
When you need a technician
If the work requires a technical project, it is signed by a competent technician (an architect or a technical architect (arquitecto técnico), depending on the type of work), who usually also takes charge of supervision. Even for works under prior notice that affect the structure, the exterior design or habitability or safety conditions, the law asks for a letter signed by competent technical staff who take charge of the works (art. 153). To choose one and check they are registered: how to do it. Architects in the directory.
If you live in a block of flats
If the work touches shared parts (façade, structure, shared installations), it cannot go through prior notice, and you should speak first to the owners’ association and its administrator.
Who to call, depending on what you need
- Which procedure applies: the planning or works department of your town hall, or a technician.
- Project, licence and site supervision: an architect or technical architect.
- Carrying out the work: a renovation company.
- Plumbing and electrics: installers. Ask for the paperwork the rules require for each installation, for example the electrical installation certificate.
- The quote: in writing, with what it includes, the timing and who applies for the licence and pays the fees.
When the work is finished
To move into a building meant for living in, you need a valid cédula de habitabilidad, the occupation licence or, as the case may be, a certificate that none is needed (art. 158). Utility companies require it before they will set up permanent electricity, water, gas and telecoms contracts. The cédula is issued by the island council Consell de Mallorca and expires after ten years Decree 145/1997, art. 13.
If you start work under prior notice and it turns out a licence was needed, the authority orders the work to stop (art. 153.3).
Professionals in the directory
Categories related to this guide:
Renovation and buildingArchitectsPlumbers and electriciansEstate agents
Sources and date checked
Official sources checked on 24 October 2026. Procedures, requirements and amounts change: always check the source before you act.
- BOE: Act 12/2017 on planning in the Balearic Islands, arts. 145, 146, 148, 153 and 158
- Ajuntament de Palma: Obres.02, building licence (online office)
- Consell de Mallorca: Habitation certificate (online office)
- Consell de Menorca (BOIB): Decree 145/1997 on habitability, art. 13
General information. It does not replace the advice of a professional.