what will my home appraise for New construction

what will my home appraise for  New construction




Here are some ways to guide your building project successfully from the purchase of land:

 First of all…

Make the purchase of your land by a notary (500 € approx.) And register it with the Register of properties (Registro de propiedad - 100 € approx.). If you are more interested in buying a property to transform it (extension or rehabilitation), it will be useful to you also to contact the Regency of Propiedad (50 € aprox.) To obtain confirmation of the current owner, as well as than m2 of actual area declared.

The Cadastre (Dirección General del Catastro) is public and accessible to all: www.catastro.meh.es/ - free if it is only a simple consultation

Be careful however because it is usual that in Spain all built surfaces are not recorded. It is the architect who will evaluate with you the possibilities of development for a possible change of volume of the house of your dreams.

 Some essential documents

You will have to go to the Town Hall to ask for the following documents:

Copy of Construction Standards (copia de las Normativas de Edificación). It is this document that indicates the maximum percentage of land occupation of your land, the height allowed, among other details.

The Plan of Situation of the Ground (Plano de Situación del Terreno) and the Topographic Plan (Plano Topográfico) so that the architect knows the slope of the ground.

Once these documents obtained, you can request the Topographic Study (Estudio Topográfico - 300/400 € approx.).

The architect will also need a Soil Study (Estudio Geotécnico - 500/900 €) in order to start studying the construction of your house. This is a mandatory step imposed by the Ley de Ordenación de la Edificación for any new construction project and worksites operated with the aim of modifying the use of a building converted into the first dwelling.
Another document, mandatory since 1997, is the Construction Safety Study (Estudio Básico de Seguridad y Salud - 400 € approx.). It stipulates the safety standards that must be respected on site, as well as the identity and character of the risks related to work-related accidents that can be avoided as well as those that are more sensitive to eliminate.

The Decennial Guarantee (Seguro de Garantía Decenal - 6.000 € approx.) Is essential, since without it you will not be able to register your house with the Notary, and consequently you will not be able either to sell it or to request a credit. To obtain it, it is necessary to carry out tests on the concrete before and during the construction. It is the Technical Control Organization (Organismos del Control Técnico - O.C.T.) which takes care of it.



Imagine your future home ...

 It is in this phase that really appears the architect, who will be responsible for developing the house designed by the owner, and subsequently, to lead the site. Taking into account the desires or the ideas of the client, he will realize the Basic Project (Proyecto Básico) which gathers the plans of situation of the house, the future structure and the definition of its levels as well as its interior spaces. In addition, it will define the Material Execution Cost (PEM) in which you will find the chosen installations and other materials adopted, as well as an accurate evaluation of the construction costs based on their average price according to the year. reference. Subsequently, or at the same time as the Basic Project, the architect will draft the Project of Execution (Proyecto de Ejecución) which will detail the diagrams and calculations of the adopted installations, as well as the adoption of the Standards in force in Spain, in particular, the Construction Technical Code (Código Técnico de la Edificación - CTE), which since 2007 has required the Owner to adopt new sources of energy alternative to those that are more traditional and costly in the long term. Your architect will be in charge of facilitating you an explanation of the best systems in your particular case.

These 2 additional projects will have to be signed by the architect who will be registered in one of the Colegios Oficiales de Arquitectos (Order of Architects) of Spain. The deadlines for receipt of documents by the College vary but do not exceed 3 weeks (150 € approx.).

You can now go to the services of the Town Hall to present the Geotechnical Study and that of Construction Safety, accompanied by 2 projects drafted by the architect, pending their acceptance by Pleno Municipal. When your project will be adopted, you will then have to pay the building permit fee (Licencia Municipal de Obras - 4% of the total Execution Project).

It is at this point that another important figure of the process appears, it is the Technical Architect (Arquitecto Técnico, or Aparejador). In Spain actually, it is he who is in charge of supervising the construction site and supervising the work of the builder, making sure that the latter meticulously observes the solutions required by the architect (30% of the architect's fees).

 Materialize a dream

 Everything is now ready to build your house. You have the choice to take charge of all the phases yourself or to complete them with a Promoter, taking into account his profit margin, which will be 15 to 40% of the total price of the house. The architect, once again, can manage this situation but it causes an additional cost that is better to discuss from the first sketches. However, this is a practical solution because it is also among the speakers of your project who logically knows it best.

It is then a question of proposing to 2 or 3 contractors (constructoras) a copy of the project and to make them visit the site so that they can study it and propose to you an estimate. Set a deadline for submission of bids and then compare them. Never accept a general estimate per m2 of site, or partial estimate if the contractor will be in charge of the complete site. It will be prudent to make your choice after visiting one of your builder's yards to tell you how he works.

The quote that will be signed must clearly indicate all the details of the contractor (name, address, tax identity or CIF, name of the legal representative and signature) and both parties must keep a signed original copy of the contract.
On the basis of the preliminary proposal of the construction company, it is now time to set the total price of the construction site. It is recommended to sign the price blocking of materials (precios cerrados) but the negotiation must remain open, as this also allows the possibility to make changes by confirming at any time the choices and decisions adopted. Should these arise, it is very important to indicate them in writing by a Change Order (Orden de Cambio). The method of payment is negotiable but the usual way to proceed is that the builder makes the request for a percentage before starting the work, and thereafter, you will give each month the Certificates of Work (Certificaciones de Obras) which are not as simple invoices that reflect the work done up to the date of issue of the certificate.

From the beginnings of the construction of your project, its execution includes and will pass for the following phases: Earthworks (Movimiento de tierras y Vaciado), Foundations (Cementación), Structure (Estructura), Red de Saneamiento (Sanitation Network), Masonry (Albañilería), Insulation and Waterproofing (Aislamientos e Impermeabilizaciones), Façades (Fachadas), Roofs (Cubiertas), Floors and Tiles (Solados y Alicatados), Finishes and False Ceilings (Acabados y Falsos techos), Ironworks (Cerrajería), Joinery (Carpinterías), Electricity (Electricidad), Plumbing (Fontanería), Heating and Gas (Instalación de Gaz y Calefacción), Air Conditioning (Climatización), Paints (Pinturas), Glass and fence of the plot (Vidrios y Cerramiento de la parcela), Landscaping (Gardening), etc.

Note that since the entry into force of the CTE, it is mandatory to provide your house with an alternative source of heating your domestic water. These are your heating facilities and the amount of sanitary, as well as the surface of the rooms to heat that will allow the architect to assess the energy demand of your home, as well as the solution that lends itself best. Solar panels are one of the most interesting solutions currently, but there are many versions, not always as powerful. If their long-term benefits are certain, however, your architect will be able to direct you to the most effective solution according to your particular criteria. It should be emphasized here that the State as well as the Comunidad Valenciana provide numerous aids and funding on this subject.



Welcome home !

Once the work is finished, the architect issues a Certificate of Completion (Obra's Certificado Final) and the Book of Orders (Libro de Órdenes) which includes the changes made as well as the revisions made to your project. These documents must also have been validated by the Order of Architects. Once obtained, you will then have to present them to the Municipal Council in order to apply for a Permit of First Occupation (Licencia de Primera Ocupación - 175 € approx., Variable according to the surface in m2, the passage of vehicles, the zone geographical, etc.).

At this point, you can finally apply for connection to municipal water, electricity, gas, telephone to the various companies concerned.

To direct you near the Notary to sign the act (escritura of Obra Nueva - 660 € approx.). Then, pay the Stamp Fee (Impuesto sobre Actos Juridicos Documentados - 0.5% of the value of the property indicated on the notarial deed), and to finish, register your house with the Register the Property (Registro de Propiedad - 260 € approx.