A licencia de obras is an official building permit granted by your local town hall (ayuntamiento) before construction begins. For off-plan buyers, verifying this license exists is critical—without it, your property may never receive the first occupation license (LPO), making it impossible to register the deed or obtain utilities.
Purchasing an off-plan property in Spain requires understanding a fundamental but often overlooked document: the building license, known as licencia de obras. This permit, issued by the local town hall (ayuntamiento), authorizes construction to proceed according to approved plans. For international buyers on the Costa Blanca—whether investing in Torrevieja, Orihuela Costa, Javea, or Calpe—grasping the significance of this license can mean the difference between securing a legal, registered property and facing years of complications. This comprehensive guide explains what a building license is, why it matters for your purchase, how to verify one exists, the various permit stages, and what happens when builders operate without proper authorization.
What Is a Building License (Licencia de Obras)?
Why the Building License Matters for Off-Plan Buyers
How to Verify a Building License Exists
Stages of Permits and Construction Oversight
What Happens If the Builder Lacks a License
Understanding PGOU and Urbanistic Compliance
Timeline and Red Flags
The Bottom Line
The building license (licencia de obras) is far more than bureaucratic paperwork—it is the legal foundation of your property. For off-plan buyers on the Costa Blanca, whether you are considering a modern apartment in Torrevieja, a villa in Orihuela Costa, or a coastal property in Javea, verifying that the developer holds a valid building license is non-negotiable. This license authorizes construction, subjects the developer to municipal oversight, and is a prerequisite for the first occupation license without which you cannot register your deed or connect utilities. Take the time to request documentation, verify it with the town hall, and have your lawyer review the urbanistic situation before committing funds. A few hours of due diligence at the outset will save you years of potential complications. Reputable developers welcome this scrutiny; those who deflect or obfuscate should raise serious concerns. Your property is likely the largest investment of your lifetime—ensure its legal foundation is secure from the beginning.
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