Knowing the different construction phases of your building project is a basic requirement for a smooth process.
First phase: strategic planning and preliminary studies. Define your wishes
In a personal conversation, we analyze your ideas, you formulate your needs, we look for solution strategies.
Your dream of a house has for example 3 rooms, 2 bathrooms, a large kitchen with living room, underfloor heating, wooden windows, visible beam ceiling, carport, pool 8×4, enclosure by a natural stone wall, electric entrance gate, two large palm trees in front of the covered terrace. Your budget is 550.000,-€
On the basis of this information, we will check the legal situation of your property in order to clarify whether the implementation of your wishes and ideas is legally possible. We have a geotechnical report drawn up and commission the topographer to survey the plot. Both are basic requirements for building a house.
Now the costs for the architect’s plans are determined and the first phase is completed.
Second phase: preliminary project (Anteproyecto)
Now comes the creative phase. We present you with the first concept. A preliminary draft in the form of floor plans and drawings of the facades. Your house begins to take shape. Ideally, you will now commit to the design and we will conclude the second phase.
Third phase: Basic project (Proyecto Basico) and approval procedure (Solicitud de licencia obra mayor)
The plans – after any changes – are approved by you and the actual basic project is determined. This Proyecto Basico, as the name suggests, only defines the main features to submit the applications to the municipality.
It contains the following documents:
Project description (Memoria descriptiva y constructiva)
Proof of safety regulations (at this time only fire protection – normally)
Plans (site plan, floors, facades…)
cost estimate (so that the authority can calculate the taxes)
Now we must wait and see. The waiting periods for approval procedures vary from municipality to municipality and can last for months. Even waiting periods of up to one year are not uncommon. Often you hear from someone who again knows someone who is the uncle of the community architect’s grandfather and who is supposed to be able to speed up the approval process. You should not give anything on that. The authorities are incorruptible and work diligently, application after application. …by date of receipt and nothing else.
Fourth phase: Implementation project (Proyecto de ejecución)
The building permit has been issued or is in process. Now the implementation project is being developed.
Here, the precise work of the architect is of utmost importance. On the basis of this work, we can draw up a cost estimate that is as accurate as possible for all the trades involved and finally determine all the technical and aesthetic features of your house. The more exact the execution project, the better the result, i.e. your finished house.
The execution project (Proyecto de ejecución) contains the following documents:
general description (Memoria descriptiva)
Technical description (Memoria constructiva)
Safety regulations (CTE)
Proof of compliance with various conditions
Possible attachments to points 1 and 2
Building plans
Booklet on rules, regulations, materials, environmental protection, etc. (PPTP)
Specifications and cost estimate (mediciones y presupuesto)
Declaration for the proper use of the building
Phase 5: Construction work can begin.