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Survey and route check
We establish whether the works fall under a notification or a licence, opening an inspection hole where a wall is in doubt.
Consultants · BarcelonaFree site visit
Technical project and site supervision
Some works cannot legally be built without a signed project. Plenty are built anyway — until an inspection arrives, or the insurer reads the file.
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- Fixed written quote within 48 h
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- 1
- How we work
- ★ 5,0
- Google · 13
Short answer
When does a renovation need a technical project?
A technical project is required when the works touch the structure, the building envelope or the legal use of the property. It does not depend on how much you spend or how many square metres you touch: an internal refit with no structural work is processed through a comunicacion previa, while opening a load-bearing wall needs a licence, a signed project and site supervision. Licence processing runs from a few weeks for a notification to three months or more for a major-works licence, and the build itself is quoted from €780/m² once the scope is fixed.
The distinction decides whether works start next month or next season, which is where a purchase made with a completion date in mind goes wrong.
| Type of works | Route | Project needed |
|---|---|---|
| Internal refit, no structural work | Comunicacion previa | No |
| Layout change affecting a load-bearing wall | Licence | Yes, with site supervision |
| Facade, roof or extension | Major works licence | Yes |
| Change of use from shop to dwelling | Licence plus cedula | Yes, with habitability justification |
| Works in a listed building | Licence with heritage review | Yes |
Needs a project and a signing consultant
- Opening a hole in, or altering, a load-bearing wall
- Changing the layout where structural elements are affected
- Any full intervention on facade or roof
- Extending or adding volume
- Changing the legal use of the property
- Any works in a listed or catalogued building
Does not need one
- Internal refit leaving structure and facade untouched
- New bathroom, kitchen, services or flooring
- Removing non-loadbearing partitions
- Painting, internal joinery and finishes
The grey area
Removing a partition when nobody is certain whether it is loadbearing. The correct answer there is not to assume: it is to open an inspection hole. That costs an hour and decides whether the job is a notification or a licence with structural calculations.
Who signs what
Architect, technical architect and engineer
The three roles are not interchangeable, and the council rejects a file signed by the wrong one. Foreign owners are often quoted by a builder who never mentions that a consultant is needed at all.
Arquitecto
Signs building projects, changes of use, structural interventions and works in protected buildings. This is the signature required when the works affect the configuration of the building itself.
Arquitecto tecnico, also called aparejador
Directs the material execution on site, coordinates health and safety, and signs minor-works projects within their competence. This is the consultant who is physically on site checking that what was drawn is what gets built.
Ingeniero
Signs services and activity projects: HVAC, power installations, fire protection in commercial premises, acoustics.
How we work with them
We coordinate with whichever consultant the works require. If you already have an architect — including one you know from home who is registered here — we build and they supervise, which is a normal arrangement. If you do not have one, we propose someone we have already worked with in Barcelona, and you contract them directly so the supervision stays independent of the contractor.
What you get
The documents, and what they protect
A project is not a set of attractive drawings. It is the document that makes the works legal and that defines exactly what is being built.
Usual contents
- Descriptive and constructive report
- Drawings of the existing state, the demolition and the finished state
- Structural calculations wherever loadbearing elements are affected
- Measured quantities and the execution budget
- Technical specification
- Basic health and safety study
- Waste management study
Why it protects the owner
With a project, what is to be built is defined and therefore enforceable. Without one, every argument about whether something was included ends as one word against another — and if you are two thousand kilometres away, that is an argument you lose.
What happens if you skip it
A stop notice, a penalty file, and an obligation either to legalise the works or to put them back. Worse, if something later fails, an insurer can decline cover on works carried out without the documentation the law requires.
Fees, honestly
Fees are set by complexity and by the execution budget, and supervision is contracted apart from the project. The one place not to shop on price is the structural calculation: it is the document a floor slab depends on.
How we work
From first contact to handover
02
Consultant appointed
Architect or technical architect according to the works, contracted directly by you so supervision stays independent.
03
Project and submission
Drawings, calculations and studies prepared and lodged with the council. We track the file and report on it.
04
Build to the project
We execute what is drawn, with the consultant supervising and signing off each stage.
05
Completion certificate
Final certificate issued, works closed against the licence and the file left complete for any future sale.
Frequently asked
What clients ask most
Only if the works affect structure, facade, roof or the legal use of the property. A new bathroom, kitchen, services and flooring do not require one — a comunicacion previa covers them.
The arquitecto signs the project and directs the works; the arquitecto tecnico directs the material execution and is the one on site checking that what was drawn is what gets built. On licensed works both are usually involved.
Fees are deregulated and set by complexity and execution budget, not by an official scale. Site supervision and health and safety coordination are contracted separately, and registration fees are itemised on their own.
Yes, and it is a common arrangement: they supervise and we build. Contracting the consultant directly keeps supervision independent of the contractor, which is worth having when you are managing the job from abroad.
A stop notice, a penalty file and an obligation to legalise or reinstate. An insurer can also decline cover on undocumented works, and the omission reappears at the next sale when the file is reviewed.
Next step
Shall we talk about your project?
Free site visit in Barcelona and the metropolitan area. Fixed written quote within 48 hours, no obligation.
Before you decide
Practical guides
Real prices, permits and how a project runs when you live abroad. So you can compare quotes knowing what you are looking at.
Areas
Where we work
Other services
We also do
Layout · BarcelonaRoom dividers in Barcelona→Fixed price · 48-hour quoteBathroom renovation in Barcelona at a fixed price→Complete works · Barcelona and CataloniaFull home renovation in Barcelona with real site control→Workspaces · BarcelonaOffice renovation in Barcelona→Comunidad · BarcelonaStairwell and entrance hall renovation in Barcelona→Layout · BarcelonaPlasterboard partitions in Barcelona→
Blog
What we learn on site
Real housing problems in Barcelona, explained by the people who fix them.
Damp problems
Painting over damp costs you money twice: the paint, and then the repair you should have done first. Everything depends on which of the four it is.
Breakfast bar
It is the first thing people ask for when opening up a kitchen, and the first thing that gets built wrong. Usually by two centimetres too many in height or twenty too few in circulation.
Ducted air conditioning
It is the system that looks best in a renovated flat and the one that most constrains the project. It is decided before ceilings close, never after.
Clients
What clients say after their renovation
Rated 5.0 from 14 Google reviews. All real, from real projects.
★★★★★
“Doy un 10 la verdad con el servicio que me han prestado en una reforma de un piso en Barcelona capital, gente muy seria y responsable, gracias.”
Araks SahakyanJuly 2026
★★★★★
“Quedé encantada con la atención y la calidad del trabajo. Se nota que cuidan los detalles y cumplen con lo que prometen.”
Ana RiveraApril 2026
★★★★★
“Servicio muy profesional. Me explicaron todo con claridad y el trabajo quedó perfecto.”
Ana AlemanMarch 2026
★★★★★
“Si estas buscando profesionales responsables para hacer tu reforma, es el lugar indicado. Especializados en reformas integrales con la mejor atención personalizada. 100% recomendados.”
Daniel GarganoFebruary 2026
★★★★★
“Muy buen trabajo, ha realizado un trabajo muy profesional, ha cumplido en plazo y en calidad.”
Francisco PiñeirosAugust 2025
★★★★★
“Muy buenos profesionales, con excelente resultado.”
Esther DiezJune 2026
Shall we talk about your project?
Free technical visit in Barcelona and the metropolitan area. Fixed written quote within 48 hours.
+34 615 78 93 41· Carrer de la Diputació, 189, Local 2 · 08011 Barcelona