Securing a building licence in Mallorca can feel like navigating a maze — especially if you’re planning a new build, a major reform, or a structural renovation. Timelines vary by municipality, project complexity, and how complete your technical documentation is. As architects and technical architects working across the Balearic Islands, we’ll explain the main licence types, typical approval times, and how to avoid costly delays.
Main Types of Building Licences (Normativa Balear)
Before discussing timeframes, it’s important to understand which licence applies to your project.
Each municipality (Ayuntamiento) interprets and processes these under the Ley de Urbanismo de las Islas Baleares (LUIB).
| Licence Type | When Required | What It Covers | Complexity |
|---|---|---|---|
| Obra Menor (Minor Works / Small Reform) | For small, non-structural works inside a property — bathrooms, kitchens, windows, façades, flooring, etc. | Works that do not affect structure, load-bearing elements, or major systems. | ✅ Simple – minimal documentation, faster processing. |
| Comunicación Previa | In some municipalities, very light works can be executed after prior notification instead of a full licence. | Small façade works, installations, or minor repairs (case-by-case). | ✅ Simplified – depends on local ordinance. |
| Obra Mayor (Major Works / New Build / Structural Changes) | When building a new home, adding extensions, or altering structure. | Full architectural and technical projects, structural and MEP drawings, site plans, geotechnical report, etc. | ⚠️ Complex – requires full municipal review. |
Additional notes:
- Some minor works below cost or size thresholds may be exempt or processed via simplified channels.
- Each municipality’s Plan General de Ordenación Urbana can define its own documentation and deadlines.
- Once granted, the LUIB obliges licences to include start and completion deadlines — otherwise, they can expire (caducar).
How Long Does It Really Take?
These are generalised timeframes based on experience in Palma, Calvià, Andratx, and inland municipalities. Actual times vary.
| Project Type | Estimated Duration | Typical Delays / Influencing Factors |
|---|---|---|
| Obra Menor / Small Reform | 1–3 weeks (sometimes just a few days) | Missing documents, backlog, or municipal requests for clarification. |
| Comunicación Previa | From immediate registration up to 1 month | Some municipalities still review documentation before approval. |
| Obra Mayor / New Build / Major Reform | 2–4 months on average; occasionally 6+ months | Complexity, required reports (geotechnical, environmental, heritage), political or staffing delays, or resubmissions. |
Key Legal Defaults Under the LUIB (Ley 12/2017)
- Start Deadline: If the licence doesn’t specify otherwise, you must start works within 6 months of approval.
- Completion Deadline: Works must be finished within 3 years (extendable).
- Extensions (Prórrogas): Can be requested before expiry if justified (Delays in supply, technical adjustments, etc.).
- Expiry (Caducidad): Licences expire automatically if you fail to start or complete within those terms.
📘 Reference: Articles 157–161 of the LUIB, and corresponding municipal by-laws (Ordenanzas Municipales de Obras).
Professional Tips to Speed Up the Process
- Prepare complete documentation.
The biggest cause of delay is missing or unclear technical reports. Have your architect and technical architect align before submission. - Engage local professionals early.
A professional who regularly works with your municipality’s technical office (Oficina Técnica Municipal) will know the internal procedures and shortcuts. - Submit accurate plans and memory.
The fewer clarifications required, the faster your file moves through review. - Check if extra studies are needed.
Environmental, acoustic, geotechnical, or drainage studies can add weeks. Don’t wait for the Town Hall to request them — include them from the start. - Monitor municipal backlog.
Palma and coastal municipalities often face longer waits, especially around holiday periods. - Avoid mid-process modifications.
Changing major design aspects mid-review may force a resubmission, restarting the timeline. - Plan around Spain’s calendar.
August and local fiestas slow down all administrative processes. Build this into your schedule. - Request extensions proactively.
Don’t let your licence lapse — submit your prórroga before expiry with a brief justification.
What Happens If Your Licence Expires?
If you fail to start within 6 months or complete within the authorised term (commonly 3 years), your licence automatically expires.
To resume works, you’ll need to reapply and pay new fees. Always keep proof of start dates (photos, contractor reports, acta de replanteo) in case of inspection.
How to Avoid Delays
| Action | Impact |
|---|---|
| Hire an architect familiar with local normativa | Saves weeks of back-and-forth |
| Deliver a full technical dossier (Proyecto Básico + Ejecutivo) | Reduces revision cycles |
| Keep communication with the municipal architect fluid | Prevents stalling |
| Request extensions before expiry | Avoids losing your licence |
| Factor in 2–6 months realistically | Sets proper client expectations |
Need Expert Help?
Obtaining a building licence in Mallorca isn’t always quick — but with complete documentation, experienced professionals, and proactive follow-up, it can be predictable and smooth. Minor works may clear in days; major projects can take several months. Always allow margin, plan strategically, and respect LUIB deadlines to avoid setbacks.
At Paul Robinson – Architecture, Design & Construction, our in-house architecture and licensing team manages the entire process — from project design to technical documentation and communication with the municipality — ensuring your project stays compliant and on schedule.
If you’re planning to build or renovate in Mallorca, let’s handle the licensing for you:
Contact Robinson’s Architecture & Licensing Team →
We’ll prepare your technical project, coordinate with the Ayuntamiento, and make sure your building licence is approved fast and correctly — saving you time, cost, and stress.
