Building Law in Mallorca

Anyone planning to build a house or renovate a property in Mallorca needs patience, careful planning – and above all the correct building permit.
Building law in Mallorca is strictly regulated, and no construction project can begin without the proper authorization.

In this article, we explain the key steps, regulations and special requirements for property developers and homeowners.

Check the plot: Is construction allowed?
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Before buying land, it is essential to ensure that it is buildable – and under what conditions.

– Undeveloped or rural land: It is advisable to request a planning certificate that confirms whether residential use is permitted and what regulations apply. 
– Minimum plot sizes & protected areas: Depending on the zoning (e.g. AANP, ARIP, ANEI), construction may be permitted or prohibited. The reference is the Plan Territorial de Mallorca. 
– Plot divisions: The date of the last land segregation is also decisive, as each municipality applies different rules.

The minimum plot size varies from one municipality to another and should always be checked carefully.

Types of permits: Obra mayor vs. obra menor
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In Mallorca, there are two main types of construction permits:

– Obra mayor (major works): required for building a single-family home or major renovations. 
– Obra menor / Comunicación previa (minor works): for small-scale works or maintenance projects.

The construction of a new home always requires an obra mayor.

Steps to obtain a building permit in Mallorca
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The process is straightforward but requires good preparation:

1. Submit the application with a basic and execution project signed by an architect. 
2. Review by the local council to verify compliance with urban planning regulations. 
3. Permit approval – the construction must be carried out exactly as per the approved project. 
4. Final inspection upon completion of works. 
5. Final works certificate: required to obtain the cédula de habitabilidad (certificate of occupancy).

Special cases: Coastal plots and other authorities
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Some plots – especially those located on the coast – require additional approval from the Consell de Mallorca.
Other authorities may also be involved depending on location and protection status.

Building a house in Mallorca is a dream – but it requires a solid understanding of building law and construction permits.
By checking in advance whether a plot is buildable and obtaining the correct authorization, homeowners can avoid delays and legal issues.

Tip: Working with experienced architects and experts who understand Mallorca’s building law will ensure your project runs smoothly and without unpleasant surprises.