07620 Llucmajor
Islas Baleares, España
07620 Llucmajor
Islas Baleares, España
09.10.2026
From a Run-Down House to a Dream Home: Dave’s Renovation Project in Mallorca Begins
Chapter 02: From Planning to the Reality of Construction
Buying an old house in Mallorca and transforming it into a unique home sounds like an exciting adventure. But what happens when work begins and you discover that the actual condition of the building is far worse than you expected?
In the first chapter of our series, we followed Dave on his search for the right property in Mallorca. After almost two years of searching, viewing houses and ruling out different options, he finally found a property that matched his vision: a traditional finca in a peaceful location, approximately 15,000 m² of land and, crucially, an existing building permit for the project.
Now it is time to turn that vision into reality.
In this second chapter of “From a Run-Down House to a Dream Home”, we join Dave as he explores the property, shares his ideas for his future home and begins assessing the building alongside Oliver and the Kuhlmann & Partner team.
What happens next shows why a successful renovation requires much more than good ideas and enthusiasm.
An Old House Full of Potential — and Unanswered Questions
At first glance, Dave’s new property has many of the qualities that make traditional Mallorcan fincas so appealing: a peaceful rural setting, generous grounds, open views and a building with history.
The house has approximately 200 m² of living space and sits on a plot of around 15,000 m². However, when Dave purchases it, the property has no windows and is not connected to the public electricity or water networks. The condition of several parts of the building also raises important questions that need to be addressed before the renovation can properly begin.
For Dave, this is part of the appeal. He did not simply want to buy a finished house. He wanted to find an existing property that he could transform according to his own ideas.
There is also a personal motivation behind his decision. Rather than building a new house on untouched land, he wants to restore an old, uninhabitable property and give it a new purpose.
But imagining the finished result and understanding what it will take to get there are two very different things.
The First Step: Understanding the Existing Building
Before removing walls or creating new rooms, Dave takes a closer look at the layout of the house.
The ground floor consists of an old stable and several smaller rooms. Upstairs, there are two large rooms and one smaller room. The current layout is far from what he wants for a modern home, but it provides a starting point for exploring the possibilities.
The challenge is to understand the potential of the property while identifying which changes can realistically be made.
That means considering the existing structure, Dave’s requirements and the relevant planning and building regulations together.
The Vision: A Mallorcan Finca for Year-Round Living
Dave has a clear idea of how he wants to use his future home. He is not planning a property designed only for summer holidays. Instead, he wants a place where he can live throughout the year and spend time with family, friends and employees.
The layout needs to accommodate up to eight people while remaining comfortable and practical for everyday life.
Open Living Spaces and a Thoughtful Layout
The initial concept includes an open-plan kitchen, dining area and living room. This shared space should be large enough for everyone to cook, eat and spend time together, without feeling unnecessarily oversized when Dave is alone or sharing the house with just one other person.
The ground floor is also intended to include a bedroom, a shared bathroom and a utility room.
Upstairs, the plan is to create three additional bedrooms, each with its own bathroom. Two of these bedrooms are intended to have access to the terrace.
Views and natural surroundings are also central to Dave’s vision. The property offers a sense of privacy that can be difficult to find elsewhere, and he wants that feeling to extend into the house itself.
The aim is to create a home where indoor and outdoor living flow naturally together.
A Home Designed for Both Summer and Winter
Mallorca is famous for its sunshine, but a property intended for year-round use needs to meet more than just summer requirements.
In the video, Dave highlights the importance of insulation, waterproofing and carefully planned building services. These elements help ensure that the house is not only visually appealing but also comfortable to live in.
Another important consideration is making the essential living spaces accessible on the ground floor. Dave wants his parents to be able to enjoy the property comfortably as they approach retirement. For that reason, the main everyday functions of the home should be available without relying on stairs.
There are many requirements to balance. They all need to work within the constraints of the existing building, the current building permit and the applicable regulations.
This is where careful planning becomes essential.
Building in Mallorca: Why the Land Classification Matters
One of the central topics in the video is the particular nature of building in Mallorca, especially on rural land.
Dave explains the general differences between urban land, land designated for future development and rural land, commonly referred to as Suelo Rústico. Depending on the classification and any applicable protections, rural plots can be subject to specific restrictions regarding construction, landscape protection and permitted alterations.
For Dave, finding a property with an existing building permit was therefore a decisive factor in his search.
However, having an existing permit does not automatically mean that every proposed change can be carried out without further checks. The scope of the permit, the actual condition of the building and the requirements applicable to the specific project all need to be considered.
The possibilities can vary significantly from one property to another. Anyone considering buying or renovating an old finca in Mallorca should therefore have the relevant documentation reviewed by qualified professionals.
Good Ideas Need the Right Team
Dave understands that a project of this scale cannot be delivered through personal vision alone. Architects, specialist planners and construction professionals need to work together to turn individual ideas into a practical, coordinated plan.
In the video, Dave explains how he initially works with architects in Germany who have experience with properties in Mallorca and contacts with local professionals.
The plans then need to be coordinated with the relevant Spanish professionals and adapted to the conditions on the island.
Having an experienced team on the ground can help resolve questions, coordinate the different stages of the project and maintain clear communication between everyone involved.
Good planning cannot prevent every surprise. It can, however, help identify problems early and provide a sound basis for making informed decisions.
Kuhlmann & Partner Joins the Project
Once in Mallorca, Dave meets Oliver, the owner of Kuhlmann & Partner, and Juanito, the site foreman. Together, they begin comparing Dave’s ideas with the actual conditions of the property.
Their initial discussions cover the layout, existing ceiling heights and building services. They also need to consider how the different stages of work can be coordinated so that decisions fit together logically.
Before focusing entirely on Dave’s finca, he visits another Kuhlmann & Partner project with Oliver. The property is already at an advanced stage of construction and offers an opportunity to see different solutions in practice.
Although it is very different from Dave’s old house, the visit provides inspiration and raises questions about features that still need to be decided for his own project.
One example is Dave’s interest in an infinity or overflow pool. He likes the idea, but it needs to be considered in the context of his property’s specific conditions and the permissions available.
The visit highlights an important point: every construction project is different. Solutions that work for a new-build property cannot automatically be transferred to the renovation of an older building.
Communication Is an Essential Part of the Project
Dave speaks openly about the difficulties of managing a construction project in another country when you are not confident with the language and are unfamiliar with local procedures.
That makes having Oliver and the Kuhlmann & Partner team alongside him particularly valuable. They can discuss his ideas with the professionals involved and help turn them into practical decisions for the project.
Construction brings together many different people and areas of expertise. Clear communication and reliable coordination help everyone work towards the same objectives and reduce the risk of misunderstandings.
For Kuhlmann & Partner, understanding local conditions and maintaining direct communication with the client are important foundations for a successful working relationship.
No Public Utilities: The Goal Is an Off-Grid Home
The property has another significant feature: it is not connected to the public electricity or water networks.
During the construction phase, a generator is used to provide electricity for certain tasks.
For the finished home, however, Dave has a different goal. He wants the property to be fully self-sufficient, without relying on a diesel generator for everyday electricity.
The final solutions for the house’s electricity and water supply will be explored in greater detail in future videos. At this stage, the focus remains on planning and getting the renovation underway.
This situation demonstrates that renovating a rural property involves much more than updating rooms, installing a modern bathroom or creating an open-plan kitchen.
The future supply of essential services, the technical systems and the specific conditions of the plot all need to be considered from the beginning.
Every property has different requirements, which is why the right solutions must be planned individually.
Demolition Begins — and the House Reveals Its True Condition
After the initial meetings and planning, work finally begins on site.
But before anything new can be built, the elements that are no longer needed have to be removed.
Old partitions, sections of the intermediate floors and other unwanted components are taken out. Containers begin filling with rubble, and parts of the building are prepared for the next stages of work.
The roof also needs to be stripped. Signs of moisture are visible in several places, and the existing waterproofing does not meet the standard Dave wants for his future home.
The roof therefore requires extensive work. The aim is to create a house that can be used comfortably and reliably throughout the year, not just during the summer months.
Another problem soon becomes apparent: a significant proportion of the intermediate floor beams are rotten and no longer sufficiently stable.
It is becoming clear that the renovation may be considerably more extensive than initially expected.
When a Renovation Forces You to Rethink the Plan
As the old materials are removed, further differences in the existing structure become visible.
Some sections are made from substantial natural stone typical of traditional Mallorcan construction. Other wall sections contain much less suitable materials and do not provide the load-bearing capacity required for the planned project.
The subsequent structural assessment fundamentally changes the situation.
After examining the available options, it becomes clear that much of the existing structure will need to be rebuilt. Certain wall sections must be strengthened, while other parts of the building need to be removed before the project can proceed.
The original idea of preserving as much of the existing house as possible while simply modernising it can no longer be followed as planned.
Instead, the team has to reassess which elements can remain and how the rest of the house can be reconstructed within the relevant structural and planning constraints.
For Dave, this is a major setback. He bought a property that he intended to renovate, only to discover that the work required would be much more extensive than he had anticipated.
Preserving Mallorca’s Character While Building Safely
The old walls also tell a story about traditional construction on the island.
In the video, Dave shows how people once built using materials readily available in their surroundings. These included natural stone and traditional lime-based mortars.
Such building methods are part of what gives Mallorca’s old fincas their distinctive architectural character.
However, the historical value of a building does not mean that every original element can be retained regardless of its condition. What matters is whether the existing structure meets the necessary requirements and is compatible with the planned renovation.
Decisions about whether to preserve, reinforce or replace individual elements therefore require a professional assessment.
A successful renovation is not about preserving everything at any cost. It is about finding the right balance between the building’s original character, structural safety and the needs of the future home.
Was Buying a Run-Down House the Right Decision?
Towards the end of the chapter, Dave begins to understand the true scale of the challenge.
The house cannot be used in the condition he had hoped for. Before he can focus on the design details and personal touches, extensive work is needed to address the existing structure.
More elements must be removed, and parts of the original plan need to be reconsidered.
Despite these setbacks, Dave remains committed to his vision. The finca still represents the home he imagined and the place where he hopes to spend part of his life in Mallorca.
His original motivation has not changed, either. He wanted to give an old property a new lease of life and create a home that reflects his own needs and ideas.
The journey towards that goal is simply proving more demanding than the first plans suggested.
The future pool, open living spaces and evenings on the terrace still feel a long way off. Before any of those features can become reality, the essential structural work must be addressed.
This stage reveals just how much effort goes into a construction project long before the finished rooms begin to take shape.
The Real Beginning of the Project
This second chapter marks a turning point in Dave’s story.
The property search is over, the first plans have been developed, and work has begun. The initial investigation of the building has revealed just how substantial the task ahead will be.
The next stage involves preparing the house for reconstruction, step by step.
That requires careful planning, professional assessments and close coordination between everyone involved. It also means being ready to make new decisions whenever the removal of old materials reveals something unexpected.
For Kuhlmann & Partner, this project illustrates a familiar challenge when renovating older properties: a building can have enormous potential, while its true structural condition only becomes fully apparent as work progresses.
Experience, open communication and the ability to adapt are therefore particularly important.
Dave’s adventure has only just begun. In the next chapter, we will see how the demolition progresses, what happens to the remaining structure and how the plans for rebuilding the house begin to take shape.
Do you own an old finca in Mallorca and are thinking about renovating it?
Kuhlmann & Partner can support you as you explore the possibilities for your property and work towards a project that reflects your needs and the character of its surroundings.
Every property is different. A successful renovation begins with understanding the existing building, identifying its specific challenges and assessing the options available.
Get in touch with our team and tell us about your construction or renovation project in Mallorca.
Kuhlmann & Partner — Building and Renovation in Mallorca.
07620 Llucmajor
Islas Baleares, España