Inspections and compliance

Building your dream property in Andalucia requires navigating not just permits but also regular inspections to ensure adherence to regulations and safety standards. Here’s a comprehensive breakdown to help you ensure a smooth and compliant construction process:

Types of Inspections and When to Expect Them:

• Municipal Technical Department Inspections:

  • These are the most frequent inspections, typically conducted at various stages of construction by the technical department of your local town hall (“departamento técnico”).
  • Common Inspection Points:
    • Foundation work: verifying compliance with the approved plans and structural calculations.
    • Masonry work: checking wall construction materials and techniques.
    • Roof construction: ensuring adherence to waterproofing and structural integrity requirements.
    • Electrical and plumbing installations: inspecting for safety regulations and proper installation by qualified professionals.
    • Completion stage: final verification of all aspects against the approved plans and adherence to building codes.
  • Be Prepared:
    • Have copies of the approved building permit, project plans, and certificates for used materials readily available at the site for inspectors to review.
    • Ensure the site is clean, organized, and provides easy access for inspectors.

• College of Architects of Andalucia (COAAN) Inspections:

  • Less frequent but possible, the COAAN (https://www.cacoa.es/) might send an architect to inspect the project’s technical aspects.
  • Focus Areas:
    • Verifying the project’s overall design aligns with the approved plans.
    • Reviewing the architect’s technical documentation and adherence to professional standards.
  • Collaboration is Key:
    • Cooperate with the COAAN-appointed architect to address any identified concerns promptly.

• Other Agency Inspections (if applicable):

  • Depending on your project’s specifics, you might encounter inspections from:
    • Regional environmental agencies: focusing on aspects like waste management or potential environmental impact.
    • Occupational safety authorities: ensuring worker safety measures are in place and regulations are followed.

Proactive Measures for a Smooth Inspection Process:

• Maintain a Construction Log:
  • Document all inspections, including dates, inspector names, and any comments or areas requiring attention. This creates a clear record and helps track progress.
• Schedule Inspections (when possible):
  • In some cases, you might be able to collaborate with the municipal technical department to schedule inspections at convenient times to avoid delays in the construction workflow.
• Open Communication is Key:
  • Maintain clear and regular communication with your architect, project manager, and the municipal technical department. This allows for prompt addressing of any concerns and ensures everyone is on the same page.

Consequences of Non-Compliance:

Failing to comply with inspection requirements can lead to:

• Fines: Fines can be imposed for non-compliance with building codes or safety regulations.
• Project Stoppages: The municipality can halt construction until identified issues are addressed.
• Delays in Obtaining Occupancy Certificate:
  • The “cédula de habitabilidad” (occupancy certificate) is mandatory to legally occupy the building. Non-compliance with inspections can significantly delay obtaining this crucial certificate.

Additional Tips:

• Hire Qualified Professionals:
  • Ensure your architect and contractors are registered with the COAAN and have a proven track record of adhering to regulations.
• Regular Site Inspections by Your Team:
  • In addition to mandatory inspections, conduct your own regular walkthroughs with your architect and project manager to identify and address any potential issues proactively.
• Stay Updated on Regulations:
  • Building codes and regulations can be subject to change. Your architect can help you stay informed about any updates that might impact your project.

By following these guidelines and prioritizing compliance throughout the construction process, you can ensure a safe, efficient, and successful construction project in Andalucia. Remember, inspections are not roadblocks but safeguards to ensure quality and safety. By working collaboratively with inspectors and maintaining open communication, you can navigate this stage smoothly and achieve your dream property.