Many villas in Marbella were built between the 1970s and the 1990s and now need a full renovation: more light, a new layout, new building services and the insulation that was not required back then. We design and manage those renovations from our offices in Marbella, in Nueva Andalucía, and in Fuengirola, with the same architect from start to finish.
Fran Cortés is an architect (COAM no. 21,503) and a building engineer (COAATM no. 105,287). We do not work for any builder: we request and compare their quotes and supervise the works on your behalf.
Building licence or responsible declaration
In Andalusia the rules are set by Law 7/2021 (LISTA). A renovation that does not change the footprint, the height or the buildable area of the villa can usually go through a responsible declaration (declaración responsable); if you extend the house or change its structure or use, you need a building licence. Before deciding, we check which planning rules apply to your plot: Marbella is bringing in its new General Plan, which we explain on our page architect in Marbella.
What a villa from the 70s to the 90s usually needs
- Envelope: insulating façades and roof and replacing windows, which is where comfort and energy bills change most.
- Building services: new electrics, plumbing, drainage and air conditioning, often with an air-source heat pump.
- Layout: opening the ground floor to the garden and the pool and redoing kitchens and bathrooms.
- Structure: checking slabs, damp and the roof before closing the budget.
- Outdoors: pool, terraces and porches, which were sometimes enclosed without a licence.
If the villa has unlicensed works
It is common to buy a villa with enclosed porches, extensions or pools that were never legalised. This has to be cleared up before renovating: if they comply with the rules they can be legalised with a project, and if not, the route is the AFO declaration (asimilado a fuera de ordenación), which limits what can be done afterwards. We explain it in Spanish in our AFO guide (in Spanish).
How we work on a renovation in Marbella
- We visit the villa and review its paperwork and planning status.
- We survey it and prepare a proposal you can walk through as a virtual model before deciding.
- We draw up the project and handle the licence or the responsible declaration.
- We request quotes from several builders and help you choose.
- We manage the works through to the final certificate, and coordinate the interior design if you want it.
If you have a villa in Marbella or on the Costa del Sol, tell us about it in a free 30-minute consultation (in Spanish or English) or through our contact page.
Frequently asked questions
Do I need a licence to renovate my villa in Marbella?
It depends on the works. If you do not change the footprint, height or buildable area, a responsible declaration is usually enough; an extension or a change of structure or use needs a building licence.
Do you also do the interior design?
Yes, we coordinate it within the same project so that the works and the finishes fit together from the start.
Do you work with a fixed builder?
No. The practice is independent: we request several quotes, compare them with you and supervise the works on your behalf.
What if the villa has parts without a licence?
We look into it before renovating. They can be legalised with a project if they comply with the rules, or an AFO declaration can be processed if no action can be taken against them any more.
Regulations cited: Law 7/2021 of 1 December on the promotion of territorial sustainability in Andalusia (LISTA) and its General Regulation (Decree 550/2022). Checked on 3 November 2026.
