Becoming a self-developer might seem like a monumental task, but with the right information and the right team, it’s an exciting and rewarding adventure. At Fran Cortés Arquitectos, we guide you through every step necessary to build your own home.
1. You, the Self-Developer
As a self-developer, you are the driving force behind the entire project. The difference between a developer and a self-developer is that you are building for personal use, not to sell for profit. This positively affects taxes—you only pay 10% VAT instead of 21%.
Practical Example: Imagine you decide to build a two-story home on a plot of land you’ve purchased. As a self-developer, you manage every aspect of the project—from the initial planning to the completion of the build. This gives you full control over design and costs, but it also means taking responsibility for coordinating all professionals involved.
2. The Architect
The architect is your right hand throughout the entire process. They are responsible for the design, preliminary studies, basic and execution projects, and the supervision of the construction. A good architect not only brings your vision to life but also optimizes costs and long-term efficiency. Architect fees usually range between 6% and 11% of the construction budget (PEM).
Practical Example: Let’s say you want a modern home with large windows and open spaces. The architect will work with you to turn these ideas into a concrete design that complies with local regulations. They’ll also advise you on materials and construction techniques to save costs without compromising quality.
3. The Technical Architect (Quantity Surveyor)
The technical architect, or “aparejador,” supervises the correct execution of the build, ensuring everything is built according to plan. Their tasks include site management and health & safety coordination. Their fees typically range between 2% and 4% of the PEM.
Practical Example: During construction, the technical architect oversees the builders to ensure they follow the architect’s plans and specifications. They’ll monitor the quality of materials used and ensure all safety regulations are met.
4. The Builder
The builder is responsible for carrying out the construction according to the architect’s plans and specifications. Choosing the right builder is crucial—around 80% of your budget will be managed by them. It’s vital to select someone with a good reputation and proven experience.
Practical Example: Say you receive several quotes from builders. Together with your architect and technical architect, you evaluate each proposal based on cost, timeframe, and quality. You then select the builder who offers the best value and coordinate the construction process with them.
5. Topography and Geotechnical Teams
Before starting construction, you’ll need a topographic survey of your land and a geotechnical study of the terrain. These documents are essential for architectural design and structural safety. Costs are usually €200–300 for the topographer and €800–1,600 for the geotechnical report.
Practical Example: The topographer creates a detailed map of your plot, showing elevations and important features. The geotechnical expert conducts tests to assess the soil’s load-bearing capacity. These studies help the architect and technical architect adjust the design or construction as needed.
6. The Town Hall
The town hall plays an important role by granting the building permit and other necessary authorizations. You’ll need to pay several fees, which can add up to approximately €14,000 in total, depending on licensing fees, the construction, installations and works tax (ICIO), and other deposits.
Practical Example: Before starting construction, you submit the Basic Project and the required documents to the town hall to obtain the building permit. This includes paying several administrative fees and the ICIO tax. Once approved, you can start construction with full legal guarantees.
7. Notary and Property Registrar
To declare the new build and register the property, you’ll need the services of a notary and a property registrar. These costs usually range around 1–1.5% of the PEM.
Practical Example: After construction is completed, you go to the notary to declare the new building, then register the property with the land registry. This ensures that your home is legally recognized and protected.
8. Financial Institution: The Bank
If you need financing, consider the additional costs of a mortgage, such as notary fees, registration, appraisal, administrative services, bank interest, and other commissions. These expenses can be significant, so it’s important to include them in your total budget.
Practical Example: You apply for a mortgage to cover part of the construction cost. The bank assesses your project and offers financing that includes all associated expenses. Make sure to understand all conditions and costs before signing the loan agreement.
