{"id":34122,"date":"2026-08-14T14:54:14","date_gmt":"2026-08-14T14:54:14","guid":{"rendered":"https:\/\/francortesarquitectos.com\/?page_id=34122"},"modified":"2026-08-17T23:25:11","modified_gmt":"2026-08-17T23:25:11","slug":"acta-de-replanteo","status":"publish","type":"page","link":"https:\/\/francortesarquitectos.com\/en\/guides\/acta-de-replanteo\/","title":{"rendered":"Acta de replanteo: what it really is on a private building site"},"content":{"rendered":"\n<div class=\"wp-block-group fcg\"><div class=\"wp-block-group__inner-container is-layout-constrained wp-block-group-is-layout-constrained\">\n\n\n<style>\n.fcg{\n  --surface:#fcfcfb; --ink:#0b0b0b; --ink2:#52514e; --muted:#898781;\n  --grid:#e1e0d9; --axis:#c3c2b7; --ring:rgba(11,11,11,0.10); --band:#f0efec;\n  --c1:#2a78d6; --c2:#eb6834; --c3:#1baf7a;\n  color-scheme:light;\n}\n.fcg .fcg-caja{background:var(--surface); border:1px solid var(--ring);\n  border-left:3px solid var(--c1); border-radius:8px; padding:16px 18px; margin:24px 0}\n.fcg .fcg-caja p{margin:0; 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line-height:1.6; color:var(--ink2); margin:0}\n\n\/* cierre *\/\n.fcg .fcg-cta{background:var(--ink); color:#fff; border-radius:11px;\n  padding:26px 28px; margin:32px 0 8px}\n.fcg .fcg-cta h2{color:#fff; font-size:20px; margin:0 0 11px; font-weight:650;\n  letter-spacing:-.018em; line-height:1.28}\n.fcg .fcg-cta p{color:rgba(255,255,255,.80); font-size:14.5px; line-height:1.62; margin:0 0 10px}\n.fcg .fcg-cta .btns{display:flex; gap:10px; flex-wrap:wrap; margin-top:18px}\n.fcg .fcg-cta a{display:inline-block; padding:11px 20px; border-radius:6px; font-size:14.5px;\n  font-weight:600; text-decoration:none; border:1px solid transparent}\n.fcg .fcg-cta a.p{background:#fff; color:var(--ink)}\n.fcg .fcg-cta a.s{border-color:rgba(255,255,255,.34); color:#fff}\n.fcg .fcg-cta a:hover{opacity:.86}\n\n\/* fuentes *\/\n.fcg .fcg-fuentes{font-size:12.5px; color:var(--muted); line-height:1.6;\n  border-top:1px solid var(--grid); padding-top:14px; margin-top:30px}\n.fcg .fcg-fuentes strong{color:var(--ink2)}\n\n@media(max-width:781px){\n  .fcg .fcg-cards, .fcg .fcg-cards.dos, .fcg .fcg-faq,\n  .fcg .fcg-check, .fcg .fcg-datos, .fcg .fcg-datos.dos{grid-template-columns:1fr}\n  .fcg .fcg-cta{padding:21px}\n}\n<\/style>\n\n\n\n<div class=\"fcg-caja\"><p><strong>In short.<\/strong> The <em>acta de replanteo<\/em>, or <em>de comienzo de obra<\/em> (the setting-out record), documents that the builder has set out the perimeter of the building on the plot \u2014 marking on the ground what the drawings say \u2014 that the <em>direcci\u00f3n facultativa<\/em>, the technicians directing it, has checked and verified it, and that everything is ready to begin. It is signed by the architect, the <a href=\"https:\/\/francortesarquitectos.com\/en\/quantity-surveyor-in-madrid\/\"><em>aparejador<\/em><\/a> and the builder.<\/p><p>Here one has to be precise, because almost nobody is: <strong>Law 38\/1999 on Building Regulation<\/strong> (<em>Ley de Ordenaci\u00f3n de la Edificaci\u00f3n<\/em>, LOE) requires it to be <strong>signed<\/strong>, but <strong>no rule regulates its content, deadline or form<\/strong>. The Building Code does not require it, it is not given a <em>visado<\/em>, and since June 2022 the Ayuntamiento de Madrid no longer asks for it.<\/p><\/div>\n\n\n<h2 class=\"wp-block-heading\">One document with two names<\/h2>\n\n<p class=\"wp-block-paragraph\">The LOE itself joins them with an \u201cor\u201d. Article 11.2.f obliges the builder to \u201csign the <em>acta de replanteo<\/em> or <em>de comienzo<\/em>\u201d. Articles 12.3.e and 13.2.e impose the same on the <em>director de obra<\/em> and the <em>director de la ejecuci\u00f3n<\/em> \u2014 in Spain an <em>arquitecto<\/em> signs the design and an <em>arquitecto t\u00e9cnico<\/em> directs the execution, and LOE articles 12 and 13 oblige both; Fran Cort\u00e9s holds the two qualifications. The COAM, the Madrid architects\u2019 professional body, calls its official form <em>Acta de Replanteo y de Comienzo de Obra<\/em>, and it is one document.<\/p>\n\n<p class=\"wp-block-paragraph\">If a building contract shows two separate records \u2014 one for the geometric setting out, another for the start of the contractual period \u2014 that is a private agreement between developer and builder, perfectly valid, but not a legal figure.<\/p>\n\n<h2 class=\"wp-block-heading\">What the law requires and what it does not<\/h2>\n\n\n<div class=\"fcg-cards\"><div class=\"fcg-card\" style=\"--tono:#1baf7a\"><div class=\"cab\">It is a legal duty<\/div><h3>Signing it<\/h3><p>LOE articles 11.2.f, 12.3.e and 13.2.e: a duty of signature for the builder, the <em>director de obra<\/em> and the <em>director de la ejecuci\u00f3n<\/em>.<\/p><p>And the substantive duty to set out: verifying the setting out and its fit with the ground (12.3.b) and checking the setting out (13.2.c).<\/p><\/div><div class=\"fcg-card\" style=\"--tono:#eb6834\"><div class=\"cab\">Not a legal duty<\/div><h3>Its content and its form<\/h3><p>No rule regulates what it must say, when it is signed, how many copies are made or where it is registered. The Spanish Building Code (<em>C\u00f3digo T\u00e9cnico de la Edificaci\u00f3n<\/em>) leaves it out of its annex II.1 of compulsory site-monitoring documents.<\/p><\/div><div class=\"fcg-card\" style=\"--tono:#eb6834\"><div class=\"cab\">Not a legal duty<\/div><h3>The visado<\/h3><p>Royal Decree 1000\/2010 limits the compulsory <em>visado colegial<\/em> \u2014 the professional body\u2019s stamp certifying that whoever signed is registered, insured and entitled to sign \u2014 to the construction design and the <em>certificado final de obra<\/em>. The acta <strong>is stamped<\/strong>, not given a visado.<\/p><\/div><\/div>\n\n\n\n<div class=\"fcg-nota\"><p><strong>Madrid stopped asking for it in 2022, and half the industry has not noticed.<\/strong> The old 2004 municipal by-law did require it, in its article 21.3, alongside the notice of commencement on new-build works. That by-law is <strong>repealed<\/strong> by By-law 6\/2022. In the current start-of-works documentation the word <em>replanteo<\/em> does not appear. Many pages still cite the article of a dead by-law. And the council, not the State, decides this paperwork, so the answer changes between municipalities.<\/p><\/div>\n\n\n<h2 class=\"wp-block-heading\">Who signs<\/h2>\n\n<figure class=\"wp-block-table\"><table><thead><tr><th>Who<\/th><th>Basis<\/th><th>Nature<\/th><\/tr><\/thead><tbody><tr><td><em>Director de obra<\/em>, the architect<\/td><td>LOE art. 12.3.e<\/td><td>Legal duty<\/td><\/tr><tr><td><em>Aparejador<\/em>, director of the execution<\/td><td>LOE art. 13.2.e<\/td><td>Legal duty<\/td><\/tr><tr><td>Builder<\/td><td>LOE art. 11.2.f<\/td><td>Legal duty<\/td><\/tr><tr><td>Health and safety coordinator<\/td><td>Box on the COAM form<\/td><td>Colegio practice<\/td><\/tr><tr><td>Developer (<em>promotor<\/em>)<\/td><td>Endorsement on the COAM form<\/td><td>Colegio practice<\/td><\/tr><\/tbody><\/table><\/figure>\n\n<p class=\"wp-block-paragraph\"><strong>The LOE does not oblige the developer to sign the acta.<\/strong> Its article 9.2.c only requires him to sign the <em>acta de recepci\u00f3n<\/em>, the handover record. On the COAM form the developer does not sign the acta: he signs a separate endorsement saying he \u201chas been informed of the content of this Acta and gives his agreement to the start of the works\u201d. A small detail that reveals who has read the form. In a self-build the developer is the owner.<\/p>\n\n<h2 class=\"wp-block-heading\">What has to be closed off that day<\/h2>\n\n<p class=\"wp-block-paragraph\">What is genuinely useful about the acta: the photograph showing that everything is in its place. What is compulsory by rule:<\/p>\n\n\n<ul class=\"fcg-check\"><li><strong><a href=\"https:\/\/francortesarquitectos.com\/en\/building-permits-requirements-in-madrid\/\">Planning permission granted<\/a><\/strong><\/li><li><strong>Construction design with its visado<\/strong> (RD 1000\/2010, art. 2.a)<\/li><li><a href=\"https:\/\/francortesarquitectos.com\/en\/guides\/health-and-safety-study\/\"><strong>Health and safety study, or basic study<\/strong><\/a><\/li><li><strong>Safety plan approved before the start<\/strong> by the coordinator (RD 1627\/1997, art. 7.2)<\/li><li><strong>Notice of opening of the workplace<\/strong>, in advance, by the contractor<\/li><li><strong>Contractor entered in the REA<\/strong> (Law 32\/2006), the register of construction firms<\/li><li><strong><em>Libro de \u00f3rdenes y asistencias<\/em><\/strong>, the site instructions book, stamped by the Colegio<\/li><li><strong><em>Libro de incidencias<\/em><\/strong> and subcontracting book<\/li><\/ul>\n\n\n\n<div class=\"fcg-nota\"><p><strong>The aviso previo no longer exists.<\/strong> Article 18 of Royal Decree 1627\/1997 was repealed on 24 March 2010 by Royal Decree 337\/2010, and its data were folded into the notice of opening of the workplace. It still appears as a live formality in a great many guides. It is not one.<\/p><\/div>\n\n\n<h2 class=\"wp-block-heading\">And the public works record, which is a different thing<\/h2>\n\n<p class=\"wp-block-paragraph\">If you search for \u201cacta de replanteo\u201d in Google, most results are about the <em>acta de <strong>comprobaci\u00f3n del<\/strong> replanteo<\/em> of public procurement. It is a different figure, with a fixed deadline and financial consequences.<\/p>\n\n<figure class=\"wp-block-table\"><table><thead><tr><th><\/th><th>Public works<\/th><th>Private works<\/th><\/tr><\/thead><tbody><tr><td>Rule<\/td><td>Law 9\/2017, arts. 236 and 237<\/td><td>LOE, arts. 11.2.f, 12.3.e and 13.2.e<\/td><\/tr><tr><td>Nature<\/td><td>A regulated formality; part of the contract<\/td><td>A private document; a duty of signature<\/td><\/tr><tr><td>Deadline<\/td><td><strong>One month maximum<\/strong> from formalisation<\/td><td><strong>No legal deadline<\/strong><\/td><\/tr><tr><td>Who signs<\/td><td>The administration and the contractor<\/td><td>The direcci\u00f3n facultativa and the builder<\/td><\/tr><tr><td>Effect on the period<\/td><td>The execution period starts the following day<\/td><td>Only if the private contract agrees it<\/td><\/tr><tr><td>If it is breached<\/td><td>Termination of the contract and compensation of 2 %<\/td><td>No specific penalty for the acta itself<\/td><\/tr><\/tbody><\/table><\/figure>\n\n<h2 class=\"wp-block-heading\">What happens if you start without it<\/h2>\n\n<p class=\"wp-block-paragraph\">No fine attaches to the acta. But three things that matter are lost.<\/p>\n\n<p class=\"wp-block-paragraph\"><strong>The evidence of the start date.<\/strong> The permit\u2019s time limit runs from the day it was granted; the acta is what proves when work actually started if a lapse file is opened.<\/p>\n\n<p class=\"wp-block-paragraph\"><strong>How liability for the setting out is shared.<\/strong> The LOE spreads it across three agents. Without a record fixing who set out and what was checked, individualising liability gets complicated and the tendency is towards joint and several liability.<\/p>\n\n<p class=\"wp-block-paragraph\"><strong>And what the acta certifies.<\/strong> If the approved safety plan, the appointed coordinator or the opening of the workplace is missing, that is defined as an offence: a serious infringement, with fines of 2,451 \u20ac to 49,180 \u20ac.<\/p>\n\n\n<div class=\"fcg-nota\"><p><strong>And the risk that is not a legal one.<\/strong> A badly executed setting out is the only defect whose cost of correction grows exponentially with every day of works. Setbacks not respected, encroachment on a boundary or a level wrongly fixed are cheap errors to put right on the first day and irreversible once the foundations have been poured.<\/p><p>It is also the day the plot on the ground is compared with the deed and the <em>Catastro<\/em>, the land registry for tax purposes. They do not always agree, and boundary surprises turn up here or nowhere.<\/p><\/div>\n\n\n<h2 class=\"wp-block-heading\">Frequently asked questions<\/h2>\n\n\n<div class=\"fcg-faq\"><div class=\"q\"><h3>Are the acta de replanteo and the acta de inicio de obra two documents?<\/h3><p>No. The LOE cites them as a single figure: <em>\u201cthe acta de replanteo or de comienzo de obra\u201d<\/em>. The COAM form is called <em>Acta de Replanteo y de Comienzo de Obra<\/em> and is one document. If a contract shows them separately, that is a private agreement, not a legal requirement.<\/p><\/div><div class=\"q\"><h3>Is it compulsory by law on private works?<\/h3><p>Worth being precise. The LOE obliges the architect directing the works, the <em>aparejador<\/em> and the builder to sign it. But no rule regulates its content, deadline or form, the Building Code leaves it out of the compulsory site-monitoring documents, and it is not subject to a <em>visado<\/em>. The form, the stamping and the four copies are COAM practice.<\/p><\/div><div class=\"q\"><h3>Does the developer have to sign it?<\/h3><p>Legally, no. The LOE only obliges him to sign the <em>acta de recepci\u00f3n<\/em>, the handover record. On the COAM form the developer signs an endorsement recording that he has been informed and agrees to the start. It is professional-body practice, and strongly advisable in a self-build.<\/p><\/div><div class=\"q\"><h3>Will the Ayuntamiento de Madrid ask me for it?<\/h3><p>Not today. The old 2004 by-law did require it alongside the notice of commencement, but it is repealed by By-law 6\/2022. The current start-of-works documentation asks for the letters of engagement from the <em>direcci\u00f3n facultativa<\/em> and the safety coordinator, a declaration that the guarantee deposit has been lodged, and a certification from the author of the health and safety study. The acta does not appear. Other municipalities may still ask for it.<\/p><\/div><div class=\"q\"><h3>Is it given a visado at the COAM?<\/h3><p>No. The compulsory <em>visado<\/em> in building work is limited to the construction design and the <em>certificado final de obra<\/em>. The acta is stamped or registered: the COAM\u2019s own information sheet says it is a document that is stamped.<\/p><\/div><div class=\"q\"><h3>Do I still have to submit the aviso previo?<\/h3><p>No. The <em>aviso previo<\/em> was repealed on 24 March 2010 by Royal Decree 337\/2010. Its data were folded into the notice of opening of the workplace, which the contractor submits before work begins.<\/p><\/div><div class=\"q\"><h3>I have read that it has to be signed within one month. Is that right?<\/h3><p>That is public works, not private. The maximum period of one month from the formalisation of the contract is the one for the <em>acta de comprobaci\u00f3n del replanteo<\/em> in article 237 of Law 9\/2017 on Public Sector Contracts. On private works there is no legal deadline.<\/p><\/div><div class=\"q\"><h3>And if we start the works without signing it?<\/h3><p>There is no fine for the acta itself, but you lose the evidence of the start date and of how liability for the setting out was shared. And if what the acta certifies is missing as well \u2014 approved safety plan, appointed coordinator, opening of the workplace \u2014 that is a serious infringement, with fines of 2,451 \u20ac to 49,180 \u20ac.<\/p><\/div><\/div>\n\n\n\n<div class=\"fcg-cta\"><h2>On setting-out day we are on the plot<\/h2><p>We verify the setting out on the ground, check setbacks and levels, and do not sign the start until permit, <em>visado<\/em>, safety plan and opening of the workplace are closed off. It is the cheapest day to find a mistake.<\/p><div class=\"btns\"><a class=\"p\" href=\"https:\/\/francortesarquitectos.com\/en\/contact\/\">Talk to the studio<\/a><a class=\"s\" href=\"https:\/\/francortesarquitectos.com\/en\/tools\/construction-cost\/\">Work out what my house will cost<\/a><\/div><\/div>\n\n\n\n<div class=\"fcg-fuentes\"><strong>Sources.<\/strong> Law 38\/1999 on Building Regulation, articles 9.2.c, 11.2.f, 12.3.b, 12.3.e, 13.2.c, 13.2.e and 17.3. Royal Decree 314\/2006, the Spanish Building Code (<em>C\u00f3digo T\u00e9cnico de la Edificaci\u00f3n<\/em>), annex II.1. Royal Decree 1627\/1997, articles 3, 7, 13 and 19, with the repeal of article 18 by Royal Decree 337\/2010. Order TIN\/1071\/2010. Law 32\/2006 on subcontracting, articles 4, 6 and 8. Decree 462\/1971 and the Order of 9 June 1971. Royal Decree 1000\/2010, article 2. Law 9\/2017 on Public Sector Contracts, articles 236, 237, 245 and 246, and Royal Decree 1098\/2001, articles 139 to 141. By-law 6\/2022 of the Ayuntamiento de Madrid, articles 25 and 43 and first repealing provision. Royal Legislative Decree 5\/2000, articles 12.23, 12.24 and 40.2. COAM model acta.<\/div>\n\n\n<\/div><\/div>\n\n\n\n<script type=\"application\/ld+json\">{\"@context\":\"https:\/\/schema.org\",\"@type\":\"FAQPage\",\"mainEntity\":[{\"@type\":\"Question\",\"name\":\"Are the acta de replanteo and the acta de inicio de obra two documents?\",\"acceptedAnswer\":{\"@type\":\"Answer\",\"text\":\"No. The LOE cites them as a single figure: \u201cthe acta de replanteo or de comienzo de obra\u201d. The COAM form is called Acta de Replanteo y de Comienzo de Obra and is one document. If a contract shows them separately, that is a private agreement, not a legal requirement.\"}},{\"@type\":\"Question\",\"name\":\"Is it compulsory by law on private works?\",\"acceptedAnswer\":{\"@type\":\"Answer\",\"text\":\"Worth being precise. The LOE obliges the architect directing the works, the aparejador and the builder to sign it. But no rule regulates its content, deadline or form, the Building Code leaves it out of the compulsory site-monitoring documents, and it is not subject to a visado. The form, the stamping and the four copies are COAM practice.\"}},{\"@type\":\"Question\",\"name\":\"Does the developer have to sign it?\",\"acceptedAnswer\":{\"@type\":\"Answer\",\"text\":\"Legally, no. The LOE only obliges him to sign the acta de recepci\u00f3n, the handover record. On the COAM form the developer signs an endorsement recording that he has been informed and agrees to the start. It is professional-body practice, and strongly advisable in a self-build.\"}},{\"@type\":\"Question\",\"name\":\"Will the Ayuntamiento de Madrid ask me for it?\",\"acceptedAnswer\":{\"@type\":\"Answer\",\"text\":\"Not today. The old 2004 by-law did require it alongside the notice of commencement, but it is repealed by By-law 6\/2022. The current start-of-works documentation asks for the letters of engagement from the direcci\u00f3n facultativa and the safety coordinator, a declaration that the guarantee deposit has been lodged, and a certification from the author of the health and safety study. The acta does not appear. Other municipalities may still ask for it.\"}},{\"@type\":\"Question\",\"name\":\"Is it given a visado at the COAM?\",\"acceptedAnswer\":{\"@type\":\"Answer\",\"text\":\"No. The compulsory visado in building work is limited to the construction design and the certificado final de obra. The acta is stamped or registered: the COAM\u2019s own information sheet says it is a document that is stamped.\"}},{\"@type\":\"Question\",\"name\":\"Do I still have to submit the aviso previo?\",\"acceptedAnswer\":{\"@type\":\"Answer\",\"text\":\"No. The aviso previo was repealed on 24 March 2010 by Royal Decree 337\/2010. Its data were folded into the notice of opening of the workplace, which the contractor submits before work begins.\"}},{\"@type\":\"Question\",\"name\":\"I have read that it has to be signed within one month. Is that right?\",\"acceptedAnswer\":{\"@type\":\"Answer\",\"text\":\"That is public works, not private. The maximum period of one month from the formalisation of the contract is the one for the acta de comprobaci\u00f3n del replanteo in article 237 of Law 9\/2017 on Public Sector Contracts. On private works there is no legal deadline.\"}},{\"@type\":\"Question\",\"name\":\"And if we start the works without signing it?\",\"acceptedAnswer\":{\"@type\":\"Answer\",\"text\":\"There is no fine for the acta itself, but you lose the evidence of the start date and of how liability for the setting out was shared. And if what the acta certifies is missing as well \u2014 approved safety plan, appointed coordinator, opening of the workplace \u2014 that is a serious infringement, with fines of 2,451 \u20ac to 49,180 \u20ac.\"}}]}<\/script>\n","protected":false},"excerpt":{"rendered":"<p>In short. The acta de replanteo, or de comienzo de obra (the setting-out record), documents that the builder has set out the perimeter of the building on the plot \u2014 marking on the ground what the drawings say \u2014 that the direcci\u00f3n facultativa, the technicians directing it, has checked and verified it, and that everything [&hellip;]<\/p>\n","protected":false},"author":5,"featured_media":0,"parent":34116,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"_acf_changed":false,"rank_math_title":"Acta de replanteo: what it is, who signs, what you need","rank_math_description":"The acta de replanteo on private works in Spain: what the LOE requires, what is only professional-body practice, and why Madrid stopped asking for it in 2022.","rank_math_focus_keyword":"acta de replanteo","rank_math_canonical_url":"","rank_math_robots":"","rank_math_facebook_title":"","rank_math_facebook_description":"","rank_math_facebook_image":"","rank_math_twitter_use_facebook":"","footnotes":""},"class_list":["post-34122","page","type-page","status-publish","hentry"],"acf":[],"_links":{"self":[{"href":"https:\/\/francortesarquitectos.com\/en\/wp-json\/wp\/v2\/pages\/34122","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/francortesarquitectos.com\/en\/wp-json\/wp\/v2\/pages"}],"about":[{"href":"https:\/\/francortesarquitectos.com\/en\/wp-json\/wp\/v2\/types\/page"}],"author":[{"embeddable":true,"href":"https:\/\/francortesarquitectos.com\/en\/wp-json\/wp\/v2\/users\/5"}],"replies":[{"embeddable":true,"href":"https:\/\/francortesarquitectos.com\/en\/wp-json\/wp\/v2\/comments?post=34122"}],"version-history":[{"count":2,"href":"https:\/\/francortesarquitectos.com\/en\/wp-json\/wp\/v2\/pages\/34122\/revisions"}],"predecessor-version":[{"id":34138,"href":"https:\/\/francortesarquitectos.com\/en\/wp-json\/wp\/v2\/pages\/34122\/revisions\/34138"}],"up":[{"embeddable":true,"href":"https:\/\/francortesarquitectos.com\/en\/wp-json\/wp\/v2\/pages\/34116"}],"wp:attachment":[{"href":"https:\/\/francortesarquitectos.com\/en\/wp-json\/wp\/v2\/media?parent=34122"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}