{"id":34123,"date":"2026-08-14T14:54:08","date_gmt":"2026-08-14T14:54:08","guid":{"rendered":"https:\/\/francortesarquitectos.com\/?page_id=34123"},"modified":"2026-08-17T23:25:17","modified_gmt":"2026-08-17T23:25:17","slug":"certificate-of-completion","status":"publish","type":"page","link":"https:\/\/francortesarquitectos.com\/en\/guides\/certificate-of-completion\/","title":{"rendered":"Certificado final de obra: who signs it, why it needs a visado and what it triggers"},"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; 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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>certificado final de obra<\/em> (the completion certificate) records that the works are finished and conform to the design and the permit. It is signed by <strong>two technicians<\/strong>: the architect directing the works (<em>director de obra<\/em>) and the <a href=\"https:\/\/francortesarquitectos.com\/en\/quantity-surveyor-in-madrid\/\"><em>aparejador<\/em><\/a>, or <em>arquitecto t\u00e9cnico<\/em>, directing the execution (<em>director de la ejecuci\u00f3n<\/em>). One document, two signatures, and <strong>Law 38\/1999 on Building Regulation<\/strong> (<em>Ley de Ordenaci\u00f3n de la Edificaci\u00f3n<\/em>, LOE) obliges both: neither can be left out. Its <strong><em>visado colegial<\/em> is still compulsory<\/strong> \u2014 the professional body\u2019s stamp certifying that whoever signed is registered, insured and entitled to sign \u2014 although the general requirement was abolished in 2010.<\/p><p>And one point almost everybody gets wrong: <strong>it does not start the warranty periods<\/strong> of ten, three and one year. Those start with the <em>acta de recepci\u00f3n<\/em>, the handover record.<\/p><\/div>\n\n\n<h2 class=\"wp-block-heading\">Where it is regulated, exactly<\/h2>\n\n<p class=\"wp-block-paragraph\">Worth stating precisely, because it is often miscited: <strong>the LOE has no article devoted to the certificado final de obra<\/strong>. It mentions it, and makes it compulsory, in scattered places.<\/p>\n\n<figure class=\"wp-block-table\"><table><thead><tr><th>Rule<\/th><th>Article<\/th><th>What it says<\/th><\/tr><\/thead><tbody><tr><td>Law 38\/1999 (LOE)<\/td><td>6.2<\/td><td>Attached to the acta de recepci\u00f3n, signed by both directors<\/td><\/tr><tr><td>Law 38\/1999<\/td><td>6.4<\/td><td>Completion of the works is evidenced in the certificate<\/td><\/tr><tr><td>Law 38\/1999<\/td><td>12.3.e<\/td><td>Duty of the director de obra to sign it<\/td><\/tr><tr><td>Law 38\/1999<\/td><td>13.2.e<\/td><td>Duty of the director de la ejecuci\u00f3n to sign it<\/td><\/tr><tr><td>Building Code (<em>C\u00f3digo T\u00e9cnico<\/em>)<\/td><td>Annex II.3<\/td><td>Contents of the certificate and its two annexes<\/td><\/tr><tr><td>Order of 28 January 1972<\/td><td>1 and 2<\/td><td>Standard form and visados<\/td><\/tr><\/tbody><\/table><\/figure>\n\n<h2 class=\"wp-block-heading\">What each of them certifies<\/h2>\n\n\n<div class=\"fcg-cards dos\"><div class=\"fcg-card\" style=\"--tono:#2a78d6\"><div class=\"cab\">Aparejador<\/div><h3>Director de la ejecuci\u00f3n<\/h3><p>Certifies <em>\u201chaving directed the material execution of the works and controlled, quantitatively and qualitatively, the construction and the quality of what has been built in accordance with the design, the technical documentation developing it and the rules of good building practice\u201d<\/em>.<\/p><p>The site side: materials, workmanship and testing.<\/p><\/div><div class=\"fcg-card\" style=\"--tono:#eb6834\"><div class=\"cab\">Arquitecto<\/div><h3>Director de obra<\/h3><p>Certifies <em>\u201cthat the building has been carried out under his direction, in conformity with the design that was the subject of the permit and the technical documentation supplementing it, and that it is ready for its proper use in accordance with the instructions for use and maintenance\u201d<\/em>.<\/p><p>The design side: that the house as built matches the permit.<\/p><\/div><\/div>\n\n\n<p class=\"wp-block-paragraph\">And it must be accompanied by <strong>two annexes<\/strong> (annex II.3.3 of the Building Code): the description of the changes introduced during the works, with the developer\u2019s agreement and stating that they are compatible with the permit, and the list of controls carried out during execution and their results. A certificate without its two annexes cannot be given a <em>visado<\/em>.<\/p>\n\n<h2 class=\"wp-block-heading\">The visado: compulsory, but one body is enough<\/h2>\n\n<p class=\"wp-block-paragraph\">Architects and <em>arquitectos t\u00e9cnicos<\/em> have separate <em>colegios<\/em>. Royal Decree 1000\/2010 abolished the compulsory <em>visado colegial<\/em> as a general rule and reduced it to a closed list. The certificado final de obra <strong>is on that list<\/strong>, in article 2.b, and the duty extends to works that require a design under the LOE. A single detached house is residential use, it requires a design, and so its completion certificate is given a <em>visado<\/em>. No qualifications.<\/p>\n\n\n<div class=\"fcg-nota ok\"><p><strong>One body is enough.<\/strong> Article 5.1 says that in completion certificates the principal subject matter covers the direction of the works and the direction of the execution, <em>\u201cso that the visado of one professional body competent in either of those matters will suffice\u201d<\/em>. The successive double visado that the Order of 1972 required \u2014 first the <em>aparejadores<\/em>, then the architects \u2014 has been superseded. COAM and COAATM, the two Madrid bodies, share one form.<\/p><\/div>\n\n\n<h2 class=\"wp-block-heading\">The confusion that causes most trouble<\/h2>\n\n<p class=\"wp-block-paragraph\">A great many pages say that the LOE warranty periods begin with the certificado final de obra. They do not, and the difference can be weeks or months.<\/p>\n\n<figure class=\"wp-block-table\"><table><thead><tr><th><\/th><th>Certificado final de obra<\/th><th>Acta de recepci\u00f3n<\/th><\/tr><\/thead><tbody><tr><td>Nature<\/td><td>A technical document<\/td><td>A legal act of delivery and acceptance<\/td><\/tr><tr><td>Who signs<\/td><td>Architect and aparejador<\/td><td>Developer and builder<\/td><\/tr><tr><td>What it does<\/td><td>Evidences completion<\/td><td>The builder delivers and the developer accepts<\/td><\/tr><tr><td>Visado<\/td><td>Compulsory<\/td><td>Not given a visado<\/td><\/tr><tr><td>Effect in time<\/td><td>Fixes the date of completion<\/td><td><strong>Starts the running of the warranty periods<\/strong><\/td><\/tr><\/tbody><\/table><\/figure>\n\n<p class=\"wp-block-paragraph\">Article 6.5 of the LOE is literal: the count begins <em>\u201cfrom the date on which the acta de recepci\u00f3n is signed\u201d<\/em>. And article 17.1 counts the ten, three and one year <em>\u201cfrom the date of reception of the works, without reservations, or from the making good of those reservations\u201d<\/em>. If you take delivery with reservations, the clock does not start until they are put right.<\/p>\n\n\n<div class=\"fcg-nota\"><p><strong>And reception can be tacit.<\/strong> Article 6.4 says it takes place within the thirty days following the completion evidenced in the certificate, and that it <em>\u201cshall be deemed to have taken place tacitly\u201d<\/em> if within that period the developer does not enter reservations, or a reasoned rejection, in writing. In other words: not signing the record does not stop reception from happening.<\/p><\/div>\n\n\n<h2 class=\"wp-block-heading\">What the certificate unlocks<\/h2>\n\n\n<ul class=\"fcg-check\"><li><strong>Reception of the works<\/strong>, within the following thirty days<\/li><li>The <strong>final settlement of <a href=\"https:\/\/francortesarquitectos.com\/en\/guides\/icio-building-permit-tax\/\">ICIO<\/a><\/strong>, the municipal tax on building works, on the real cost<\/li><li>The <a href=\"https:\/\/francortesarquitectos.com\/en\/guides\/first-occupancy-licence\/\"><strong>declaraci\u00f3n responsable de primera ocupaci\u00f3n<\/strong><\/a><\/li><li>The <a href=\"https:\/\/francortesarquitectos.com\/en\/guides\/declaracion-de-obra-nueva\/\"><strong>deed of the completed new building<\/strong><\/a> and its registration<\/li><li>Permanent utility supplies<\/li><li>The final drawdown of the <a href=\"https:\/\/francortesarquitectos.com\/en\/guides\/self-build-mortgage\/\"><strong>self-build mortgage<\/strong><\/a><\/li><\/ul>\n\n\n<h2 class=\"wp-block-heading\">If the works did not turn out exactly as designed<\/h2>\n\n<p class=\"wp-block-paragraph\">They can still be certified, provided the changes are compatible with the permit. The system allows for it: the annex of changes <em>is<\/em> what is called the <em>final de obra con modificaciones<\/em>, and the architect certifies conformity with \u201cthe design that was the subject of the permit\u201d, not with the original design untouched.<\/p>\n\n<p class=\"wp-block-paragraph\">In the city of Madrid \u2014 the <em>Ayuntamiento<\/em>, not the <em>Comunidad de Madrid<\/em> \u2014 <strong>non-substantial variations<\/strong>, those that do not affect volume, form, position, site coverage, buildable floor area or the number of units, are not an amendment of the permit and are listed in the <em>acta de comprobaci\u00f3n<\/em>, the council\u2019s check record. Substantial ones require an amendment file or a legalisation, and in a legalisation the <em>visado<\/em> of design and certificate becomes compulsory again.<\/p>\n\n\n<div class=\"fcg-nota\"><p><strong>What cannot be done.<\/strong> A certificate declaring conformity with a permit that the works do not comply with is false, with the consequences that carries for whoever signs it. When something does not fit, the route is amendment or legalisation, not the certificate.<\/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>Is the architect\u2019s signature enough on its own?<\/h3><p>No. Article 6.2 of the LOE requires the signatures of the <em>director de obra<\/em> and the <em>director de la ejecuci\u00f3n de la obra<\/em>. Articles 12.3.e and 13.2.e impose it on each of them separately. Fran Cort\u00e9s holds both qualifications.<\/p><\/div><div class=\"q\"><h3>Does the certificado final de obra need a visado?<\/h3><p>Yes, compulsorily. Royal Decree 1000\/2010 abolished the general <em>visado<\/em> but left a closed list of nine pieces of work, and its article 2.b expressly includes the completion certificate for building works, with the documentation in annex II.3.3 of the Building Code.<\/p><\/div><div class=\"q\"><h3>Does it need a visado from both professional bodies?<\/h3><p>No, one is enough. Article 5.1 of Royal Decree 1000\/2010 says the principal subject matter covers the direction of the works and the direction of the execution, <em>\u201cso that the visado of one professional body competent in either of those matters will suffice\u201d<\/em>. The successive double visado of the Order of 1972 has been superseded.<\/p><\/div><div class=\"q\"><h3>Do the ten years of warranty start with the certificate?<\/h3><p>No, and this is the most widespread error. Article 6.5 of the LOE says the count starts with the signing of the <em>acta de recepci\u00f3n<\/em>, or when it is deemed to have taken place tacitly. The certificate only fixes the date of completion.<\/p><\/div><div class=\"q\"><h3>We changed things during the works. Can it still be signed?<\/h3><p>Yes, if they are compatible with the permit. Annex II.3.3.a of the Building Code requires the description of the changes to be attached, with the developer\u2019s agreement, stating that they are compatible with the permit. That annex is what is called the <em>final de obra con modificaciones<\/em>. If substantial, the permit has to be amended or the works legalised.<\/p><\/div><div class=\"q\"><h3>Can I execute the deed of the house without the certificate?<\/h3><p>No. Article 28 of the consolidated Land Act requires a certificate from a competent technician on completion in accordance with the design, and in Madrid the <em>declaraci\u00f3n responsable<\/em> of first occupancy requires the completion certificate signed by the <em>direcci\u00f3n facultativa<\/em>. The deed is executed before a Spanish <em>notario<\/em>, a public official who answers for its legality.<\/p><\/div><div class=\"q\"><h3>Is there a deadline for issuing it?<\/h3><p>There is no legal deadline for the <em>direcci\u00f3n facultativa<\/em> to issue it once the works are finished. There is one afterwards: reception must take place within the thirty days following the date of completion evidenced in the certificate, unless otherwise agreed.<\/p><\/div><div class=\"q\"><h3>How much does it cost?<\/h3><p>The <em>visado<\/em> at the COAM is worked out by a formula on floor area and budget; the certificate belongs to the settlement and reception stage, which is 15 % of the visado price, with a minimum of 45 \u20ac per stage. Fees for the <em>direcci\u00f3n facultativa<\/em> are freely agreed: indicative scales published by professional bodies have been prohibited since 1997. See <a href=\"https:\/\/francortesarquitectos.com\/en\/architect-fees\/\">architect fees<\/a>.<\/p><\/div><\/div>\n\n\n\n<div class=\"fcg-cta\"><h2>The end of the works, handed over complete<\/h2><p>Certificate with its two annexes, final valuation, <em>libro de \u00f3rdenes<\/em>, <em>visado<\/em> and deposit at the colegio. And coordinated with first occupancy and the deed, which is where the delays pile up.<\/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 6.2, 6.4, 6.5, 12.3.e, 13.2.e, 17.1, 18 and 20.1. Royal Decree 314\/2006, the Spanish Building Code (<em>C\u00f3digo T\u00e9cnico de la Edificaci\u00f3n<\/em>), Part I, annex II.3. Royal Decree 1000\/2010 on the compulsory visado colegial, articles 2, 3 and 5. Order of 28 January 1972. Decree 462\/1971. Royal Legislative Decree 2\/2004, article 103.1. Royal Legislative Decree 7\/2015, article 28. By-law 6\/2022 of the Ayuntamiento de Madrid, articles 10, 47 and 53. COAM visado prices in force.<\/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\":\"Is the architect\u2019s signature enough on its own?\",\"acceptedAnswer\":{\"@type\":\"Answer\",\"text\":\"No. Article 6.2 of the LOE requires the signatures of the director de obra and the director de la ejecuci\u00f3n de la obra. Articles 12.3.e and 13.2.e impose it on each of them separately. Fran Cort\u00e9s holds both qualifications.\"}},{\"@type\":\"Question\",\"name\":\"Does the certificado final de obra need a visado?\",\"acceptedAnswer\":{\"@type\":\"Answer\",\"text\":\"Yes, compulsorily. Royal Decree 1000\/2010 abolished the general visado but left a closed list of nine pieces of work, and its article 2.b expressly includes the completion certificate for building works, with the documentation in annex II.3.3 of the Building Code.\"}},{\"@type\":\"Question\",\"name\":\"Does it need a visado from both professional bodies?\",\"acceptedAnswer\":{\"@type\":\"Answer\",\"text\":\"No, one is enough. Article 5.1 of Royal Decree 1000\/2010 says the principal subject matter covers the direction of the works and the direction of the execution, \u201cso that the visado of one professional body competent in either of those matters will suffice\u201d. The successive double visado of the Order of 1972 has been superseded.\"}},{\"@type\":\"Question\",\"name\":\"Do the ten years of warranty start with the certificate?\",\"acceptedAnswer\":{\"@type\":\"Answer\",\"text\":\"No, and this is the most widespread error. 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There is one afterwards: reception must take place within the thirty days following the date of completion evidenced in the certificate, unless otherwise agreed.\"}},{\"@type\":\"Question\",\"name\":\"How much does it cost?\",\"acceptedAnswer\":{\"@type\":\"Answer\",\"text\":\"The visado at the COAM is worked out by a formula on floor area and budget; the certificate belongs to the settlement and reception stage, which is 15 % of the visado price, with a minimum of 45 \u20ac per stage. Fees for the direcci\u00f3n facultativa are freely agreed: indicative scales published by professional bodies have been prohibited since 1997. See architect fees.\"}}]}<\/script>\n","protected":false},"excerpt":{"rendered":"<p>In short. The certificado final de obra (the completion certificate) records that the works are finished and conform to the design and the permit. It is signed by two technicians: the architect directing the works (director de obra) and the aparejador, or arquitecto t\u00e9cnico, directing the execution (director de la ejecuci\u00f3n). One document, two signatures, [&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":"Certificado final de obra: signatures, visado, effects","rank_math_description":"Who signs the certificado final de obra, why its visado is still compulsory and why it does not start the ten, three and one year warranty periods of the LOE.","rank_math_focus_keyword":"certificado final de obra","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-34123","page","type-page","status-publish","hentry"],"acf":[],"_links":{"self":[{"href":"https:\/\/francortesarquitectos.com\/en\/wp-json\/wp\/v2\/pages\/34123","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=34123"}],"version-history":[{"count":2,"href":"https:\/\/francortesarquitectos.com\/en\/wp-json\/wp\/v2\/pages\/34123\/revisions"}],"predecessor-version":[{"id":34139,"href":"https:\/\/francortesarquitectos.com\/en\/wp-json\/wp\/v2\/pages\/34123\/revisions\/34139"}],"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=34123"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}