{"id":34126,"date":"2026-08-14T14:54:20","date_gmt":"2026-08-14T14:54:20","guid":{"rendered":"https:\/\/francortesarquitectos.com\/?page_id=34126"},"modified":"2026-08-17T23:25:35","modified_gmt":"2026-08-17T23:25:35","slug":"declaracion-de-obra-nueva","status":"publish","type":"page","link":"https:\/\/francortesarquitectos.com\/en\/guides\/declaracion-de-obra-nueva\/","title":{"rendered":"Declaraci\u00f3n de obra nueva: the deed that makes your house exist"},"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; 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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>declaraci\u00f3n de obra nueva<\/em> is the deed by which you record that there is a house on your plot. Until it is executed and registered, for the <em>Registro de la Propiedad<\/em> \u2014 the Land Registry, a different body from the <em>Catastro<\/em>, which is the tax register \u2014 <strong>you still own a bare plot<\/strong>: the house cannot be mortgaged or sold with legal certainty.<\/p><p>It is governed by <strong>article 28 of Royal Legislative Decree 7\/2015<\/strong>. In the <strong>Comunidad de Madrid<\/strong> \u2014 the region, a different administration from your <em>ayuntamiento<\/em> \u2014 the tax is <strong>0.75 %<\/strong>, worked out on the cost of the works, not on the value of the house or the land.<\/p><\/div>\n\n\n<h2 class=\"wp-block-heading\">Three routes, not one<\/h2>\n\n\n<div class=\"fcg-cards\"><div class=\"fcg-card\" style=\"--tono:#2a78d6\"><div class=\"cab\">During the works<\/div><h3>Under construction<\/h3><p>The works are declared as designed, not yet built. This requires the permit and a technician\u2019s certificate of conformity with the design.<\/p><p>The usual route when there is a <a href=\"https:\/\/francortesarquitectos.com\/en\/guides\/self-build-mortgage\/\">self-build mortgage<\/a>: the bank wants the future building tied to the plot.<\/p><\/div><div class=\"fcg-card\" style=\"--tono:#1baf7a\"><div class=\"cab\">On completion<\/div><h3>Completed<\/h3><p>It also requires the <em>certificado final de obra<\/em>, evidence of the requirements for delivery to users, the document authorising occupancy and the energy performance certificate.<\/p><p>If the building under construction was already registered, completion is recorded afterwards.<\/p><\/div><div class=\"fcg-card\" style=\"--tono:#eb6834\"><div class=\"cab\">Without a permit<\/div><h3>By age<\/h3><p>The exceptional route of article 28.4, when legality can no longer be restored by lapse of time. No permit and no completion certificate.<\/p><p>In Madrid: six years as a general rule, fifteen on protected non-developable land.<\/p><\/div><\/div>\n\n\n<h2 class=\"wp-block-heading\">What the notario and the registrador require<\/h2>\n\n<p class=\"wp-block-paragraph\">The same things. Article 28.1 imposes them on <em>notarios<\/em> and article 28.2 on <em>registradores<\/em> before they register. A Spanish <em>notario<\/em> is not the equivalent of a solicitor: he is a public official, he acts for neither side, and he answers for the legality of the deed he authorises. For a <strong>completed<\/strong> new building:<\/p>\n\n<figure class=\"wp-block-table\"><table><thead><tr><th>Document<\/th><th>Rule<\/th><\/tr><\/thead><tbody><tr><td>Building permit<\/td><td>Art. 152.b Law 9\/2001 (Madrid)<\/td><\/tr><tr><td><strong><em>Certificado final de obra<\/em><\/strong> from a competent technician<\/td><td>Art. 28.1 TRLSRU; art. 12.3.e LOE<\/td><\/tr><tr><td><strong><em>Declaraci\u00f3n responsable<\/em> of first occupancy<\/strong> (in Madrid no longer a licence)<\/td><td>Art. 155.c Law 9\/2001; art. 28.1.b TRLSRU<\/td><\/tr><tr><td><strong><em>Libro del edificio<\/em><\/strong>, the building manual, for filing at the Registry<\/td><td>Art. 202 LH<\/td><\/tr><tr><td><strong><em>Seguro decenal<\/em><\/strong>, the ten-year insurance, or the self-build exemption<\/td><td>Arts. 19.1.c and 20.1 LOE; second additional provision<\/td><\/tr><tr><td>Energy performance certificate for the completed building<\/td><td>Art. 28.1.b TRLSRU; RD 390\/2021<\/td><\/tr><tr><td><strong>Georeferenced coordinates<\/strong> of the footprint occupied<\/td><td>Art. 202 LH<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n<div class=\"fcg-nota\"><p><strong>The coordinates surprise a lot of people.<\/strong> Since the 2015 reform of the <em>Ley Hipotecaria<\/em> (LH, the Land Registry statute), the land occupied by the building has to be identified by its geographic reference coordinates. Not a step the <em>notario<\/em> handles: it comes out of the technical work, and is worth having ready.<\/p><\/div>\n\n\n<h2 class=\"wp-block-heading\">The ten-year insurance and the ten-year trap<\/h2>\n\n<p class=\"wp-block-paragraph\">The second additional provision of <strong>Law 38\/1999 on Building Regulation<\/strong> (<em>Ley de Ordenaci\u00f3n de la Edificaci\u00f3n<\/em>, LOE) exempts the <strong>individual self-builder of a single detached house for his own use<\/strong>. That is the good news. The small print says that if a transfer between living persons happens within the ten years, the self-builder <em>\u201cunless otherwise agreed, shall be obliged to take out the guarantee for the time remaining\u201d<\/em>.<\/p>\n\n<p class=\"wp-block-paragraph\">And the closing words are blunt: <em>\u201cpublic deeds of inter vivos transfer shall not be authorised or registered at the Registro de la Propiedad without evidence and a record of the said guarantee having been constituted, unless the self-builder, who must show that he has used the dwelling, is expressly released by the acquirer\u201d<\/em>.<\/p>\n\n\n<ul class=\"fcg-check\"><li>The exemption holds while the house is for your own use<\/li><li>The ten years run from the <strong>reception<\/strong> of the works<\/li><li>Saying you have lived there is not enough: it has to be <strong>evidenced<\/strong><\/li><li>The release has to be <strong>express<\/strong>, and it comes from the buyer<\/li><li>It applies to a transfer in lieu of payment as well<\/li><li>Inheritance is not covered: the rule speaks of transfers between the living<\/li><\/ul>\n\n\n<h2 class=\"wp-block-heading\">What it costs<\/h2>\n\n<h3 class=\"wp-block-heading\">The tax: actos jur\u00eddicos documentados (stamp duty)<\/h3>\n\n<figure class=\"wp-block-table\"><table><thead><tr><th>Item<\/th><th>In the Comunidad de Madrid<\/th><\/tr><\/thead><tbody><tr><td>Rate<\/td><td><span class=\"num\">0.75 %<\/span><\/td><\/tr><tr><td>Taxable base<\/td><td>The <strong>real cost value of the new building<\/strong> declared. Not the market value. <strong>The land is not included<\/strong><\/td><\/tr><tr><td>Filing deadline<\/td><td>30 business days from execution of the deed, form 600, to the region<\/td><\/tr><tr><td>Example<\/td><td>Declared cost of 300,000 \u20ac \u2192 <span class=\"num\">2,250 \u20ac<\/span><\/td><\/tr><\/tbody><\/table><\/figure>\n\n<h3 class=\"wp-block-heading\">Notary and registry fees<\/h3>\n\n<p class=\"wp-block-paragraph\">The scales date from 1989 and are fixed in bands, with a general reduction of 5 %. For a declared value of 300,000 euros the basic scale comes to around 388 euros of notary fees and 205 of registry fees, <strong>before<\/strong> pages, copies, disbursements and VAT. The final invoice is appreciably higher and depends on how long the deed runs.<\/p>\n\n\n<div class=\"fcg-nota\"><p><strong>Why we do not give a closed range.<\/strong> We have checked the scales and the reduction, but not a total invoice range with a source we trust. We would rather say so than invent a figure that fails to add up later.<\/p><\/div>\n\n\n<h2 class=\"wp-block-heading\">The order everything goes in<\/h2>\n\n\n<ol class=\"fcg-pasos\"><li><h3>Certificado final de obra<\/h3><p>Signed by the architect and by the <a href=\"https:\/\/francortesarquitectos.com\/en\/quantity-surveyor-in-madrid\/\"><em>aparejador<\/em><\/a>, the <em>arquitecto t\u00e9cnico<\/em> who directs the execution: articles 12 and 13 of the LOE require both. Fran Cort\u00e9s holds both qualifications. And given a <em>visado<\/em>, the professional body\u2019s stamp that the signatory is registered, insured and entitled to sign.<\/p><\/li><li><h3>Energy performance certificate<\/h3><p>For the completed building, registered with the Comunidad de Madrid.<\/p><\/li><li><h3>Libro del edificio<\/h3><p>Handed over by the <em>director de obra<\/em> and deposited at the council, which in Madrid makes first occupancy conditional on it.<\/p><\/li><li><h3>Declaraci\u00f3n responsable of first occupancy<\/h3><p>At the council. Worth asking for the <em>acto de conformidad<\/em> too.<\/p><\/li><li><h3>Deed of the completed new building<\/h3><p>Before a <em>notario<\/em>, with all the documentation above.<\/p><\/li><li><h3>Tax<\/h3><p>Form 600, within 30 business days.<\/p><\/li><li><h3>Registration<\/h3><p>No legal deadline, but the entry of presentation lasts 60 business days.<\/p><\/li><li><h3>Catastro and utilities<\/h3><p>Form 900D and the permanent supply contracts. The <em>Catastro<\/em> is updated separately.<\/p><\/li><\/ol>\n\n\n<h2 class=\"wp-block-heading\">What happens if it is never declared<\/h2>\n\n<figure class=\"wp-block-table\"><table><thead><tr><th>Effect<\/th><th>Why<\/th><\/tr><\/thead><tbody><tr><td>The house does not appear at the Registry: the property is still a plot<\/td><td>Art. 202 LH<\/td><\/tr><tr><td>The house cannot be mortgaged, nor sold with guarantees<\/td><td>The bank requires the property registered with the building<\/td><\/tr><tr><td>A mismatch with the <em>Catastro<\/em>, possibly a file opened<\/td><td>Consolidated Cadastral Act<\/td><\/tr><tr><td>No registry protection against third parties or registered attachments<\/td><td>Arts. 32 and 34 LH<\/td><\/tr><tr><td>The tax does not become time-barred: it falls due on the deed, not on building<\/td><td>Art. 31.2 of the consolidated act on the tax<\/td><\/tr><\/tbody><\/table><\/figure>\n\n<p class=\"wp-block-paragraph\">And do not confuse the lapse of planning enforcement with legalisation: the time limits running out prevents demolition, but the building stays <em>fuera de ordenaci\u00f3n<\/em>, outside the plan, with a marginal note at the Registry.<\/p>\n\n<h2 class=\"wp-block-heading\">Frequently asked questions<\/h2>\n\n\n<div class=\"fcg-faq\"><div class=\"q\"><h3>Do I need ten-year insurance if I build my own house?<\/h3><p>No, not if you are the individual self-builder of a single detached house for your own use: the second additional provision of the LOE exempts you. But if you sell within ten years you must take it out for the time remaining, unless the buyer expressly releases you and you can show you have used the house.<\/p><\/div><div class=\"q\"><h3>What value do I pay the tax on?<\/h3><p>On the real cost of carrying out the works as declared, not on the market value and not including the land. Article 70.1 of the regulations on the tax says so. In the Comunidad de Madrid the rate of <em>actos jur\u00eddicos documentados<\/em> is 0.75 %. You pay it to the region, not to the <em>ayuntamiento<\/em>: what the council charges on the works is <a href=\"https:\/\/francortesarquitectos.com\/en\/guides\/icio-building-permit-tax\/\">ICIO<\/a>, settled much earlier.<\/p><\/div><div class=\"q\"><h3>Can I execute the deed without first occupancy?<\/h3><p>In Madrid you can, by producing the <a href=\"https:\/\/francortesarquitectos.com\/en\/guides\/first-occupancy-licence\/\"><em>declaraci\u00f3n responsable<\/em><\/a> and showing that the period has run without an obstructive decision, under article 28.1.b of the Land Act. Even so, obtain the council\u2019s <em>acto de conformidad<\/em> too: registry practice is demanding.<\/p><\/div><div class=\"q\"><h3>Is the libro del edificio compulsory in order to register?<\/h3><p>Yes. Article 202 of the <em>Ley Hipotecaria<\/em> has required it to be filed at the Registry since November 2015, and the Directorate General has ruled that this applies to detached houses and to self-builds.<\/p><\/div><div class=\"q\"><h3>I built years ago without a permit. Can I register it?<\/h3><p>You may be able to, by the route of article 28.4 of the Land Act, if planning legality can no longer be restored. In the Comunidad de Madrid the period is six years as a general rule and fifteen on protected non-developable land. You have to evidence the date of completion and that there is no note of planning enforcement.<\/p><\/div><div class=\"q\"><h3>One deed or two?<\/h3><p>It depends on the financing. With a <a href=\"https:\/\/francortesarquitectos.com\/en\/guides\/self-build-mortgage\/\">self-build mortgage<\/a> the bank usually wants the building under construction registered before it releases funds, and completion is recorded afterwards. With no mortgage, the deed of the completed new building is executed directly.<\/p><\/div><\/div>\n\n\n\n<div class=\"fcg-cta\"><h2>We prepare the technical documentation for the deed<\/h2><p>Certificado final de obra, energy performance certificate, <em>libro del edificio<\/em> and georeferenced coordinates. Coordinated with first occupancy, which is what usually holds up the signing at the notary\u2019s office.<\/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> Royal Legislative Decree 7\/2015, the consolidated Land and Urban Regeneration Act, article 28. <em>Ley Hipotecaria<\/em>, articles 9.a, 32, 34 and 202. Law 38\/1999, articles 7, 17, 19, 20.1 and the second additional provision. Law 9\/2001 on the Land of the Comunidad de Madrid, articles 152, 155 and 195. Royal Legislative Decree 1\/1993 and Royal Decree 828\/1995, articles 70.1 and 102.1. Legislative Decree 1\/2010 of the Comunidad de Madrid, article 36. Royal Decrees 1426\/1989 and 1427\/1989 on fee scales, with the reduction in the eighth additional provision of Royal Decree-law 8\/2010. Royal Decree 390\/2021.<\/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\":\"Do I need ten-year insurance if I build my own house?\",\"acceptedAnswer\":{\"@type\":\"Answer\",\"text\":\"No, not if you are the individual self-builder of a single detached house for your own use: the second additional provision of the LOE exempts you. 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Even so, obtain the council\u2019s acto de conformidad too: registry practice is demanding.\"}},{\"@type\":\"Question\",\"name\":\"Is the libro del edificio compulsory in order to register?\",\"acceptedAnswer\":{\"@type\":\"Answer\",\"text\":\"Yes. Article 202 of the Ley Hipotecaria has required it to be filed at the Registry since November 2015, and the Directorate General has ruled that this applies to detached houses and to self-builds.\"}},{\"@type\":\"Question\",\"name\":\"I built years ago without a permit. Can I register it?\",\"acceptedAnswer\":{\"@type\":\"Answer\",\"text\":\"You may be able to, by the route of article 28.4 of the Land Act, if planning legality can no longer be restored. In the Comunidad de Madrid the period is six years as a general rule and fifteen on protected non-developable land. You have to evidence the date of completion and that there is no note of planning enforcement.\"}},{\"@type\":\"Question\",\"name\":\"One deed or two?\",\"acceptedAnswer\":{\"@type\":\"Answer\",\"text\":\"It depends on the financing. With a self-build mortgage the bank usually wants the building under construction registered before it releases funds, and completion is recorded afterwards. With no mortgage, the deed of the completed new building is executed directly.\"}}]}<\/script>\n","protected":false},"excerpt":{"rendered":"<p>In short. The declaraci\u00f3n de obra nueva is the deed by which you record that there is a house on your plot. Until it is executed and registered, for the Registro de la Propiedad \u2014 the Land Registry, a different body from the Catastro, which is the tax register \u2014 you still own a bare [&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":"Declaraci\u00f3n de obra nueva: documents, tax, registration","rank_math_description":"What a Spanish notario needs in order to execute the deed of a finished house, what the registrar asks for and what the tax costs in the Comunidad de Madrid.","rank_math_focus_keyword":"declaracion de obra nueva spain","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-34126","page","type-page","status-publish","hentry"],"acf":[],"_links":{"self":[{"href":"https:\/\/francortesarquitectos.com\/en\/wp-json\/wp\/v2\/pages\/34126","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=34126"}],"version-history":[{"count":1,"href":"https:\/\/francortesarquitectos.com\/en\/wp-json\/wp\/v2\/pages\/34126\/revisions"}],"predecessor-version":[{"id":34142,"href":"https:\/\/francortesarquitectos.com\/en\/wp-json\/wp\/v2\/pages\/34126\/revisions\/34142"}],"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=34126"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}