breakthrough for spanish property market
An independent and reliable label now accessible for all.
Calificasa is the only independent online platform in Spain where buyers and homeowners can apply for a Legality label. Is the property completely or partly legal, time-barred, or illegal,? Are there any risks or are they acceptable? With the Legality label, you get answers to these essential questions with conclusions and recommendations for a reduced rate of €249,-.
Qualified experts
The Legality label is determined by specialists who have no financial interest in the transaction. They must also meet strict requirements. By signing the qualification, they guarantee the correctness of the assessment. This makes the Legality label reliable and valuable.
For Buyers
Applying for a Legality label first is wise, as you will find out what to expect within three days.
If everything is in order and any potential issues can be resolved or are deemed acceptable, you can proceed with the next steps right away.
However, if the property presents unwanted risks, you’ll be relieved that you haven’t yet signed a reservation contract that would need to be canceled, avoided unnecessary legal costs, and won’t have to deal with the hassle of retrieving the reservation amount.
For Sellers
Request a Legality label to distinguish your home from homes with problems. Place the label with the property advertisements, then you will sell faster for a better price.
For Homeowners
Know your residential situation. Avoid surprises with permits and insurance coverage, for example, for rebuilding in the event of major damage, and legalize what you can legalize because it may not be possible later.
IT DOES NOT GET ANY CLEARER
For €249, you will know the legal-urbanistic status within three days
An understandable and recognizable label from ‘A’ legal with minimal risk and higher value to ‘E’ illegal with high risk and lower value. This way it is clear to everyone and we avoid surprises and misunderstandings.
Click on the letters of the scale to see the risks in each rating.
1) HERBOUWEN: Volgens de regelgeving mag het gehele
onroerend goed worden herbouwd in geval van bijv.
brand of vervanging ouderdom.
2) DEKKING VERZEKERING: De schadevergoeding voor
herbouwen van het onroerend goed als deze door schade
is vergaan mag geen problemen opleveren.*
3) AFBREKEN: Er is geen risico om bebouwing te moeten
afbreken.
4) BOETES: Er zijn geen boetes voor bouwen zonder
vergunning.
5) VERGUNNINGEN: Er zullen zich geen problemen mogen
voordoen met vergunningen.
6) EXTRA KOSTEN: Er zijn geen kosten voor legaliseren of
reguleren om problemen met de gemeente of verzekering
te voorkomen
1) HERBOUWEN: Volgens de regelgeving mag slechts een
deel worden herbouwd in geval van bijv. brand of
vervanging door ouderdom.
2) DEKKING VERZEKERING: Onzekerheid m.b.t. de
schadevergoeding voor herbouwen van het onroerend
goed als deze door schade is vergaan.*
3) AFBREKEN: Er is geen risico om bebouwing te moeten
afbreken.
4) BOETES: Er zijn geen boetes voor bouwen zonder
vergunning.
5) VERGUNNINGEN: Er zullen zich geen problemen mogen
voordoen met vergunningen.
6) EXTRA KOSTEN: Er zijn geen kosten voor legaliseren of
reguleren om problemen met de gemeente of verzekering
te voorkomen.
1) HERBOUWEN: Volgens de regelgeving mag niets
worden herbouwd in geval van bijv. brand of vervanging
door ouderdom.
2) DEKKING VERZEKERING: Onzekerheid m.b.t. de
schadevergoeding voor herbouwen van het onroerend
goed als deze door schade is vergaan.*
3) AFBREKEN: Er is geen risico om bebouwing te moeten
afbreken.
4) BOETES: Er zijn geen boetes voor bouwen zonder
vergunning.
5) VERGUNNINGEN: Er zullen zich geen problemen mogen
voordoen met vergunningen.
6) EXTRA KOSTEN: Er zijn geen kosten voor legaliseren of
reguleren om problemen met de gemeente of verzekering
te voorkomen.
STATUS: Deels legaal (Te converteren naar A1)
1) HERBOUWEN: Volgens de regelgeving mag het gehele
onroerend goed worden herbouwd in geval van bijv.
brand of vervanging door ouderdom.
2) DEKKING VERZEKERING: Onzekerheid m.b.t. de
schadevergoeding voor herbouwen van het onroerend
goed als deze door schade is vergaan.*
3) AFBREKEN: Er is geen risico om bebouwing te moeten
afbreken indien wordt gelegaliseerd.
4) BOETES: Er is risico op boetes voor bouwen zonder
vergunning.
5) VERGUNNINGEN: Er kunnen zich problemen voordoen
met vergunningen als niet wordt gelegaliseerd.
6) EXTRA KOSTEN: Er zijn kosten voor legaliseren van
bebouwing para convertir en etiqueta A1.
STATUS: ilegaal (te converteren naar A1)
1) HERBOUWEN: Volgens de regelgeving mag het gehele
onroerend goed worden herbouwd in geval van bijv.
brand of vervanging door ouderdom.
2) DEKKING VERZEKERING: Onzekerheid m.b.t. de
schadevergoeding voor herbouwen van het onroerend
goed als deze door schade is vergaan.*
3) AFBREKEN: Er is geen risico om bebouwing te moeten
afbreken.
4) BOETES: Er is risico op boetes voor bouwen zonder
vergunning.
5) VERGUNNINGEN: Er kunnen zich problemen voordoen
met vergunningen als niet wordt gelegaliseerd.
6) EXTRA KOSTEN: Er zijn kosten voor legaliseren van
bebouwing para convertir en etiqueta A1.
1) HERBOUWEN: Volgens de regelgeving mag niets
worden herbouwd in geval van bijv. brand of vervanging
door ouderdom.
2) DEKKING VERZEKERING: Onzekerheid m.b.t. de
schadevergoeding voor herbouwen van het onroerend
goed als deze door schade is vergaan.*
3) AFBREKEN: Er is risico om bebouwing te moeten
afbreken.
4) BOETES: Er is risico op boetes voor bouwen zonder
vergunning.
5) VERGUNNINGEN: Er kunnen zich problemen voordoen
met vergunningen als niet wordt gelegaliseerd.
6) EXTRA KOSTEN: Er zijn geen kosten omdat legaliseren
niet mogelijk is.
1) HERBOUWEN: Volgens de regelgeving mag niets
worden herbouwd in geval van bijv. brand of vervanging
door ouderdom.
2) DEKKING VERZEKERING: Onzekerheid m.b.t. de
schadevergoeding voor herbouwen van het onroerend
goed als deze door schade is vergaan.*
3) AFBREKEN: Er is risico om bebouwing te moeten
afbreken om deels te legaliseren.
4) BOETES: Er is risico op boetes voor bouwen zonder
vergunning.
5) VERGUNNINGEN: Er kunnen zich problemen voordoen
met vergunningen als niet wordt gelegaliseerd.
6) EXTRA KOSTEN: Er zijn kosten om deel van het onroerend
goed te legaliseren.
1) HERBOUWEN: Volgens de regelgeving mag niets
worden herbouwd in geval van bijv. brand of vervanging
door ouderdom.
2) DEKKING VERZEKERING: Onzekerheid m.b.t. de
schadevergoeding voor herbouwen van het onroerend
goed als deze door schade is vergaan.*
3) AFBREKEN: Er is risico om bebouwing te moeten
afbreken.
4) BOETES: Er is risico op boetes voor bouwen zonder
vergunning.
5) VERGUNNINGEN: Er kunnen zich problemen voordoen.
6) EXTRA KOSTEN: Er zijn geen kosten omdat legaliseren
niet mogelijk is.
1) HERBOUWEN: Volgens de regelgeving mag niets
worden herbouwd in geval van bijv. brand of vervanging
door ouderdom.
2) DEKKING VERZEKERING: Onzekerheid m.b.t. de
schadevergoeding voor herbouwen van het onroerend
goed als deze door schade is vergaan.*
3) AFBREKEN: Er is risico om bebouwing te moeten
afbreken.
4) BOETES: Er is geen risico op boetes voor bouwen zonder
vergunning.
5) VERGUNNINGEN: Er kunnen zich problemen voordoen
met vergunningen.
6) EXTRA KOSTEN: Er zijn geen kosten omdat legaliseren
niet mogelijk is.
1) HERBOUWEN: Volgens de regelgeving mag niets
worden herbouwd in geval van bijv. brand of vervanging
door ouderdom.
2) DEKKING VERZEKERING: Onzekerheid m.b.t. de
schadevergoeding voor herbouwen van het onroerend
goed als deze door schade is vergaan.*
3) AFBREKEN: Er is risico om bebouwing te moeten
afbreken.
4) BOETES: Er is risico op boetes voor bouwen zonder
vergunning.
5) VERGUNNINGEN: Er kunnen zich problemen voordoen
met vergunningen.
6) EXTRA KOSTEN: Er zijn geen kosten omdat legaliseren
niet mogelijk is.
1) REBUILDING: According to the regulations, the entire property may be rebuilt in the event of, for example, a house fire, forest fires, flooding or replacement due to age. brand of vervanging ouderdom.
2) INSURANCE COVERAGE: The compensation for rebuilding the property if it has perished due to damage may not cause any problems.*
3) DEMOLISHING: There is no risk of having to demolish buildings.
4) FINES: There are no fines for building without a permit.
5) PERMITS: There may be no problems with permits.
6) ADDITIONAL COSTS: There are no costs for legalization or regulation to prevent problems with the municipality or insurance.
1) REBUILDING: According to the regulations, only the part that complies with the current zoning plan may be rebuilt. In the event of, for example, a house fire, forest fires, flooding or replacement due to old age.
2) INSURANCE COVERAGE: Uncertainty regarding compensation for rebuilding the property if it has perished due to damage.*
3) DEMOLISHING: There is no risk of having to demolish buildings.
4) FINES: There are no fines for building without a permit.
5) PERMITS: There may be no problems with permits.
6) ADDITIONAL COSTS: There are no costs for legalization or regulation to prevent problems with the municipality or insurance.
1) REBUILDING: According to the regulations, nothing may be rebuilt in the event of, for example, forest fires, flooding, fire or replacement due to old age.
2) INSURANCE COVERAGE: Uncertainty regarding the compensation for rebuilding the property if it has perished due to damage.*
3) DEMOLISHING: There is no risk of having to demolish buildings.
4) FINES: There are no fines for building without a permit.
5) PERMITS: There may be no problems with permits.
6) ADDITIONAL COSTS: There are no costs for legalization or regulation to prevent problems with the municipality or insurance.
1) REBUILDING : According to the regulations, the entire property may be rebuilt in the event of, for example, forest fires, flooding, fire or replacement due to old age.
2) INSURANCE COVERAGE: If it is not legalized, there is uncertainty regarding the compensation for rebuilding the property if it has perished due to damage.*
3) DEMOLISHING: There is no risk of having to demolish buildings.
4) FINES: There is a risk of fines for building without a permit.
5) PERMITS: If it is not legalized, there may be problems with obtaining or renewing permits. Legalization is possible and recommended because it will give you Legality Label A1 with all the benefits that entails.
6) ADDITIONAL COSTS: There are costs for legalizing building in order to obtain Legality Label A1.
1) REBUILDING: According to the regulations, the entire property may be rebuilt in the event of, for example, forest fires, flooding, fire or replacement due to old age.
2) INSURANCE COVERAGE: Uncertainty regarding compensation for rebuilding the property if it has deteriorated due to damage.
3) DEMOLISH: There is no risk of having to demolish buildings.*
4) FINES: There is a risk of fines for building without a permit.
5) PERMITS: If not legalized, problems may arise with obtaining or extending permits. Legalization is possible and recommended because it will obtain Legality Label A1 with all the associated benefits.
6) ADDITIONAL COSTS: The difference with Legality Label B1 is that the costs for legalizing buildings to obtain Legality Label A1 are higher.
1) REBUILDING: According to the regulations, only the part that complies with the current zoning plan may be rebuilt in the event of, for example, a house fire, forest fire, flooding, or replacement due to old age.
2) INSURANCE COVERAGE: Uncertainty regarding compensation for rebuilding the property if it has deteriorated due to damage.*
3) DEMOLISHING: There is a risk of having to demolish buildings that are not tolerated if they cannot be legalized or legalized if that is possible.
4) FINES: There is a risk of fines for illegal building that has not expired. The fines can be higher than for C2.
5) PERMITS: Problems can arise with permits if they are not legalized.
6) ADDITIONAL COSTS: There are costs to legalize part of the property.
1) REBUILDING: According to the regulations, nothing may be rebuilt in the event of, for example, a house fire, forest fires, flooding or replacement due to old age.
2) INSURANCE COVERAGE: Uncertainty regarding compensation for rebuilding the property if it has deteriorated due to damage.*
3) DEMOLISHING: here is a risk of having to demolish illegal construction that has not expired, or demolish it to obtain Legality Label A3.
4) FINES: There is a risk of fines for illegal construction that has not expired.
5) PERMITS: If illegal or tolerated construction is not demolished, problems may arise with obtaining or extending permits.
6) ADDITIONAL COSTS: There are costs for demolishing illegal construction to obtain Legality Label A3.
1) REBUILDING: According to the regulations, nothing may be rebuilt in the event of, for example, a house fire, forest fires, flooding or replacement due to old age.
2) INSURANCE COVERAGE: Uncertainty regarding the compensation for rebuilding the property if it has perished due to damage.*
3) DEMOLISHING: There is no risk of having to demolish buildings.
4) FINES: Fines for building without a permit have expired.
5) PERMITS: Only necessary maintenance may be carried out, no structural renovations (obra mayor).
6) ADDITIONAL COSTS: There are no costs because legalisation is not possible.
1) REBUILDING: According to the regulations, nothing may be rebuilt in the event of a house fire, forest fires, flooding or replacement due to old age.
2) INSURANCE COVERAGE: Uncertainty regarding compensation for rebuilding the property if it has deteriorated due to damage.*
3) DEMOLISHING: The obligation to demolish has expired.
4) FINES: The issuing of fines by the municipality has expired.
5) PERMITS: If the property is regularised, necessary maintenance may be carried out, no structural renovations (obra mayor).
6) ADDITIONAL COSTS: There are costs for regulating (not legalisation) with which the property receives Legality Label D1 with the advantages thereof.
1) REBUILDING: According to the regulations, nothing may be rebuilt in the event of, for example, a house fire, forest fires, flooding or replacement due to old age.
2) INSURANCE COVERAGE: Uncertainty regarding the compensation for rebuilding the property if it has been destroyed by damage.*
3) DEMOLISHING: There is a risk of having to demolish buildings.
4) FINES: There is a risk of fines for building without a permit.
5) PERMITS: There may be problems with permits.
6) ADDITIONAL COSTS: There are no costs because legalisation is not possible.
Click on the letters for zoning-based risks.
1) HERBOUWEN: Volgens de regelgeving mag het gehele
onroerend goed worden herbouwd in geval van bijv.
brand of vervanging ouderdom.
2) DEKKING VERZEKERING: De schadevergoeding voor
herbouwen van het onroerend goed als deze door schade
is vergaan mag geen problemen opleveren.*
3) AFBREKEN: Er is geen risico om bebouwing te moeten
afbreken.
4) BOETES: Er zijn geen boetes voor bouwen zonder
vergunning.
5) VERGUNNINGEN: Er zullen zich geen problemen mogen
voordoen met vergunningen.
6) EXTRA KOSTEN: Er zijn geen kosten voor legaliseren of
reguleren om problemen met de gemeente of verzekering
te voorkomen 
1) HERBOUWEN: Volgens de regelgeving mag slechts een
deel worden herbouwd in geval van bijv. brand of
vervanging door ouderdom.
2) DEKKING VERZEKERING: Onzekerheid m.b.t. de
schadevergoeding voor herbouwen van het onroerend
goed als deze door schade is vergaan.*
3) AFBREKEN: Er is geen risico om bebouwing te moeten
afbreken.
4) BOETES: Er zijn geen boetes voor bouwen zonder
vergunning.
5) VERGUNNINGEN: Er zullen zich geen problemen mogen
voordoen met vergunningen.
6) EXTRA KOSTEN: Er zijn geen kosten voor legaliseren of
reguleren om problemen met de gemeente of verzekering
te voorkomen.
1) HERBOUWEN: Volgens de regelgeving mag niets
worden herbouwd in geval van bijv. brand of vervanging
door ouderdom.
2) DEKKING VERZEKERING: Onzekerheid m.b.t. de
schadevergoeding voor herbouwen van het onroerend
goed als deze door schade is vergaan.*
3) AFBREKEN: Er is geen risico om bebouwing te moeten
afbreken.
4) BOETES: Er zijn geen boetes voor bouwen zonder
vergunning.
5) VERGUNNINGEN: Er zullen zich geen problemen mogen
voordoen met vergunningen.
6) EXTRA KOSTEN: Er zijn geen kosten voor legaliseren of
reguleren om problemen met de gemeente of verzekering
te voorkomen.
STATUS: Deels legaal (Te converteren naar A1)
1) HERBOUWEN: Volgens de regelgeving mag het gehele
onroerend goed worden herbouwd in geval van bijv.
brand of vervanging door ouderdom.
2) DEKKING VERZEKERING: Onzekerheid m.b.t. de
schadevergoeding voor herbouwen van het onroerend
goed als deze door schade is vergaan.*
3) AFBREKEN: Er is geen risico om bebouwing te moeten
afbreken indien wordt gelegaliseerd.
4) BOETES: Er is risico op boetes voor bouwen zonder
vergunning.
5) VERGUNNINGEN: Er kunnen zich problemen voordoen
met vergunningen als niet wordt gelegaliseerd.
6) EXTRA KOSTEN: Er zijn kosten voor legaliseren van
bebouwing para convertir en etiqueta A1.
STATUS: ilegaal (te converteren naar A1)
1) HERBOUWEN: Volgens de regelgeving mag het gehele
onroerend goed worden herbouwd in geval van bijv.
brand of vervanging door ouderdom.
2) DEKKING VERZEKERING: Onzekerheid m.b.t. de
schadevergoeding voor herbouwen van het onroerend
goed als deze door schade is vergaan.*
3) AFBREKEN: Er is geen risico om bebouwing te moeten
afbreken.
4) BOETES: Er is risico op boetes voor bouwen zonder
vergunning.
5) VERGUNNINGEN: Er kunnen zich problemen voordoen
met vergunningen als niet wordt gelegaliseerd.
6) EXTRA KOSTEN: Er zijn kosten voor legaliseren van
bebouwing para convertir en etiqueta A1.
1) HERBOUWEN: Volgens de regelgeving mag niets
worden herbouwd in geval van bijv. brand of vervanging
door ouderdom.
2) DEKKING VERZEKERING: Onzekerheid m.b.t. de
schadevergoeding voor herbouwen van het onroerend
goed als deze door schade is vergaan.*
3) AFBREKEN: Er is risico om bebouwing te moeten
afbreken.
4) BOETES: Er is risico op boetes voor bouwen zonder
vergunning.
5) VERGUNNINGEN: Er kunnen zich problemen voordoen
met vergunningen als niet wordt gelegaliseerd.
6) EXTRA KOSTEN: Er zijn geen kosten omdat legaliseren
niet mogelijk is.
1) HERBOUWEN: Volgens de regelgeving mag niets
worden herbouwd in geval van bijv. brand of vervanging
door ouderdom.
2) DEKKING VERZEKERING: Onzekerheid m.b.t. de
schadevergoeding voor herbouwen van het onroerend
goed als deze door schade is vergaan.*
3) AFBREKEN: Er is risico om bebouwing te moeten
afbreken om deels te legaliseren.
4) BOETES: Er is risico op boetes voor bouwen zonder
vergunning.
5) VERGUNNINGEN: Er kunnen zich problemen voordoen
met vergunningen als niet wordt gelegaliseerd.
6) EXTRA KOSTEN: Er zijn kosten om deel van het onroerend
goed te legaliseren.
1) HERBOUWEN: Volgens de regelgeving mag niets
worden herbouwd in geval van bijv. brand of vervanging
door ouderdom.
2) DEKKING VERZEKERING: Onzekerheid m.b.t. de
schadevergoeding voor herbouwen van het onroerend
goed als deze door schade is vergaan.*
3) AFBREKEN: Er is risico om bebouwing te moeten
afbreken.
4) BOETES: Er is risico op boetes voor bouwen zonder
vergunning.
5) VERGUNNINGEN: Er kunnen zich problemen voordoen.
6) EXTRA KOSTEN: Er zijn geen kosten omdat legaliseren
niet mogelijk is.
1) HERBOUWEN: Volgens de regelgeving mag niets
worden herbouwd in geval van bijv. brand of vervanging
door ouderdom.
2) DEKKING VERZEKERING: Onzekerheid m.b.t. de
schadevergoeding voor herbouwen van het onroerend
goed als deze door schade is vergaan.*
3) AFBREKEN: Er is risico om bebouwing te moeten
afbreken.
4) BOETES: Er is geen risico op boetes voor bouwen zonder
vergunning.
5) VERGUNNINGEN: Er kunnen zich problemen voordoen
met vergunningen.
6) EXTRA KOSTEN: Er zijn geen kosten omdat legaliseren
niet mogelijk is.
1) HERBOUWEN: Volgens de regelgeving mag niets
worden herbouwd in geval van bijv. brand of vervanging
door ouderdom.
2) DEKKING VERZEKERING: Onzekerheid m.b.t. de
schadevergoeding voor herbouwen van het onroerend
goed als deze door schade is vergaan.*
3) AFBREKEN: Er is risico om bebouwing te moeten
afbreken.
4) BOETES: Er is risico op boetes voor bouwen zonder
vergunning.
5) VERGUNNINGEN: Er kunnen zich problemen voordoen
met vergunningen.
6) EXTRA KOSTEN: Er zijn geen kosten omdat legaliseren
niet mogelijk is.
1) REBUILDING: According to the regulations, the entire property may be rebuilt in the event of, for example, a house fire, forest fires, flooding or replacement due to age. brand of vervanging ouderdom.
2) INSURANCE COVERAGE: The compensation for
rebuilding the property if it has perished due to damage may not cause any problems.*
3) DEMOLISHING: There is no risk of having to
demolish buildings.
4) FINES: There are no fines for building without
a permit.
5) PERMITS: There may be no problems with
permits.
6) ADDITIONAL COSTS: There are no costs for legalization or regulation to prevent problems with the municipality or insurance.
1) REBUILDING: According to the regulations, only the part that complies with the current zoning plan may be rebuilt in the event of, for example, a house fire, forest fires, flooding or replacement due to old age.
2) INSURANCE COVERAGE: Uncertainty regarding compensation for rebuilding the property
if it has perished due to damage.*
3) DEMOLISHING: There is no risk of having to
demolish buildings.
4) FINES: There are no fines for building without
a permit.
5) PERMITS: There may be no problems with permits.
6) ADDITIONAL COSTS: There are no costs for legalization or regulation to prevent problems with the municipality or insurance.
1) REBUILDING: According to the regulations, nothing may be rebuilt in the event of, for example, forest fires, flooding, fire or replacement due to
old age.
2) INSURANCE COVERAGE: Uncertainty regarding the compensation for rebuilding the property if it has perished due to damage.*
3) DEMOLISHING: There is no risk of having to
demolish buildings.
4) FINES: There are no fines for building without
a permit.
5) PERMITS: There may be no problems with permits.
6) ADDITIONAL COSTS: There are no costs for legalization or regulation to prevent problems with the municipality or insurance.
1) REBUILDING : According to the regulations, the entire property may be rebuilt in the event of, for example, forest fires, flooding, fire or replacement due to old age.
2) INSURANCE COVERAGE: If it is not legalized, there is uncertainty regarding the compensation for rebuilding the property if it has perished due to damage.*
3) DEMOLISHING: There is no risk of having to
demolish buildings.
4) FINES: There is a risk of fines for building without a permit.
5) PERMITS: If it is not legalized, there may be
problems with obtaining or renewing permits. Legalization is possible and recommended because it will give you Legality Label A1 with all the benefits that entails.
6) ADDITIONAL COSTS: There are costs for legalizing building in order to obtain Legality Label A1.
1) REBUILDING: According to the regulations, the entire property may be rebuilt in the event of, for example, forest fires, flooding, fire or replacement due to old age.
2) INSURANCE COVERAGE: Uncertainty regarding compensation for rebuilding the property
if it has deteriorated due to damage.
3) DEMOLISH: There is no risk of having to
demolish buildings.*
4) FINES: There is a risk of fines for building without a permit.
5) PERMITS: If not legalized, problems may arise with obtaining or extending permits. Legalization is possible and recommended because it will obtain Legality Label A1 with all the associated benefits.
6) ADDITIONAL COSTS: The difference with Legality Label B1 is that the costs for legalizing buildings to obtain Legality Label A1 are higher.
1) REBUILDING: According to the regulations, only the part that complies with the current zoning plan may be rebuilt in the event of, for example, a house fire, forest fire, flooding, or replacement due to old age.
2) INSURANCE COVERAGE: Uncertainty regarding compensation for rebuilding the property if it has deteriorated due to damage.*
3) DEMOLISHING: There is a risk of having to demolish buildings that are not tolerated if they cannot be legalized or legalized if that is possible.
4) FINES: There is a risk of fines for illegal building that has not expired. The fines can be higher than for C2.
5) PERMITS: Problems can arise with permits if they are not legalized.
6) ADDITIONAL COSTS: There are costs to legalize part of the property.
1) REBUILDING: According to the regulations, nothing may be rebuilt in the event of, for example, a house fire, forest fires, flooding or replacement due to old age.
2) INSURANCE COVERAGE: Uncertainty regarding compensation for rebuilding the property if it has deteriorated due to damage.*
3) DEMOLISHING: here is a risk of having to demolish illegal construction that has not expired, or demolish it to obtain Legality Label A3.
4) FINES: There is a risk of fines for illegal construction that has not expired.
5) PERMITS: If illegal or tolerated construction is not demolished, problems may arise with obtaining or extending permits.
6) ADDITIONAL COSTS: There are costs for demolishing illegal construction to obtain Legality Label A3.
1) REBUILDING: According to the regulations, nothing may be rebuilt in the event of, for example, a house fire, forest fires, flooding or replacement due to old age.
2) INSURANCE COVERAGE: Uncertainty regarding the compensation for rebuilding the property if it has perished due to damage.*
3) DEMOLISHING: There is no risk of having to demolish buildings.
4) FINES: Fines for building without a permit have expired.
5) PERMITS: Only necessary maintenance may be carried out, no structural renovations (obra mayor).
6) ADDITIONAL COSTS: There are no costs because legalisation is not possible.
1) REBUILDING: According to the regulations, nothing may be rebuilt in the event of a house fire, forest fires, flooding or replacement due to old age.
2) INSURANCE COVERAGE: Uncertainty regarding compensation for rebuilding the property if it has deteriorated due to damage.*
3) DEMOLISHING: The obligation to demolish has expired.
4) FINES: The issuing of fines by the municipality has expired.
5) PERMITS: If the property is regularised, necessary maintenance may be carried out, no structural renovations (obra mayor).
6) ADDITIONAL COSTS: There are costs for regulating (not legalisation) with which the property receives Legality Label D1 with the advantages thereof.
1) REBUILDING: According to the regulations, nothing may be rebuilt in the event of, for example, a house fire, forest fires, flooding or replacement due to old age.
2) INSURANCE COVERAGE: Uncertainty regarding the compensation for rebuilding the property if it has been destroyed by damage.*
3) DEMOLISHING: There is a risk of having to demolish buildings.
4) FINES: There is a risk of fines for building without a permit.
5) PERMITS: There may be problems with permits.
6) ADDITIONAL COSTS: There are no costs because legalisation is not possible.
Did you know?
It's not all nice to report, but it's good to know.
- Did you know that the Legality label was created to make the legal-urban situation of a property understandable for everyone to prevent misunderstandings and a bad purchase? All the points below are the reason why the Legality label exists.
- Did you know that the Legality label applies to all types of homes throughout Spain?
- Did you know that it is sensible to first apply for a Legality label because you will have the result within three working days? If everything is in order, the problems can be solved or are acceptable, then you can continue immediately, and the costs you subsequently incur are worth it. But… if the property turns out to have unwanted risks, then you are happy that you have not yet signed a reservation contract that has to be terminated, have not incurred unnecessary legal costs, and do not have to discuss getting the reservation amount back. This often involves thousands of euros up to sometimes even 10% of the purchase price.
- Did you know that many buyers are pressured to sign a reservation contract and make a down payment? Often without buyers receiving essential documents to be able to have research done. It is better not to have bought a house that turned out to be in order than to take on the seller’s problems under pressure (see point 2).
- Did you know that we have a good tip when it comes to the reservation contract? Take the pressure off the seller by indicating that you are going to read the contract. In the meantime, request the Legality label, and within three days, you will know whether you want to sign the contract (see point 2).
- Did you know that you should never sign a contract and pay a reservation fee if you have not received all the essential documents but at least the ‘Nota simple’? (see point 2).
- Did you know that reservation contracts are often relatively simple, so buyers do not expect any problems? Realize that simple contracts can never properly serve the buyer’s interests, can oblige them to purchase, or can lead to the loss of the reservation fee. Reservation and option contracts are often a disguised purchase contract (see point 2).
- Did you know that the responsibility in contracts is often shifted to the buyer? This is done using logical and seemingly innocent clauses in the contract, in which the buyer confirms that he has seen the property and is aware of the situation. Buyers cannot know the situation at all without research, let alone the consequences as a result of illegal construction (see point 2).
- Did you know that if a property is registered in the Land Registry and Property Registry, you cannot conclude that it is legal because that is not the function of these bodies?
- Did you know that buyers are misled with the First and second licence and habitation licence? Even based on these documents, you cannot conclude that a home is legal and has no risks.
- Did you know that a Non-infringement certifícate (certificado no infracción) is often requested because there are irregularities? The document is an administrative act in which the municipality declares that they are not aware of any irregularities and does not declare that they do not exist. A property is rarely visited for this certificate. It is also completely separate from the zoning plan and says nothing about legality.
- Did you know that you do not sell homes by mentioning the risks? Logical because it scares off buyers, but as a buyer, you want to know if there are any unwanted risks. This can only be done by investigating the legality of the construction and the zoning plan.
- Did you know that we have a tip regarding requesting documents from the seller/estate agent? Do not ask for the list of essential documents because that can be an unnecessary deterrent, and you will miss out on the home. The documents are rarely all present. Much more important is whether essential documents can be obtained if they are not present. However, the Nota simple is an absolute requirement for the investigation!
- Did you know that it is not a good start if the seller does not want to send documents to you but only to your lawyer? As a buyer, you are effectively forced to hire a lawyer without having any idea about the status of the property. This may result in unwanted influence on your lawyer by the seller, especially if they know each other. This is not desirable. The buyer invests and, of course, has the right to all available documents.
- Did you know that many homeowners only discover the problems years later? For example, when applying for or renewing permits or paying out damages through insurance. Due to the statute of limitations, they can no longer take legal action.
- Did you know that many homeowners do not seem to know the real situation of their own property because no thorough legality and zoning plan research has been done? Assuming that everything has been properly investigated, they recommend professionals.
- Did you know that it is impossible to determine the legality and the risks based on essential documents such as a Certificate of ownership (Nota simple), cadastral certificate, deeds of purchase, First and Second occupation licence and habitability certificate? This is because the current rules that the municipality has laid down in the zoning plan largely determine any restrictions and risks, regardless of whether a property has been there for years. This also applies to old fincas and cortijos.
- Did you know that essential documents can be obtained using tricks for sale? Such documents do not eliminate the problems with the municipality and insurance coverage. It can lead to irritation at the municipality because they have been misled.
- Did you know that the rules in the zoning plan do not only concern the destination, for example, ‘residential,’ but also everything that may be built on a plot of land or rebuilt after a fire or natural disaster? These new rules also apply to homes that were built years ago. Sometimes that is favorable, sometimes not.
- Did you know that zoning plan research is the field of expertise of architects who specialize in spatial planning? Many lawyers, therefore, leave this to these experts. No or incomplete zoning plan research is not an option if you want certainty. The Legality label is always determined by architects specialized in urbanism.
- Did you know that the local government is sometimes flexible in enforcing rules, while at other times it is strict? Today, you may be dealing with an official who turns a blind eye, but tomorrow, that person may have been replaced.
- Did you know that the local government decides on essential matters based on the zoning plan? Such as whether a house or apartment building may be rebuilt after a fire or natural disaster, permits are refused or not extended; occupancy is permitted, fines are imposed for illegal construction by previous owners, illegal or tolerated construction must first be legalized or demolished before permits are granted or extended.
- Did you know that real estate tax (IBI) is levied on completely illegal homes?
- Did you know that if there is a notarial deed, proof of ownership, or deed of transfer for the property, that says nothing about its legal status? A notary checks the legality of the transaction but not the legality of the property. He or she also does not conduct a zoning plan investigation.
- Did you know that illegal and also time-barred construction, including extensions, casitas, and swimming pools, can cause problems in obtaining or extending permits for the main residence and insurance coverage?
- Did you know that the Spanish tax authorities (Hacienda) take aerial photographs to detect illegal construction?
- Did you know that when the bank grants a mortgage, the valuation report rarely clearly states whether and, if so, what risks a property has? Almost all insurance companies require that the property meets the legal requirements.
- Did you know that in case of damage complying with the law and local regulations is the responsibility of the owner and not of the insurance company? In the event of minor damage, the property may not be investigated, but in the event of major damage, it undoubtedly will be. And what does an insurance company pay out if, according to the policy conditions, the reconstruction value is reimbursed, but the municipality does not allow reconstruction?
- Did you know that lawyers have a saying, ‘Mejor un mal acuerdo que un buen juicio’? That means ‘Better a bad deal than a big lawsuit.’ In other words, if there are problems, it is better to accept them than to try to get your way through the courts.
- Did you know that it is often said that a lawyer must come from the region because of local regulations, but that is not correct? The Legality label is based on local regulations so that any good lawyer anywhere in Spain can assist you. The Legality label report contains all the information he or she needs to draw up a tailor-made contract and the legal assessment.
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Don't skimp on a Legality label
Four main reasons to apply for a Legality label
Fair market value
Saleable or unsaleable
Properties with a higher Legality label are more saleable (in the future), a lower label is difficult to virtually unsellable.
Legal issues
Real estate must comply with regulations to avoid problems and costs related to licences, fines or demolition.
Not losing everything
You may want to know whether the property may be rebuilt after a fire, for example, and whether the insurance will cover that damage.
