The Complete Guide to Property Renovation in Orihuela Costa

The complete renovation roadmap

The sequence matters. Attempting to obtain a fixed construction price before the scope and specification are properly defined usually creates uncertainty rather than saving time.

1. Understand the property before designing

Every project should begin with the existing building. A modern-looking property can still contain ageing plumbing, obsolete electrical circuits, insufficient drainage or poorly executed previous alterations. An older property may have a sound structure that can be retained and improved.

The initial assessment should consider:

• Structural condition, roofs, terraces and waterproofing.
• Damp, water entry and exterior drainage.
• Electrical capacity, plumbing and waste pipes.
• Windows, doors, ventilation and climate control.
• Previous extensions or alterations.
• Access for materials and waste removal.
• Community-of-owners restrictions.

Not every issue will be visible before construction. Nevertheless, a careful inspection reduces uncertainty and helps establish an appropriate contingency.

2. Check the property documentation

Collect the documents that describe the property and any limitations affecting it: title documentation, a recent Land Registry extract, cadastral information, existing plans, previous permissions, community statutes, utility information and documentation for extensions or pools.

A Land Registry nota simple provides information about the registered property, ownership and registered limitations. It can be requested through the Spanish Land Registrars. The Spanish Cadastre provides mapped and descriptive data, but cadastral inclusion should not automatically be treated as proof of planning legality.

If the physical property, title, Registry and cadastral information do not appear to agree, obtain professional advice before designing an extension or major alteration.

3. Define what the renovation must achieve

Decide whether the property will be a permanent residence, holiday home, rental or resale project; how many people will use it; whether accessibility matters; which features should remain; the target date; and the realistic total budget.

A permanent home may prioritise storage, year-round comfort and efficiency. A holiday property may need simple maintenance, secure storage and spaces that can be opened and closed easily. A villa designed for entertaining may focus on connections between the kitchen, terrace and pool.

4. Choose the appropriate level of intervention

Cosmetic renovation

Decoration, flooring, lighting and limited replacement of fittings without substantially changing the installations or layout.

Partial renovation

Selected areas such as the kitchen, bathrooms, windows or exterior spaces.

Complete renovation

Demolition, new layout, replacement installations, kitchens, bathrooms, windows, doors, finishes and climate-control systems.

Structural renovation or extension

Load-bearing elements, new openings, roof alterations or increased habitable area. This normally requires greater technical involvement and a more extensive authorisation process.

5. Design the layout before selecting finishes

Resolve circulation, indoor-outdoor relationships, kitchen and bathroom positions, natural light, storage, furniture dimensions, door clearances, electrical points, lighting, air-conditioning and utility areas before concentrating on colours and tiles.

Moving kitchens and bathrooms can transform a property, but it also affects drainage, ventilation, plumbing and floor levels. The layout, installations and interior design must be developed together.

6. Identify technical and structural requirements

Structural changes should never be informal decisions made during demolition. Removing or altering structural elements may require a competent technician, calculations, detailed drawings, temporary supports, municipal authorisation, supervision and final documentation.

Energy performance should be considered when changing roofs, façades, windows or building services. Spain's Technical Building Code establishes requirements relating to safety, habitability and energy performance according to the nature of the intervention.

7. Check municipal and community permissions

Internal decoration does not have the same requirements as structural changes, extensions, roof or façade work, exterior openings, pools or occupation of public space. The correct procedure must be confirmed for the specific project. Current forms are available from the Ayuntamiento de Orihuela.

For community properties, Article 7 of Spain's Horizontal Property Law allows internal changes only where they do not impair safety, the general structure or exterior configuration, or prejudice another owner. The community representative must be informed, and common elements cannot be altered unilaterally. Consult the current Horizontal Property Law.

Municipal permission and community approval are separate questions.

8. Build the complete budget

VAT should be confirmed for the individual project. The normal rate for renovation and repair work is 21%, although 10% may apply when every statutory condition is met. See the Spanish Tax Agency guidance.

9. Compare quotations properly

A useful proposal should explain the work, material allowances, demolition, installations, kitchen and bathroom inclusions, carpentry, finishes, licences, technical services, VAT, exclusions, provisional sums, payments and variation process.

Two totals cannot be compared fairly if one includes the kitchen, sanitaryware and licences while the other does not. Ask about vague wording such as “standard finish” or “as required”.

10. Design for the coastal environment

Orihuela Costa properties face strong sunlight, heat, humidity, salt-laden air and occasional intense rainfall. Consider solar-control glazing, shading, UV-resistant finishes, corrosion-resistant fixings, waterproof terraces, effective drainage, ventilation and easy-maintenance exterior materials.

11. Understand the construction sequence

1. Site preparation and protection.
2. Service isolation, demolition and waste removal.
3. Structural and masonry work.
4. Plumbing, drainage, electrical and climate-control first fix.
5. Waterproofing, plastering and preparation.
6. Flooring, wall finishes, kitchen, bathrooms and carpentry.
7. Final connections, painting, testing and cleaning.

Closing walls before installations have been inspected can create expensive rework.

12. Control changes and handover

Every significant change should record what is changing, why, the price difference, the programme effect and the owner's approval. At handover, test drainage, taps, sockets, lighting, doors, windows, equipment and climate controls; record minor defects; and collect manuals, certificates, warranties and final invoices.

Common mistakes

• Beginning before the scope is defined.
• Assuming every existing construction is authorised.
• Comparing incomplete quotations.
• Choosing finishes before resolving the layout.
• Ignoring community restrictions.
• Underestimating drainage and waterproofing.
• Approving major changes verbally.
• Spending the contingency on upgrades.
• Setting an immovable date without allowing for permissions and product lead times.

Planning a renovation in Orihuela Costa?

HURPOMAR is based in Cabo Roig and has worked in Orihuela Costa since 1995. If you are considering a complete apartment renovation, villa transformation, extension or major construction project, send us the property location, approximate size, photographs and an outline of your objectives.

We can review the initial information and discuss the appropriate next step in English or Spanish.

Important: This guide provides general information, not legal, tax or architectural advice. Requirements must be confirmed for each property and project.