Extensions without a licence
Guest house, covered terrace, converted store room: often added later and never approved. Whether legalisation is possible depends on location, age and land classification.
Inspect first.Then buy.
A licensed architect checks the house you want, before you sign.
What ARRASURE does
An architect inspects the house you want. Before you sign.
You send us the cadastral reference. A licensed architect checks licences, plot and condition and signs a clear report. Fixed price from €950, Express within 48 to 72 hours.
- 01
Licences
Is everything that was built approved? House, extensions, pool.
- 02
Plot
Do boundaries and area match the cadastre and land registry?
- 03
Condition
What needs doing, and what will it cost? Every defect priced.
Quick check
Cadastre quick check
Enter the cadastral reference. You instantly see what the Spanish cadastre knows about the house, and what we would look at closely.
In the listing or on the IBI bill. Data: Dirección General del Catastro.
- Location
- Land class
- – – –
- Year built
- – – –
- Built area
- – – –
Your result appears here.
In practice
What we find most often in Mallorca.
Not the exception but everyday reality. Before signing, everything can be clarified; afterwards it usually gets expensive.
Pool on rústico land
Strict rules apply on rural land. An unlicensed pool can lead to conditions up to demolition.
Cadastre, land registry, reality
Areas and boundaries often differ. That affects the price, financing and registration at the notary.
Protected zones
Coastal strips, torrent zones and nature or landscape protection areas can severely restrict alterations and use.
Holiday rentals
A rental licence is not a given and in many places cannot be newly obtained. We check what actually applies to the property.
Asbestos and damp
Asbestos-cement sheeting on older outbuildings and rising damp in stone walls are among the costliest surprises.
From a report
What is missing on paper, we find on site.
Every finding with a traffic light, cost and deadline. Signed by the architect, in your language.
- 1Main house
Area and use match the licence.
- 2Guest house
Not in the licence. Clarify legalisation before the arras.
- 3Plot
Cadastre and survey differ by 212 m².
- 4Pool house
Roof with suspected asbestos cement. Plan for replacement.
FineTo clarifyAct
The architect
Local experience. A signature that carries responsibility.
Every report is prepared and signed personally by Magí Marqués. He is co-founder and design director of Abitare Mallorca, an architecture studio in Palma focused on high-end private homes and hotel refurbishments. The studio has been designing and building since 1995, in Mallorca since 2010.
Magí Marqués
Arquitecto colegiado · Abitare Mallorca · Palma
Since 1995Architecture and project management
Since 2010working in Mallorca
COAIBBalearic Association of Architects
The report works for you. Not for the deal.
You instruct the architect directly. Neither seller nor agent has any influence on the result.
The report
One document for you, your lawyer and your bank.
Clearly structured, with photos and plans, signed by the architect. Scope depends on the package.
- 01Planning classification of plot and buildings
- 02Licence status of every building, extension and pool
- 03Reality checked against cadastre and land registry
- 04Age of buildings from historical aerial imagery
- 05Condition of each element with traffic light
- 06Cost estimate and urgency for each finding
- 07Clear recommendations for arras, price and completion
- 08Photo documentation and the architect’s signature
Order directly
Build your survey.
Choose a package, add extras, place a binding order. Fixed prices including IVA.
Over 800 m² or on rústico land? Request an individual quote
Add-onsOptional. You can also add extras later.
Potential analysis: alterations, extension, pool
€1,500What you may alter, extend or build as a pool, with a cost range.
Georeferenced survey
€1,500Exact boundaries and areas, georeferenced. Urban plot up to 2,000 m².
GML and validation report
€550File and report to reconcile cadastre and land registry before completion.
Energy certificate
€450Required for the sale if the seller cannot provide one.
Building age from aerial imagery
€750Proof of how long a building has existed. Key for any legalisation.
Thermography or drone
€550If damp, thermal bridges or hard-to-reach roofs are suspected.
How it works.
- 1
Request
Two minutes. The cadastral reference is enough.
- 2
Fixed price
Date and price within one working day.
- 3
Site visit
The architect inspects on site and with the authorities.
- 4
Report
Signed and delivered in good time before the arras.
Frequently asked
When should I commission the survey?
As soon as you are serious about a house and before you sign the preliminary contract (arras). After that, withdrawing becomes expensive. If time is short, choose the Express Check.
Does the report replace my lawyer?
No. Your lawyer reviews the legal side of the purchase; the report gives them the technical and planning basis. If you wish, they receive it directly.
What if problems are found?
You can negotiate the price or repairs, require legalisation before completion, or walk away calmly.
Who pays for the survey?
You, the buyer. That is exactly what keeps it independent.
Which language is the report in?
German, English or Spanish.
What do you need from me?
The cadastral reference (referencia catastral) or the listing. We obtain everything else from the town hall and authorities.