10 Steps for the Construction of your House in Bilbao and Bizkaia

Step 1: Land selection in Bilbao and Bizkaia

The first step is to make sure you have the right plot for your future home. Make sure you consider aspects such as local regulations, orientation, soil type and climate. This step is fundamental as it will condition the project decisions both in terms of design and regulations.

If you are looking for land and do not know which one to choose, consult an architect you trust to guide you through the advantages and disadvantages of each option. Make sure that the plot has all the necessary services, such as water, electricity and sewage, and arrange any missing connections in advance.

Step 2: Detailed Prior Analysis

Conduct a detailed pre-analysis before starting any management. Consider the municipal regulations and the buildability of the land. It is recommended to consult the corresponding Town Hall to make sure what type of house can be built (heights, distance to boundaries, surface areas...).

Other key aspects that may affect the project are the geometry of the ground and its resistance. For this, the following two documents are often necessary:

- Topographical survey: In case the plot has a complex geometry and complicated slopes.
- Geotechnical study: In case the structural properties of the soil are not known.

Step 3: Meeting with the Architect

Once you have the plot and the preliminary studies, it is time to meet with an architect to discuss your needs, preferences and budget. The architect will guide you and develop a proposal (see below).preliminary draft) that meets your expectations and complies with all regulations and technical requirements.

The chosen architect will be present in all phases of the project and construction, which are divided as follows:

1. Preliminary draft
2. Basic Project
3. Execution Project
4. Site Management
5. End of works

Step 4: Drafting the Project

Once the preliminary design has been approved, the architect will proceed to draw up the basic and execution project. It is important to ensure that all necessary details and specifications for the construction of your house are included.

The implementation project usually takes 2 to 3 months to be drawn up. Due to increasing requirements, the project contains more and more documentation. Among these, it is worth mentioning the report, plans and budget of material execution (P.E.M.). For some years now, the incorporation of the Energy Certificate (see here).

Step 5: Municipal Procedures

Before starting construction, you will need to obtain the building permission. Make sure you follow all the requirements set out through the electronic portal of the corresponding Town Hall. In order to apply for the licence, it will be necessary to have the Execution Project approved by the corresponding College of Architects (in Bizkaia COAVN). Your architect can help you in this process and make sure that everything is in order.

The timescales for obtaining a building permit can vary considerably depending on the municipality, from 1 to 3 months in the most expeditious cases to 6 months or more in other cases. It is important to take these times into account during the process. In the meantime, you can move forward by looking for the construction company.

Step 6: Contracting the Construction Company

Once you have the building permit, you can contract the construction company to start the construction. Make sure you are clear about the scope of the project and the time frame before you sign the contract with the construction company. In addition, in Spain, it is necessary to hire a Technical Architect to act as the director of execution of the work.

Step 7: Supervision During Construction

During construction, it is important to maintain constant supervision to ensure that everything goes according to plan. Work closely with the optional management and participates in decision making related to materials and finishes.

The optional management is divided into the following actors:

1. Site management: Architect
2. Management of the execution of the work: Aparejador (technical architect)

The other agents involved in the work are:

3. Promoter: Owner of the plot in charge of financing and managing the work.
4. Builder: Company that executes the work with human and material resources.

Step 8: Finalisation and Documentation

Once the work has been completed, the project management shall sign the final work certificate and compile all the necessary documentation, including the BUILDING BOOK. This documentation will be crucial for future reference and maintenance of your home.

Step 9: Final formalities

Finally, you will have to present all the required documentation to the Town Hall and apply for the licence of first occupation. This will require the final building work certificate endorsed by the Architects' Association.

On the other hand, you must write your new home at the notary's office and register such property. 

Step 10: Enjoy your New Home in Bilbao and Bizkaia

Congratulations, you have completed the construction of your home! Now it's time to enjoy your new home, knowing that you have created a unique and personalised space.

Conclusion

Building your own home is an exciting project, but it requires careful planning and the help of qualified professionals. By following these steps and relying on the support from an architectDo not hesitate to leave us your questions in the form below and we will make your dream come true and enjoy your new home in the Basque Country!