Due Diligence

Buying a House with Unpermitted Works in Barcelona

Pools, porches or added floors without a licence are very common. Before buying, you must know whether they are legalisable or a problem.

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Due Diligence · Updated January 2026 · 6 min read

Many houses have works, extensions or structures without a licence (an extra floor, a porch, a pool, a mezzanine). When buying, it is essential to know their planning situation.

Possible situations

Legalisable: the works comply with the rules and can be regularised by paying fees.
Out of planning / time-barred: the Administration can no longer order demolition because the period has elapsed, but with limitations (no extending, difficulties for certain works).
Not legalisable, with risk: possible planning-discipline proceedings and a demolition order.

Why it matters before buying

It affects the value, the financing (the bank values only what is legal) and the insurance.
Planning liability passes to the new owner.
There may be discrepancies between reality, the Land Registry and the Cadastre.

We include it in the due diligence: we cross-check licences, Cadastre, Registry and planning before you sign.

Frequently asked questions

We answer your questions

Can I buy a house with unpermitted works?

Yes, but first you must know whether they are legalisable, time-barred (out of planning) or at risk of proceedings. Planning liability passes to the buyer.

What does 'out of planning' mean?

That the works do not comply with planning but the Administration's power to require demolition has expired. They can be kept with limitations, though each case should be checked.

Does the house have unlicensed extensions?

We analyse the planning situation and the risk of unpermitted works before you buy.

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