Monday 28 October 2013

Cadastral Valuation Standards in Spain (II)

Technical Standards for Cadastral Valuation in Spain (II)

Definition of Construction. Land Delimitation. Valuation Polygons.


Spanish Royal Decree 1020/1993 is applied in the valuation of those constructions and buildings which, according to the Spanish Law on Land Regime and Urban Planning, must be subject to a license, with the exception of those that may be considered 'rustic nature constructions'.

Definition of Construction

Spanish R. D. 1020/1993 defines 'construction' as :
  • buildings in any case, even if they are transportable and although the land on which they are located does not belong to the owner of the construction
  • commercial or industrial facilities that are comparable to the concept of 'buildings' and not to the concept of machines or appliances, such as dams, tanks, loaders, etc.
  • development and improvement works and those made for the use of open spaces, like enclosures for markets, outdoor deposits, sport facilities, docks, parking areas and other areas annexed to constructions
  • all other buildings that are not expressly described as 'rustic nature constructions'.

Delimitation of Urban Nature Land

In each Spanish municipality there should be a Delimitation of the Land, which must be documented and submitted to the following procedures:
  • approval by the Real Estate Territorial Council
  • exposure to the public, after publication by edict.

Valuation Polygons

After the Land Delimitation derives the division of the Land in Valuation Polygons, according to the following criteria:
  • urban consistency, both for the calification of the land and per the type of constructions
  • administrative circumstances
  • market characteristics that facilitate the valuation
  • economic and social circumstances
  • other circumstances, duly justified in the Valuation Settings.

In addition to the listed criteria, in municipalities whose planning is adapted to the consolidated text of the Spanish Law on Land Regime and Urban Planning, the delimitation of polygons must consider:
  • distribution areas
  • urban land areas referred to further planning
  • sectors delimited by general planning on Scheduled Developable Land.

Valuation of Buildings in Spain














Daniel Trujillano, Architect

Tuesday 22 October 2013

Cadastral Valuation Standards in Spain (I)

Technical Standards for Cadastral Valuation in Spain (I)

Module M. Market Value. Definition of Land.


The text of Spanish Royal Decree 1020/1993 contains the Technical Standards for Cadastral Valuation and the Standards Table for Land and Construction Values. Both are used to determine the Cadastral Value of Urban Real Estate in Spain. Technical Standards are a set of concepts, rules and criteria used for the valuation of urban nature assets. The Standards Table is the set of rules, criteria and core values used to calculate the values ​​of land and buildings in massive valuation proceedings. The Cadastral Value of urban nature assets is contained in the Urban Real Estate Cadastre, and it's composed of the value of the land and of the buildings, if any.

Value Module M

Spanish Royal Decree 1020/1993 defined a Value Module M which was supposed to be approved by the Ministry of Economy and Finance, and its purpose was to serve as a basis for the valuation of land and buildings. In 2005, Spanish Order EHA/1213/2005 set module M at 1,000 euros per square meter. That is the value of Module M which is still considered current.

The Market Value

The Market Value is established locally or, if the local market is tight, through a study of the provincial or regional market. The Market Value is the basis for determining :
  • the values ​​in relation with the street, the area or the place
  • the scope in which coefficient N is applicable.

Cadastral Value can never exceed the Market Value.

Definition of Land

For the purposes of its definition as urban property, all following concepts are considered Land:
  • urban land
  • developable land
  • land with scheduled development
  • land without scheduled development, since the time an Urban Action Program is approved
  • land which counts with paved paths, sidewalks, sewer, water supply, electricity supply and street lighting
  • land occupied by buildings of urban nature
  • land obtained by division against current agricultural legislation, provided that such division distort its agricultural use and without any alteration on the rustic nature of the land for other purposes than cadastral.

Valuation of Buildings in Spain














Daniel Trujillano, Architect

Thursday 3 October 2013

Building Demolition Projects

The Demolition of Buildings

Content, Endorsement and Demolishing Permit. Sanctions.


In Spain, a full demolition project must include the following documents :
  • memory - report: developer, work order, description of the building, demolition method and applicable planning conditions
  • schedule of demolition costs
  • site plan, location plan and floor plans
  • elevations plans or photographs
  • Health and Safety Basic Study or Health and Safety Study, as appropriate
  • Waste Management Study: estimate of the amount of waste generated; measures to adopt for waste prevention; reuse, recovery or disposal operations; measures for waste separation; storage, handling and separation utilities plans; particular technical requirements related to the storage, handling and separation, and assessment about the estimated cost of waste management.

Endorsement of Demolition Projects

According to Spanish Royal Decree 1000/2010, obtaining the endorsment by the Architects' Association is always mandatory for building demolition projects, whether they require the use of explosives or not.

Demolishing Permit in Andalusia

According to the current Urban Planning Regulations of Andalusia, Demolition Licenses, understood as those that are intended to carry out demolition of buildings, structures or facilities, are considered Urban Licenses. The Regulations provide that the demolition of facilities, whatever their class or use and whether they are permanent or temporary, are subject to prior municipal Urban License, without prejudice to any other authorizations or reports that may be needed and with the sole exception of those motivated by assumptions of imminent physical wreck.

Sanctions for Acts of Demolition

The acts of total or partial demolition of constructions, buildings or facilities under special protection by applicable Urban Planning, because of their unique architectural, historical or cultural value, shall be punished with fines which may be between 200 and 300 percent on the value of the destroyed or altered part.
Building Demolition Projects in Spain












Daniel Trujillano, Architect