Renovation
Apartment (piso) renovation in València
A flat in València comes with a building and a community of owners around it. We work out the permit route for your flat, deal with the administrator, and give you a fixed-price quote in writing before anything starts.
Apartment renovation in València: how the rules apply
Each rule below comes from a municipal, regional or national text listed in the sources. The note says what it means for this job; open a rule to read its full wording.
Permission and paperwork
- Start on filing (art. 26)
Filing lets declared work start, so we file once the administrator has the notice and access for the stairs and lift is agreed.[1]
Rule wording
A valid declaración responsable with all required documents enables the covered works to start on filing, subject to municipal checks. Filing is not a licence or confirmation that an unsuitable project is lawful.
- 6 and 24 months (arts. 15.2, 16.8)
Plan the community question before filing: once filed, works must start within six months, and a delayed community meeting does not stop that clock.[1]
Rule wording
Declared works must start within 6 months of filing and finish within 24 months of starting. The ordinance does not allow extensions except for stoppages caused by force majeure.
- Notify start and end (art. 28)
The completion notice is part of the flat's paper trail; it is filed within 15 days of finishing and the receipt goes into your handover file.[1]
Rule wording
The start and completion of declared works must each be notified to the Ajuntament within 15 days of the event, with the documents required by article 28.
- A skip on the street (VP.OC.30)
In a narrow street without a parking lane, the procedure moves rubble into standard sacks or a skip at the nearest corner; we check the street before quoting waste removal.[1, 4]
Rule wording
Under article 33.3 of the 2026 licensing ordinance, auxiliary equipment on public space needs municipal authorisation, except skips, which need only a communication. Procedure VP.OC.30 is filed before the skip is placed and requires the works’ licence or a correctly filed declaración responsable or comunicación previa. On streets without a parking lane and with pavements under 3 metres, the skip cannot stand outside the building: rubble leaves in standard sacks of up to 1 m³, or from a skip at the nearest corner with parking.
Official charges and tax
- ICIO 4%
Calculated on the execution material cost of the declared works, so it follows the scope you declare rather than everything you spend on the flat.[5, 3]
Rule wording
València’s ICIO rate is 4% of the taxable execution material cost. The declared budget, applicable exclusions and any relief must be checked for the particular works.
- Tasa from €140.90
Uses the same base as the ICIO; the band depends on the declared budget for your flat.[6]
Rule wording
The planning fee (tasa urbanística) starts at €140.90 for a base of up to €6,010.12 and rises on a sliding scale. It uses the same base as ICIO.
- Paid before filing
The tasa and ICIO receipts go into the declaration file, so they are paid in the days before filing.[3]
Rule wording
The tasa and ICIO are paid before the declaración responsable is filed.
- ICIO: 90% accessibility reduction
Adapting the flat for a resident with a disability, such as a level shower or wider doors, can carry the 90% ICIO reduction on that share of the works when the article's conditions are met.[5]
Rule wording
The ICIO ordinance reduces the tax due by 90% on works needed for the access and habitability of people with a disability in the dwelling or building where they habitually live, with a disability certificate linked to reduced mobility and proof of residence (art. 6.2.D). It covers only the qualifying share of the works, excludes buildings legally obliged to be adapted, and is requested with the licence application or the declaración responsable (art. 7).
- IVA 10%
A flat you use privately can qualify when the building was finished at least two years earlier and supplied materials stay within the limit.[7, 8]
Rule wording
Ordinary dwelling renovation or repair can qualify for 10% IVA when the recipient is a private individual using the dwelling privately, construction or rehabilitation finished at least 2 years before the works, and contractor-supplied materials cost no more than 40% of the taxable base. Qualifying communities of owners are also covered by the law.
- IVA 21%
A flat bought to let, or let while the works run, does not use the private-home route; the general rate then applies unless the separate rehabilitation test is met.[7, 8, 9]
Rule wording
The general IVA rate for ordinary repair or renovation is 21%; the private-home reduced-rate route does not cover rented or business-use dwellings. Construction and works meeting the tax definition of rehabilitation have a separate reduced-rate test, so the contract must be assessed before assigning a rate.
Community and building
- Notice to the community (LPH 7.1)
The notice goes to the president or administrator before work starts; it describes the works and dates, and it does not cover changes to the façade, structure or shared services.[10]
Rule wording
An owner must notify the community’s representative before works inside a flat. Article 7.1 allows those alterations only if they do not impair the building’s safety, general structure or exterior configuration, or prejudice another owner’s rights; notice alone does not authorise changes to common elements.
- Three-fifths (LPH 17.4)
Enclosing a terrace or altering a structural or common element of the block needs the three-fifths vote and, where relevant, the consent of affected owners.[10]
Rule wording
Article 17.4 includes a three-fifths vote of all owners and participation quotas for specified structural or common-element alterations, including terrace enclosure, with affected owners’ consent where applicable. Compulsory works and other specific statutory routes must be considered separately.
- Renewable energy systems (LPH 17.1)
A heat pump or solar panels on the shared roof need one third of owners and quotas to approve, and owners who did not vote in favour do not share the cost.[10]
Rule wording
Installing common or private renewable-energy systems, including aerothermal and geothermal, can be approved by one third of the owners representing one third of the participation quotas; the community cannot pass the cost to owners who did not expressly vote in favour (art. 17.1).
- Residential buildings over 50 years old
Ask for the block's IEEV.CV if the building is over 50: its findings on the roof, façade or risers can change what is sensible to do inside the flat first.[2, 11]
Rule wording
TRLOTUP article 189 requires owners of residential buildings, both single-family and multi-family, older than 50 years to arrange a competent technical inspection at least every 10 years. The IEEV.CV must be registered for administrative effect; its findings help identify building-wide work before planning a flat refurbishment.
On site and at handover
- Architect and technical roles
Where the scope makes the refit a LOE project, the architect and technical architect are appointed before we fix the construction price.[12]
Rule wording
For residential building work within the LOE’s project requirements, the law assigns the architectural project and works direction to an architect, and material execution direction to a technical architect. Specialist designers and other technicians act within their legal competence and the agreed project team.
- Working hours (noise ordinance)
Neighbours share walls and floors with your works, so noisy tasks stay inside the ordinance's hours and the administrator receives the dates of the loudest days.[13]
Rule wording
València’s 2023 noise ordinance allows works in buildings that affect the public domain from 08:00 to 22:00, Monday to Saturday, and from 09:30 to 22:00 on Sundays and public holidays, with exceptions for urgent or authorised work (art. 31). Noisy domestic renovation is also banned at night: 22:00 to 08:00 from Sunday to Thursday, and 22:00 to 09:30 on Fridays, Saturdays and the eves of holidays (art. 30).
Do you need a permit?
València’s 2026 ordinance has three routes. Which one your job takes depends on what it touches and on the building.
No permit
In a flat, painting, new kitchen units or sanitaryware in the same positions and fitting appliances can sit within article 14.f, provided nothing touches the flat's installations or the building's shared risers and downpipes. [1]
Declaración responsable
Joining or dividing rooms, moving a bathroom or rewiring the flat in a non-catalogued block is assessed under UR.LC.140, the procedure for works inside a dwelling or on common elements, when the works fall within TRLOTUP article 233. Layout and installation changes add the technical documents it lists. [1, 2] [3] [3]
Licence
Removing a wall in a way that replaces principal structural elements, or any work in a catalogued building, needs its own route; in a block the structure is shared, so the community decision follows the same assessment. [3, 2] [1, 2] [1]
The Ajuntament has the final word. We confirm the route for your home before we quote, and we never start works ahead of it.
Three districts, from the municipal record
The 2025 municipal housing sheet records the share of dwellings built in 1980 or earlier. It is context for the district, not a survey of your building.
District 7
78.0%[14]
Dwellings built in 1980 or earlier
L’Olivereta (Olivereta)
Specific sites in Nou Moles are protected, such as Alqueria de Julià, a BIC monument [15], but the district has no blanket designation; for a flat, the block's own catalogue record and community rules are what we check first.
District 5
74.5%[16]
Dwellings built in 1980 or earlier
La Saïdia (Zaidía)
Around Trinitat, the BIC Monasterio de la Santísima Trinidad has a mapped protection setting [17], so a flat on a nearby street gets the setting check as well as the block's record.
District 6
70.2%[18]
Dwellings built in 1980 or earlier
El Pla del Real (Llano del Real)
Exposició holds two different protected records, the Monforte garden and the former tobacco factory [19] [20]; flats around them are checked against the right one before work on the façade side, such as new windows.
Open the district page for protection rules, barrios and the questions that apply there.
Start with the flat and the whole building
Send the address, a plan if available, photographs and your priorities. At the visit we measure, identify visible installation routes and discuss what should stay. We ask for community rules, relevant minutes and any building report. A visual visit cannot establish every concealed condition, which is why the building report matters for blocks over 50 years old. [2, 11]
A revised layout must work with downpipes, ventilation, structure and shared services. We compare retaining the layout with moving wet rooms or opening living space, explaining the effect on scope, documentation and programme. The complete process guide follows each decision.
Coordinate design and permissions
We coordinate construction and the independent architectural, interior-design and structural input needed for the agreed project. [12] Appointments identify drawings, specifications, responsibilities and fees.
Notice to the community comes first. [10] Where structure or common elements are involved, we establish the required community decision with the administrator and technical team. [10] The actual property’s protection is checked before finalising interventions. The municipal ordinance provides a heritage viability consultation and specific documentation for protected properties and archaeological areas. Check the building’s catalogue entry, protected surroundings and the proposed intervention before choosing a permission route or altering original elements.[1]
From construction to handover
The programme records deliveries, periods without supplies or a usable kitchen, protection of common areas and waste removal. Concealed discoveries are documented and any additional work agreed in writing. The quote guide explains how to compare the defined scope.
Installers check relevant work before it is covered. At handover we review the rooms, record outstanding items and collect the instructions and certificates appropriate to the works. Use the handover checklist.
Confirm proposed rental use before design and tax assessment. We do not handle tourist-licence applications; the tourist-use guide explains the separate checks.
How we run it
Free estimate
Send photos or a short video, or book a call. We tell you what the job involves and give a free estimate.
Visit
We visit the property, measure up and look at the building, the installations and the community’s rules.
Design and permissions
We agree the design, coordinate any required independent architect or engineer, and check municipal and community requirements.
Fixed-price quote
You get a fixed-price quote in writing, with the official fees and IVA shown separately.
Paperwork and works
We coordinate any required filing and prior approvals before the affected works start. Your project manager tracks progress, decisions and agreed changes.
Handover
We inspect the agreed work with you, record outstanding items and hand over applicable certificates, manuals and completion documents.
Your questions, answered
Which parts of a flat renovation need the declaración responsable?
Anything that moves partitions, relocates the kitchen or bathroom, or reaches the flat's installations or the building's shared ones. Painting, new units or sanitaryware in the same places and fitting appliances can stay within the article 14.f list if nothing else is touched. We map each item of your brief to its route before quoting.
Do my neighbours have to agree?
Notify the community representative before internal alterations. Structural and common-element changes can also require a community resolution and affected owners’ consent. The necessary majority depends on the work; notice does not replace a required vote.
How soon can work start?
A complete valid declaration can enable commencement on filing, once other required consents are in place. Declared works must start within 6 months of filing and finish within 24 months of starting, with the force-majeure exception to the no-extension rule. Licence work follows the granted title and its conditions.
Does it matter for IVA whether I live in the flat or let it?
Yes. The 10% route for ordinary renovation is for a private individual using the home privately, in a building finished at least two years earlier, with supplied materials within 40% of the taxable base. A flat that is let or used for business is outside that route, so the general 21% rate applies unless the works meet the separate rehabilitation test.
Can you renovate my flat while I'm abroad?
Yes. One project manager runs the works in your language, holds the keys, deals with the administrator and sends you progress updates. See renovating from abroad.
Will you get a tourist licence for the flat after the works?
No. We renovate homes; we don't handle tourist-licence applications. If you are thinking of letting to tourists, read our guide to València’s tourist-flat rules before you plan the works.
Sources
- Ordenanza reguladora de licencias urbanísticas y de actividades y de otros títulos habilitantes (Pleno 22 Dec 2025, BOP 27 Jan 2026, in force 28 Jan 2026). Ajuntament de València. Checked 31 October 2026.
- TRLOTUP (Decreto Legislativo 1/2021), art. 189: building evaluation; arts. 232 and 233: licence and declaración responsable; art. 245: utility supplies. Generalitat Valenciana (DOGV). Checked 3 November 2026.
- Sede electrónica procedure UR.LC.140: declaración responsable for works in a flat or common element of a non-catalogued building. Ajuntament de València, sede electrónica. Checked 31 October 2026.
- Sede electrónica procedure VP.OC.30: communication of public-road occupation with a rubble skip. Ajuntament de València, sede electrónica. Checked 3 November 2026.
- Ordenanza fiscal reguladora del Impuesto sobre Construcciones, Instalaciones y Obras, arts. 6.2 (bonuses), 7, 8 and 9.2. Ajuntament de València. Checked 3 November 2026.
- Ordenanza fiscal: tasa por actuaciones urbanísticas (current municipal procedure attachment). Ajuntament de València. Checked 31 October 2026.
- Ley 37/1992 del IVA, art. 91.Uno.2.10º: reduced rate for renovation of dwellings. BOE. Checked 31 October 2026.
- IVA on renovation and repair works in dwellings: conditions for the 10% rate. Agencia Tributaria (AEAT). Checked 31 October 2026.
- IVA: works of construction or rehabilitation of buildings intended mainly for dwellings. Agencia Tributaria (AEAT). Checked 31 October 2026.
- Ley 49/1960 de Propiedad Horizontal (consolidated text), arts. 7, 9, 10 and 17. BOE. Checked 3 November 2026.
- Decreto 53/2018: Informe de Evaluación del Edificio de Viviendas (IEEV.CV). Generalitat Valenciana. Checked 31 October 2026.
- Ley 38/1999 de Ordenación de la Edificación: arts. 2, 6, 7, 10, 12 and 13. BOE. Checked 31 October 2026.
- Ordenanza municipal de protección contra la contaminación acústica (BOP 16 May 2023, in force 17 May 2023; consolidated with the 2025 amendments), arts. 30 and 31. Ajuntament de València. Checked 3 November 2026.
- Municipal district 7 report 2025: population sections 1.3/1.8 and cadastral housing age section 5.1 (page 19). Ajuntament de València, Oficina de Estadística. Checked 31 October 2026.
- Municipal structural heritage catalogue: 07-01 Alqueria de Julia. Ajuntament de València, Urbanisme. Checked 31 October 2026.
- Municipal district 5 report 2025: population sections 1.3/1.8 and cadastral housing age section 5.1 (page 19). Ajuntament de València, Oficina de Estadística. Checked 31 October 2026.
- Municipal structural heritage catalogue: 05-02 Monasterio de la Santísima Trinidad. Ajuntament de València, Urbanisme. Checked 31 October 2026.
- Municipal district 6 report 2025: population sections 1.3/1.8 and cadastral housing age section 5.1 (page 19). Ajuntament de València, Oficina de Estadística. Checked 31 October 2026.
- Municipal structural heritage catalogue: 06-01 Jardín de Monforte. Ajuntament de València, Urbanisme. Checked 31 October 2026.
- Municipal structural heritage catalogue: 06-04 Antigua Fabrica de Tabacos. Ajuntament de València, Urbanisme. Checked 31 October 2026.