Care and distance
Home repairs (reparaciones) in València
Damp on a bedroom wall, a slow leak under the sink, a door that no longer closes: we book a visit, look for the cause, and quote the repair in writing before we start. Repairs are booked work, not a call-out service.
Repairs 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.
Official charges and tax
- IVA 10%
For a repair that is mostly labour, the materials limit is easier to meet; private use and the two-year condition still apply.[9, 10]
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 repair in a let flat or business premises is invoiced at the general rate.[9, 10, 11]
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
- Owner duties (LPH 9.1)
Your own pipes and fittings are yours to keep in repair: if a leak starts in your flat and damages the one below, the repair is yours, and allowing access for shared repairs is a duty too.[4]
Rule wording
Each owner must keep their flat and private installations in good repair so as not to harm the community or other owners, allow in their home the repairs the building’s service requires, with the community compensating any damage, and allow entry for these purposes (art. 9.1.b–d).
- Mandatory works (LPH 10.1)
If the source is a shared pipe, roof or façade, the repair is the community's conservation work; we document it for the administrator and repair your side afterwards.[4]
Rule wording
Article 10.1 makes necessary conservation, safety and habitability works compulsory without a prior community resolution, and sets specific conditions for compulsory accessibility works. Not every proposed improvement has the same voting or payment rules.
- Notice to the community (LPH 7.1)
A repair that alters anything inside the flat still goes to the administrator as notice.[4]
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.
On site and at handover
- Electrical installation documentation
Electrical faults are repaired by an authorised installer; a replaced circuit is verified and certified as the regulation requires.[5]
Rule wording
REBT requires low-voltage installation work within its scope to be carried out by authorised installation businesses, with the project or technical report, verification and certification appropriate to the work. The owner receives use and maintenance information; an inspection by a control body is required only for the specified cases.
- Gas work by an authorised installer
Gas pipework and appliance connections are repaired only by an authorised gas installer, who tests the result; we arrange one when a repair reaches the gas installation.[6]
Rule wording
Installing or modifying a gas receiving installation is the work of an authorised gas installation company, which carries out a leak test and issues the installation certificate (ITC-ICG 07 and 09). Mains-supplied installations are inspected every five years by an authorised installer or the distributor, at the user’s cost.
- Check for asbestos before disturbing materials
Before cutting into old panels, pipes or flues of unknown material, anything suspect is identified and assessed.[7]
Rule wording
Before demolition or maintenance, employers must identify materials that may contain asbestos, using information from the owner where appropriate. Suspected material requires assessment before disturbance; covered asbestos work is subject to specialist controls, an approved work plan and company registration as applicable.
- Rubble from small domestic works
A repair's broken tiles and plaster are a small volume, handled through the routes the city provides for small domestic works and within their limits.[8]
Rule wording
The cleaning ordinance provides municipal collection of waste from small domestic works and repairs, door to door or at the puntos limpios, within the limits set for each (art. 50). The fixed metropolitan ecoparques must accept works waste and rubble, in the maximum quantities and frequency EMTRE determines (art. 46).
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
Replacing sanitaryware or a cracked tile in place is the kind of interior job article 14.f covers; repairing a pipe or a circuit affects the installations and needs assessing. [1]
Declaración responsable
Renewing a run of pipe, replacing electrical circuits or a secondary structural repair inside a dwelling is assessed under UR.LC.140, which lists extra documents for repairs to secondary structure and general installations. [1, 2] [3] [3]
Licence
A repair that replaces principal structural elements, such as a failed beam, is not a minor job whatever its size; it needs its own technical route. [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 16
55.8%[12]
Dwellings built in 1980 or earlier
Benicalap
La Ceramo, the former tile and majolica factory on Avenida Burjassot, is a catalogued site [13]; in an ordinary block, a repair visit's questions are practical: which pipes are original and whose they are.
District 12
59.4%[14]
Dwellings built in 1980 or earlier
Camins al Grau (Camino al Grao)
Penya-roja keeps two protected industrial chimneys [15]; with 59.4% of dwellings recorded as built by 1980, a repair visit starts by separating original installations from later ones.
District 13
66.6%[16]
Dwellings built in 1980 or earlier
Algirós
In Ciutat Jardí, L’Amistat and La Vega Baixa, two thirds of dwellings are recorded as built by 1980; when water comes from the flat above or a shared pipe, we record the evidence for both owners and the administrator before repairing.
Open the district page for protection rules, barrios and the questions that apply there.
Understand the defect before choosing the repair
Damp can arise from rain entry, plumbing leakage, ground moisture or condensation. Cracking may need investigation before filling and painting. We inspect visible conditions and explain uncertainty; concealed access or an independent technical assessment may be required before fixing the scope.
The quote distinguishes investigation, repair and making good, with access assumptions and a process for additional findings. Decoration should follow resolution of a known source, not hide it.
Private and shared responsibility
A roof, façade or shared pipe may be involved. [4] We document observations for the community representative and coordinate the sequence once responsibility and access are established. Internal alterations may still need notice. [4]
Small does not automatically mean exempt. [1] New pipes, electrical changes and structural repairs need the relevant assessment. UR.LC.140 includes certain structural modifications that do not replace or reinstate principal structural elements. A competent technician must establish the intervention, documentation and correct permission route before demolition; a structural change is not automatically covered by a simple interior-works declaration.[3, 2] Electrical work and verification belong to the authorised installer. [5]
Opening up and checking the result
Suspect materials are identified before anything is opened up. [7] The waste and asbestos guide explains why identification comes before disturbing suspect material.
Completion checks follow the repair: plumbing flow and leakage, operation of a repaired fitting, or a record of the treated area and further monitoring agreed. Drying and access can affect when finishes are reinstated. Keep relevant instructions, photographs and the outstanding-item list.
Repairs are booked visits; we do not offer emergency call-outs or a 24/7 service. Send the location and photos so we can identify the next assessment step. Access and approvals can be arranged remotely when you are abroad.
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
Do you do emergency call-outs?
No. Repairs are booked work, and we do not offer emergency call-outs or a 24/7 line. For an active incident, contact an appropriate emergency provider and the community administrator where shared services are involved. We can arrange the subsequent investigation and repairs.
There's damp on my wall. Can you find out why?
We investigate the visible symptoms and available information, then explain the likely cause and any further tests or access needed. A visit may not establish a concealed source. The repair should address the cause before damaged finishes are renewed.
Water is coming through my ceiling from upstairs. What can you do?
We can record the damage on your side, note where the water seems to come from, and repair your ceiling once the source is stopped. If the source is in a shared part of the building, the administrator needs to know, because the community must carry out the works the building needs for its conservation (LPH art. 10.1).
Can a small repair still need paperwork?
Yes, if it affects the installations. Replacing a sanitary fitting or a cracked tile in place is the kind of job the article 14.f list covers; renewing a pipe run, replacing circuits or repairing secondary structure is assessed for the declaration route and its documents.
Can you repair my home while I'm abroad?
Yes. We arrange access with you, send photographs before and after, and agree any extra work in writing before we do it.
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.
- Ley 49/1960 de Propiedad Horizontal (consolidated text), arts. 7, 9, 10 and 17. BOE. Checked 3 November 2026.
- Real Decreto 842/2002: Reglamento electrotécnico para baja tensión, arts. 18–20. BOE. Checked 31 October 2026.
- Real Decreto 919/2006: gaseous fuels regulation, art. 8, ITC-ICG 07 and ITC-ICG 09. BOE. Checked 3 November 2026.
- Real Decreto 396/2006: asbestos exposure, arts. 3, 10–12 and 17. BOE. Checked 31 October 2026.
- Ordenanza municipal de limpieza urbana, as amended (BOP 22 May 2026, in force 15 June 2026), arts. 9, 46, 50 and 58. Ajuntament de València. Checked 3 November 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.
- Municipal district 16 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: 16-01 Antigua Fábrica de Tejas y Mayólicas La Ceramo. Ajuntament de València, Urbanisme. Checked 31 October 2026.
- Municipal district 12 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: 12-01 Chimeneas en Paseo de la Alameda. Ajuntament de València, Urbanisme. Checked 31 October 2026.
- Municipal district 13 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.