23 Mar 2012 1:01 PM:

 Hi everyone,

Only clarify that 10 years Insurance only covers structural damages or induced by structural failures.

The other gurantees that spanish law provides are:

- 1 year for finish materials (tiles, painting,...)

- 3 years for installantions or damages induced by them.( Drainage included)

The structural guarantee is compulsory be covered by insurer. The other two can be covered by insurer or directly by the developer.

As you have said, the 10 years insurance is compulsory for sell a building made after May 2000. If it is ten years old you can sell it without insurance.

Also it is only for new building and integral reform buildings. If you make alterations at home the only  valid guarantee is what you have agreed with buider, but legally one year for everything and two years for materials who has those guarantee.

Always demand a correct bill or will never can claim.

Thread: 10 year guarantee for new build

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22 Mar 2012 12:29 PM:

Hi everyone,

There are many documents you give to the townhall but only if you are the development company or an individual developer for one house only. If you have "only" buyed your house,you must obtein the LFO for the developer.

It dependes on your Town Hall requirements. In my town (Murcia) to obtain LFO you need:

- Fin de obra signed

- Fin de obra of urbanistation work if have been done while building constructions.

- Certification of Water Local Company.

-Copy of building works license.

-Certification of telecommunications of local telecommunications Industry authority.

- Normalized Building book ( A book were you register all the documents needed to make your building: Agents, Plans, Quality control, Fin de obra, Industry certificates for water and electrical supplies, Manteinance recomendations...

-Copy of treasury registered building (catastro)

I´m sure María can contribute with more usefull information.

I hope you can solve your trouble. Thank´s

 

Thread: Do we need an architect to get our LFO?

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22 Mar 2012 11:24 AM:

Never jump Townhall rules or you´ll pay it sooner or later

This arquitect lives on 19th century....Spanish authorities needs money and now sanctions for every little thing.

Thread: building within a boundary

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22 Mar 2012 10:54 AM:

 I think It´s too late to reply but ....

You need LFO for electricity, water, to sell your house, to not to penalize by townhall...

The arquitect charges you for two items: 1) Projetc  2) Dirección de obra (managing during the works)

Those items can be made for different arquitects (normally is the same one)but the arquitect who make the "dirección de obra " have to give out a certificate of this well done building works called "certificado fin de obra" .  

You need the project to obtain license for building  the house.

You need the "certificado fin de obra" to obtein the LFO.

Also if it´s a new building the "certificado fin de obra" is signed for the arquietct and the "arquitecto técnico".

Never pay the 100% to the arquitec if he don´t give you the "certificado fin de obra"

Thread: Do we need an architect to get our LFO?

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14 Mar 2012 11:01 AM:

Hi,

I think it´s late to reply but it hurts to hear you say that.

I´m a spanish "Arquitecto Técnico" of Murcia( There´s no equal profession  in your country) but you  will know about us because to make your new house it,s compulsory to contract one as you contract an arquitect.

Of course you can change your arquitect when you want. You only have to dismiss him. You have payed him for two concepts:

1)A project you must have in your hands that make you to obtein a license in the townhall for make the house

2) "Direccion de obra": The way he manages the constructor to become his project a  reality. When construction is finished you need a certificate signed for the arquitect and the "arquitecto técnico" to obtein the license of first ocupation.

Any time during this work you can change the arquitect.

For example:

If the building is at 40 % of construction level in the moment of the dismission: The first one must certificates the construction for this 40% and the second one will be responsed of the rest .

If the first arquitect take you in troubles, the second should speak with him to solve thems

I have been in this situation for two times and without troubles.

Remember that you pay and you are in charge in your house.

Sorry about  the extension of the reply and for my poor English. I only trying to help.

 

Thread: How easy is it to change Architects?

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