In the Comunidad Valenciana, particularly in areas like the Costa Blanca, it’s common to find properties that have been renovated without the necessary permits. Whether due to a lack of knowledge or reliance on companies that fail to provide proper guidance, many homeowners end up asking the same question: how can I legalise a renovation that has already been done?

Although the situation may seem complicated, the good news is that it is indeed possible to legalise building work carried out without a licence, provided certain conditions are met. At La Quinta Fachada Arquitectura, we’ve helped numerous clients successfully regularise irregular planning situations. In this article, we explain step by step how to do it, what documentation is required, and the risks of not legalising.

What is considered an unauthorised renovation?

An unauthorised renovation refers to any building work carried out without first obtaining the required planning permission from the local council. This can include:

  • Internal reconfiguration

  • Extension of built surface area

  • Enclosing terraces or porches

  • Change of use (e.g. converting a garage into a bedroom)

  • Restoration works without a formal project

  • Structural alterations without a permit

Even if the property looks perfectly finished, if there is no official file and corresponding building permit or prior notification, the work is not legally recognised.

Why is it important to legalise an existing renovation?

Regularising a renovation doesn’t just save you from future problems it protects your investment.

The main reasons for legalising are:

  • To avoid planning fines or penalties

  • To be able to sell or rent the property without legal obstacles

  • To update the Land Registry and Cadastre

  • To access grants for energy efficiency or restoration

  • To ensure home insurance coverage

  • To prevent disputes with neighbours, the residents’ association, or the local council

Very often, the inability to register an extension or renovation ends up delaying or even blocking the sale of a property.

Can any renovation be legalised?

Not always. To legalise a renovation that has already been carried out, two essential conditions must be met:

  • The work must comply with current planning regulations.
    In other words, the alterations must be legalisable today, even if they weren’t when they were originally done.

  • The legal time limit for planning offences must not have expired.
    In the Comunidad Valenciana, the general statute of limitations is four years from the date the work was completed. After that period, the council can no longer impose fines or order demolition, but the work will still be considered illegal unless it is formally regularised.

How can i legalise a renovation that has already been carried out?

The procedure varies depending on the scale of the work, but generally, the steps are as follows:

1. Contact a registered architect

The first step is to have a professional assess the work, review current local planning regulations, and determine whether the alterations can be legalised. At La Quinta Fachada, we carry out this initial visit with a basic technical report.

2. Draft the legalisation project

If the renovation is compatible with regulations, a technical legalisation project is drawn up and submitted for approval by the Official College of Architects of the Comunidad Valenciana.

This project typically includes:

  • Descriptive report

  • Drawings showing the current state

  • Urban planning compliance statement

  • Technical certificates

3. Submit the file to the local council

All documentation is submitted along with a formal application for a legalisation permit. In some municipalities, taxes and fees are charged as if the work were about to begin meaning they apply retroactively.

4. Await approval and register the changes

Once the council approves the permit, you can register the renovation with the Cadastre and Land Registry, thereby updating the legal and fiscal status of the property.

What happens if i don’t legalise an old renovation?

Even if the four-year statute of limitations has passed and the council can no longer fine you, an unauthorised renovation can still cause significant problems:

  • You won’t be able to legally sell the property without declaring the discrepancies

  • The notary or bank may require legalisation to proceed with a mortgage

  • You won’t be eligible for public grants for restoration or energy efficiency

  • Insurance providers may refuse to cover damage in undeclared areas

  • In the event of an inspection, you may be required to justify the condition of the property

Common unauthorised renovations on the Costa Blanca

In our daily work as an architecture studio on the Costa Blanca, we regularly come across similar cases:

  • Extensions to old villas carried out without planning permission

  • Porches or terraces enclosed with glass

  • Basements converted into living space without being declared

  • Structural renovations in village houses

  • Changes of use not updated in the Cadastre

Legalising these situations is possible, but the sooner action is taken, the easier it is.

Better to Regularise in Time

If you own a renovated property without a permit in Dénia, Jávea, Benissa, Moraira, Ondara or anywhere in the Valencian Community, we strongly recommend you don’t delay. Legalisation is possible—as long as you act with proper guidance and the support of professionals.

At La Quinta Fachada Arquitectura, we have experience in preparing legalisation projects, liaising with local councils, and updating technical and land registry documentation.

Because a well-executed renovation shouldn’t just look good—it should also be properly documented and fully legalised.

Need to legalise an existing renovation?

We’d be happy to help you regularise your situation with clear, tailored, and secure solutions.