Where owners get caught out
Owners often start works with a minor-works communication when the project needs a full licence, or carry on after a stop order. Both can lead to sanctions and demolition orders. Getting the licence route right before the first wall comes down saves time and money.
What we do
| Situation | How we help |
|---|---|
| Before buying | Planning status of the house, each annex and the plot |
| Renovation or extension | Which licence is needed and what is allowed |
| Illegal works | Whether and how they can be legalised |
| Infringement proceedings | Responses, appeals and negotiation with the town hall |
| Demolition orders | Defence and appeals before the courts |
| Habitability and first occupation | Certificates needed to live in, rent or sell |
Rustic land and urban land
On urban land, what can be built depends on the municipal plan: height, volume, uses and distances. On rustic land, which covers most of the Ibiza countryside, new buildings and extensions are tightly limited and some categories are fully protected. The rules for legalising old works also differ. See villas and fincas in Ibiza.
Legalising works without a licence
Whether a pool, annex or extension can be legalised depends on whether it complies with current rules, on the land category and on when the works were completed. Some works that cannot be legalised can no longer be pursued after a period of time; others, on protected land, can. We review the file and the evidence of age and advise on the realistic options.
Proceedings and appeals
If you receive a stop order, a sanction or a demolition order, the deadlines to respond are short. We prepare the response and, if necessary, take the case to the administrative courts. See also property disputes in Ibiza.
The five municipalities
We deal with the town halls of Eivissa, Santa Eulària des Riu, Sant Josep de sa Talaia, Sant Antoni de Portmany and Sant Joan de Labritja, and with the Consell d'Eivissa. Ibiza.law is part of Castell.law.
Before you sign or pay, ask a lawyer
Send us the document, the listing or a short summary of the problem. A lawyer will tell you what matters, what it could cost you and what to do next.
Questions about planning in Ibiza
Can I legalise a pool built without a licence in Ibiza?
It depends on the land and the rules in force. On urban land it is often possible; on protected rustic land it may not be.
How long does a building licence take in Ibiza?
It varies by municipality and project, from a few months for simple works to longer for new houses. Plan for it before buying.
What happens if I receive a stop order?
Stop the works and get advice immediately. Continuing can aggravate the sanction. There are short deadlines to respond.
Do you work with architects?
Yes. Planning matters need both legal and technical analysis, and we coordinate with the architect on each project.