You will be confronted to trades people, architects and engineers depending on the ambition of the works you want to undertake in your Spanish property. Finding people or companies that inspire you trust and that you feel will be careful with the ideas you have for the restoration, can make all the difference in the final result.
Spain is a country where trades people are specialised in one field and not in a variety of different tasks like is usually the case in other countries. You do not have as many 'general builders' that can do anything but are not experts in any domain. It is more common to find more or less old fashioned companies that entertain traditional skills and are proficient in one area. This can be an interesting advantage as the labour force is cheap in Spain and thus you can end up with detailed and very particular work for your property at a reasonable price. You are likely to find craftsmen that will be proud about the way they fashion their materials (ie. a carpenter that will carve wood like it use to be done 200 years ago). The reason there is such a high level of artisan competence in Spain is because it has preserved the apprenticeship scheme that has disappeared in other countries at the expense of more modern techniques.
If you want to achieve good results with the restoration of your Spanish property you should
respect the local building materials and styles. Try to not import materials or recreate 'back
home' styles. It is recommended to employ a good local architect and that you listen to the advice
given to you for the design.
In regards to the architect or engineer you might have to hire you can simply get the one that you hired during the buying process if you did. An architect can draw up the plans for the works and take care of your planning application. The planning application is done at the planning office or the local council. It is the commune that will decide whether or not you can restore your Spanish house.
A local architect or engineer will know the local trades people and they will be able to give you advice in order to chose a local builder. Moreover if you opt for not restoring the house by yourself, you are aiming to find someone that will be your foreman and subcontract the work for you in different parts (plumber, joiner, painter, electrician, etc.).
Independently of who you hire, you must make careful plans, discuss in detail all the costs and set up deadlines. It can spare you painful and costly surprises. Above all in restoration works the most unexpected things can come up. Make sure that you do a thorough research and plan of what you want. Write a list with all the important decisions and requirements ready for the builders. For example, do not forget that winter does exist in Spain thus try to make your plans with an appropriate heating system (i.e. central heating, double glazing).
You should know that restoring a Spanish real estate will cost you a fair amount of money, particularly if the building is old. Sometimes it might even result cheaper to demolish the property and build a brand new one, but the results might be less satisfactory. It is essential to get an estimate of the cost so that you know whether you want to start the works or not. Estimates are made per m2 but you will however never be able to get an exact prediction for restoration works due to the unexpected circumstances that can arise.
A 'property in need of modernisation' can end up costing you a lot of money, but it can increase the value of your property greatly. You can reduce the cost by making the renovation yourself but then you will increase the risk of something going wrong. Be aware that 'restoring yourself' your Spanish real estate means: a lot of work, long nights, but at least your house will be tailored more accurately to your wishes and desires.
Here, even more than when you ask for help to professionals, you need to think about things thoroughly and it can save you time and money later on. The secret to succeed in your restoration is a very detailed plan and to break it down into manageable bits. Doing this will allow you to go about things in the right way and fast.
Also, although it might seem unnecessary, you must do a full survey of the property. You
should make a list of all your costs to the smallest detail, from tools that you will need to
hire to varnish and paint. Keep a fund aside for unexpected events (i.e. if you are peeling back
layers from a very old property there a big chances you will find surprising things). Do not get
too enthusiastic as in this situation realism pays off. Keep a pragmatic opinion on what you can
and cannot do yourself and do not hesitate to contact a professional if you feel overwhelmed.
Plumbing, electricity, etc. are better left to experts.
It might be a good idea to go about the basics first (i.e. plumbing, electricity, plastering). Like that you can call for a professional for those and have them sorted at once, rather than have to call back someone at a later stage. These things out of the way you can start applying effectively your plan. Work from the top to bottom, as in do the floors from the top and then move progressively to the bottom. In this fashion you will not ruin work done at the bottom with debris from the top. You apply the same rule when working in individual rooms: start with the ceilings and finish with the floors. Doing your own bedroom first would not be a bad idea, so that you have a place where to relax after a hard days work. In order not to tire yourself too much it is also important that you take breaks regularly.
For all the original details that a historic property will have, it will also represent higher maintenance. Taking care of such properties is a fantasy that many homeowners entertain. But the more historical your Spanish property will be, the more it will cost you to restore it. It will also represent a lot more time and focus.
You have to start with a very thorough inspection, as you would with any home, although paying more attention. If you do aim to conserve the historical quality of the house, particularly if the house is part of the National Register of Historic Places or is eligible for it, you should contact a preservation contractor or consultant for the inspection. The inspection will give you the information necessary in terms of amount of work needed and costs. This data will be essential if you have to obtain a loan from a bank in order to renovate the historical building.
Another thing to be aware of is that for this type of renovation more than for other ones, you need to be physically there. This is due to the additional risk involved with historic buildings and the fact that a loan on them can be more cumbersome. If there exists a historic preservation commission in your community, take advantage of it as it can provide you with a lot of details.
Restoration loans are available with more facility for historical buildings. The loan can go up to 97% of the value of the home after improvements but it varies a lot depending on where you are applying for it. There are, however, some conditions that your property must meet to qualify for such a loan. Government or tax credits are not granted in general to restore historic homes for private residence. It is worth, nevertheless, to consult with the local historic preservation office if any grants are offered for the restoration costs of your property.
It is up to you if you want to insure the value of your property as a historical building. However do not forget to document your renovations so that you do not get in trouble with historical commissions. In general the commissions will not interfere with interior renovations in order to update the property to modern life standards but they can be very picky about exteriors. Documenting your efforts will also be an effective way to prove that your property has increased in value.
Copyright © 2004 Spain Real Estate Index. All rights reserved.