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Architect-led project
Núria Bosch (COAC member) prepares the technical project: structural calculations, beam-load drawings, layout plans. The Ajuntament needs all of it before issuing the llicència obra major.
Major renovation · Eixample · Gràcia · Sarrià-Sant Gervasi
Major renovation in Barcelona,
the structural reform done right.
Major renovation moves walls, replaces structural elements and rebuilds the MEP backbone. We file the llicència d'obres with the Ajuntament, get the architect's project signed off, and run the build with a single project lead from demolition to handover.
MAJOR RENOVATION · EIXAMPLE · 2025
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Obras mayores delivered
Permit, project, build, handover under one contract
In Barcelona
Structural reforms since 2018
Permit timeline
Llicència obra major filing handled by us
Structural warranty
Spanish LOE cover for load-bearing work
About the service
An architect-led obra major, not a guess and a hammer.
Major renovation in Barcelona means structural changes, MEP backbone replacement, and a permit that the Ajuntament actually signs. Most contractors here will demolish first and ask permission later — that's how a job ends up frozen mid-build with a sealed door from the building inspector. We don't.
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Llicència d'obres handled
We file with the Ajuntament, attach the technical memoir, pay the fee, follow up. Comunicat (2-4 weeks), llicència obra menor (4-8 weeks), llicència obra major (8-24 weeks). Start dates calibrated to the permit.
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Structural team in-house
Steel-beam install, load-bearing wall removal, foundation reinforcement, REBT-norm electrical, full plumbing replacement. Crew on payroll, not subcontracted out.
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10-year LOE warranty
Spanish Ley de Ordenación de la Edificación covers structural work for 10 years on every major renovation we sign. Workmanship gets an extra 24-month written guarantee from us on top.
Major-renovation quote · 90 seconds
Real price, real permit timeline, no callbacks.
Five questions and we send a fixed quote within 48 hours of the on-site visit. The quote already includes the architect's project fee and the comunicat or llicència d'obres line — no surprises later.
Three depths of major renovation
Pick the structural depth. Permit and timeline follow it.
Three scopes that cover most major renovations in Barcelona. Each tier is matched to the permit type the Ajuntament will require — no point quoting an obra major if a comunicat covers it.
Layout reform
Non-load-bearing walls moved or removed, rooms redistributed, full new finishes. No structural reinforcement needed. Filed as comunicat or llicència obra menor depending on the building. Right for opening up an Eixample flat without touching the load path.
- Architect-prepared layout planincluded
- Comunicat or llicència obra menor filingincluded
- Demolition of non-load-bearing partitionsincluded
- New plasterboard or brick partitionsincluded
- Full electrical refresh + safety check (REBT)included
- Full plumbing refreshincluded
- Finishes (paint, parquet, kitchen + bathroom)included
- Underfloor heating add+€85/m²
How we work · 6 stages
Same structural sequence, every project.
Major renovation has more dependencies than turnkey: permit must precede demolition, structural reinforcement must precede MEP, MEP must precede finishes. We don't rearrange them under deadline pressure — that's how an obra major fails inspection.
Survey + structural assessment
Free 90-minute walkthrough with Núria. We document the layout, identify load-bearing walls, MEP condition, ceiling heights, neighbour-wall acoustics. Photos and structural notes filed before any quote.
Architect's project + permit submission
Technical project drawn (structural calc, beam-load detail, layout, MEP plan), filed with the Ajuntament. 2–4 weeks for a comunicat, 4–8 weeks for llicència obra menor, 8–24 weeks for llicència obra major.
Demolition + structural reinforcement
Site protection, controlled demolition by zone. Steel I-beam install where load-bearing walls come down, foundation reinforcement if needed. Every junction inspected before walls close.
MEP rough-in
Electrical to current REBT norm, new copper or PEX plumbing risers, ducted HVAC. Pressure tests, electrical panel commissioning, all documented.
Finishes + custom joinery
Plaster and paint, tile and parquet, kitchen and bathroom build-out, wardrobes and vanity install. Premium fittings at the Designer tier, standard at Layout and Structural.
Snag walk + handover with documentation
System tests on every circuit, every outlet, every wet zone. Snag walk with you. Handover folder includes architect's project, llicència d'obres, structural calc, REBT certificate, photos of every junction, written warranty pack.
Materials & technical samples
Structural drawings, paint chips, beam loads.
Major renovation runs on documents as much as on materials. Structural calculations, REBT certificates, beam-load detail, insulation specs, the llicència d'obres itself — every project closes with a folder of paperwork that survives the next sale of the apartment.
PROJECT FILE · ARCHITECT TABLE
Common major-renovation questions
Things owners ask before signing.
Major renovation moves structure: load-bearing walls, beams, sometimes the floor slab. It needs a llicència obra major from the Ajuntament and a stamped architect project. Turnkey is full reform without touching structure — comunicat or llicència obra menor is enough.
Comunicat covers cosmetic and minor non-structural work. Llicència obra menor covers layout changes without load-bearing impact. Llicència obra major is required when you remove a load-bearing wall, change façade openings, or modify the building's structural integrity. Núria flags which one you need on the survey.
Often yes, with a steel I-beam transfer. Núria runs the structural calc, the architect project goes to the Ajuntament, the llicència obra major is granted (typically 8–24 weeks), and the install happens with full structural reinforcement. We have done it 30+ times in pre-war Eixample stock.
Comunicat: 2–4 weeks. Llicència obra menor: 4–8 weeks. Llicència obra major: 8–24 weeks depending on the Ajuntament's queue and how complete the technical project is. We submit a complete file the first time — that cuts weeks of back-and-forth.
Included in our Layout and Structural tiers. Standalone, the architect project for an obra major typically runs €4,500–€9,000 depending on apartment size and complexity. Núria can do design-only contracts if you want the project filed but not the build.
No. Major renovation involves demolition, structural reinforcement, water shutoffs and dust that don't combine with a household. Plan to vacate for the build phase. We can phase the work room-by-room only if no structural change is involved (Layout-tier scope).
10 years on structural work under the Spanish LOE (Ley de Ordenación de la Edificación) — automatic by law, written into the handover folder. Plus 24 months on workmanship from us. The LOE coverage transfers if you sell the apartment.
Free first consultation with the architect
Major-renovation quote within 48 hours of the visit.
Send the apartment address and a few phone photos. Núria walks the apartment with you within 48 hours, identifies what's load-bearing and what isn't, and the fixed-price quote with the architect-project fee lands in your inbox 48h after that visit. No deposit asked until you sign off the scope.