From Palma, CARLO Design plans renovations, conversions and new builds across the island. We first check what can be approved, then develop the design. The permit project is prepared with an architect registered with the Colegio, and we stay on site until handover. You can speak with us in English, German or Spanish.
Charlotte Wiessner, an architect, founded CARLO Design in 2015. Today architecture, interior design and site management sit in one team, in Palma and in Berlin. Whoever draws your floor plan is already planning the lighting and furniture. And whoever runs the site has known the design from the start.
For permits on Mallorca we have worked for years with an architect registered with the Colegio. He checks the design against local regulations, signs the application and follows it through at the Ayuntamiento. You keep dealing with CARLO Design throughout.
Before we draw anything, we work out with you what the plot allows, which procedure applies and roughly what the project will cost.
We check the building, the planning rules and, for fincas, the rules for rustic land before you spend money on design. You find out early what is licensed, what could be done and whether the budget is enough. This matters most before a purchase.
Building permits on MallorcaFirst come floor plans, sections, elevations and a material direction. Then the basic and execution project with the architects’ association’s visado. We file the notification or the licence application and handle the procedure until the decision.
We are on site every week and coordinate the trades. When something on site turns out differently from the plan, we decide in a way that keeps the design intact. At the end come the certificate of completion and, where needed, the first occupation licence.
More on site managementA renovation or conversion including planning typically takes six to twelve months. The more thorough the planning before work starts, the less has to change on site.
We look at the house on site or by video and talk about your plans, your timeline and your budget.
We clarify what can be approved, which procedure applies and what it costs. Most of our residential projects on Mallorca come to €1,200 to €2,500 per square metre.
Floor plans, sections and elevations, plus a first material direction. Changes are still easy at this stage.
Basic and execution project with visado. In Palma the council has to decide within three months of complete documents. Tax and fee there come to 6.61 percent of the construction cost.
Detail drawings, joinery details and bills of quantities. We obtain quotes and check them so that you can compare them.
A site meeting every week, reports when you are not on the island, and acceptance through to handing over the keys.
Then four short questions. We reply within one working day, with no obligation. We speak English, German and Spanish.
On Mallorca the Balearic rules matter, but the municipality where the house stands matters most. We clarify these differences before we draw. How the permit itself works is explained in building permits on Mallorca.
Construction tax and licence fee together come to 6.61 percent of the building cost in Palma, 6.4 in Deià, 5.68 in Calvià and 3.6 percent in Pollença. The plans also differ in age: Palma works with its Plan General of 2023, Pollença with its plan of 1990, Santanyí with rules from 1985.
Parts of 20 municipalities lie within the protected Serra de Tramuntana, including Andratx, Calvià, Palma, Pollença and Sóller. There the nature conservation authority has to issue a report before any licence. We plan this step in from the start.
Within the protection strip of 100 metres from the shore, or 20 metres in areas that were already urban in 1988, no new homes may be built. Legally built houses there can be renovated and modernised, but they may not grow in volume, height or floor area.
In Palma's old town, in protected zones and on listed buildings, the application also needs approval from the heritage authority of the Consell de Mallorca. For a listed building a simple notification to the municipality is never enough.
Many municipalities set rules for how a house looks from outside. Sóller regulates the materials, colours and render textures of facades across the whole municipality, in Andratx colours have to suit the surroundings, and a group of houses at the harbour of Cala Ratjada must use ochre Arab tiles. In Andratx, Calvià and Capdepera, air conditioning units may not be visible on the facade.
Andratx requires a cistern for new builds and full renovations, with 1 cubic metre per 10 square metres of roof and at least 10 cubic metres. In Calvià, detached houses need a 500 litre grey water tank for toilet flushing. In summer, tourist zones have shorter hours for noisy work, in Palma from 1 May to 30 October between 11 am and 7 pm.
Across our two studios, most of our new work comes through recommendations from past clients. 5.0 stars on Google, 3 reviews for our Palma studio.
"After speaking with them, I knew I didn't need to look elsewhere. Thrilled with the result, highly recommend."
"They gave us excellent advice and ensured smooth implementation with their craftsmen."
"They quickly grasped my taste, found the perfect products, and arranged appointments."
"Tell us about your property, your timeline, what you are hoping for. We will come to you, listen, and present a concept and a realistic cost estimate, before you commit to anything."
We come to you · One project slot remaining for autumn 2026
