An architect in Mallorca does not charge from a fixed table. Spain has no fee scale like the German HOAI, so you agree the fee with the practice. At CARLO Design we give you the fee after the Project Check, split by phase. Next to the fee come costs that do not stay with the architect: the visado from the architects’ association, an aparejador to direct the works on projects that need one, and the town hall’s construction tax and licence fee, which in Palma add up to 6.61 percent of the building costs.

Why there are no fixed fee rates in Mallorca

Many clients from Germany know the HOAI, which set binding minimum and maximum rates until 2021. Spain has nothing comparable. Since 2009, Article 14 of the law on professional associations (Ley 2/1974) has barred those associations from setting guideline fees. So the Balearic architects’ association publishes no price list you could check a proposal against.

In practice, two proposals can only be compared on scope. A low fee may mean that site supervision is missing, that the aparejador is billed separately, or that the execution project only goes as far as the permit requires. Architects usually charge in one of three ways:

  • A share of the building costs. The fee grows with the project. This works well as long as the practice shows you its cost estimate.
  • A fixed price per phase. Feasibility, design, basic project, execution project, tender and site supervision are priced separately. You see what each phase costs and decide after each one whether to continue.
  • An hourly rate. Useful for advice or a feasibility check before buying, but only with an estimate of the hours.

Mixed models are common, for example a fixed price for the design and an hourly rate for changes you ask for after sign-off. The models are explained in more detail in What does an interior designer cost?.

What design and site supervision cost

At CARLO Design the design fee depends on scope and construction budget. The larger the project, the smaller its share of the budget, because the work does not double with every square metre. On small projects the share is higher: a small apartment takes almost as much design work as a large one, while the budget is much smaller.

We charge project management and site supervision on top, based on scope, budget and the length of the build. This is the part that helps owners abroad most: a site visited every week, checked invoices and reports with photos. To put the budget in context: most of our residential projects in Mallorca come to 1,200 to 2,500 euros per square metre. What a finca costs in detail is set out in Finca renovation costs in Mallorca.

What comes on top of the fee

The aparejador. When your work needs a project, for example when it touches the structure, changes volume or use, or is a full renovation, the Spanish building act (LOE) requires two professionals for residential buildings: the architect for the project and site supervision, and an arquitecto técnico, usually called an aparejador, to direct the execution. Some practices and many builders bring both. Ask whether the aparejador’s fee is in the proposal.

The visado. The execution project and later the certificate of completion must be stamped by the Balearic architects’ association, and Palma asks for it when the basic and execution projects are filed together. The visado checks that the author is qualified and that the documents are formally complete. It is not a technical review of the project. Under the law on professional associations its price has to be reasonable, and the association publishes its prices.

The town hall’s tax and fee. For a building licence the town hall charges the construction tax (ICIO) and a licence fee. Together they come to 6.61 percent of the building costs in Palma, 6.4 in Deià, 5.68 in Calvià and 3.6 percent in Pollença. Other towns have recently changed their rates, and there we check the current rate before filing. How the procedures work is explained in Building permits in Mallorca.

Studies that depend on the plot. Some plots need extra documents before a licence. Building in a mapped flood zone in Calvià requires a hydrological study first, and in the traditional village cores of Andratx a change to the street façade needs its own study. Such items belong in the cost estimate before design starts.

How to read a fee proposal

A complete proposal answers these questions without you having to ask:

  • Which phases are included: feasibility, design, basic project, execution project, tender, site supervision?
  • Who signs the project, and is that architect registered with the Balearic association?
  • Are the aparejador and the visado included, and are the town hall’s tax and fee listed as a separate item?
  • How often does site supervision visit, and in which language do you receive reports?
  • How are changes after sign-off charged?
  • Are travel and remote coordination included if you do not live on the island?

A missing answer does not make a proposal bad. It does mean you cannot compare it with one that covers these points.

How CARLO Design charges in Mallorca

After the Project Check we give you our fee, split by phase. Project management and site supervision are charged on top of design and planning. We prepare the project for the licence with an architect registered with the Colegio whom we have worked with for years, and CARLO Design stays your contact. During the build we are on site every week and send you reports in English, German or Spanish. How we work as an architect in Mallorca from survey to handover is on our service page, and more about the island on interior design in Mallorca.

FAQ

Is there a fee scale for architects in Spain?

No. Since 2009, Article 14 of the Spanish law on professional associations (Ley 2/1974) has barred the associations from setting guideline fees. You agree the fee with the architect. That is why proposals can only be compared on scope: which phases are included and how often site supervision visits the site.

What does the visado from the architects’ association cost?

The Balearic architects’ association sets the price. Under Article 13 of the law on professional associations it has to be reasonable, and the association has to publish its prices. The visado checks that the author of the project is qualified and that the documents are formally complete. Ask whether it is included in the proposal or charged separately.

Do I need an aparejador as well as an architect?

Yes, as soon as your work needs a project, for example when it touches the structure or for a full renovation. The Spanish building act (LOE) then requires an arquitecto técnico, usually called an aparejador, to direct the execution alongside the architect. Ask whether that fee is in the proposal. Simple works filed with a comunicación previa do not require one.

How much does the town hall charge for a building licence?

Construction tax and licence fee together come to 6.61 percent of the building costs in Palma, 6.4 in Deià, 5.68 in Calvià and 3.6 percent in Pollença. Some towns have recently changed their rates. There we check the current rate before we file the application.

Why is the fee share higher on small projects?

Because designing a small apartment takes almost as much work as designing a large one. Floor plans, coordination, the permit and the tender are needed in both cases, but the construction budget is smaller. On large projects the share drops, because the work does not grow with every square metre.

Your next step

Tell us what you are planning in Mallorca and where the property is. After the Project Check we give you our fee, split by phase, and tell you which charges your town hall adds.

You can work out roughly what your renovation costs in two minutes. Open the cost and timeline calculator.