Building a detached house is an exciting project that calls for detailed planning and precise execution. Understanding the construction phases of a detached house is essential to make sure the project is completed on time and within budget. In this guide from Klic Arquitectos, architects in Estepona, we break down each stage of the process, giving you a clear and complete picture of what building your home involves.
Stages in building a detached house
Many people think that to build your own detached house all you need is the land, the materials, the will and the time. Unfortunately, this is a simplistic and mistaken view. To build a detached house properly, there are several aspects to consider. Join us as we walk through the stages of building a detached house.
Knowing them is highly advisable so that you can properly oversee the construction of your home and understand what the building contractor is doing at each phase. Let’s go through them one by one, in detail.
Stage two: design
Of all the early stages in building a detached house, this is the one that will most shape how your home looks once it is built. In this phase, you will work with the architect to produce many sketches and define the different spaces that will make up the house.
Stage three: architect and permit
Once you have ownership of the land and all the relevant surveys mentioned in the previous section, it is time to start the legal process, another essential stage in building a detached house. To do this properly, you first need to appoint an architect.
The architect will draw up both the Basic Design (Proyecto Básico) and the Construction Project (Proyecto de Ejecución). The difference is that the Basic Design alone is not enough to start building work. For detached houses, it is usually not necessary to prepare two separate projects: a single combined Basic and Construction Project can be submitted.
This project must first be submitted to the College of Architects of the autonomous region where the work will take place. Once it has been approved and stamped (visado), it must be submitted to the Town Hall of the municipality where the house will be built, together with the geotechnical survey.
If the Town Hall approves your project, you will obtain the building permit (licencia urbanística), which is essential to move on to the next stages of building a detached house. Bear in mind that this phase involves paying various fees and can take several months.
Stage four: construction
We now reach the point where everything set out in plans, designs and sketches starts to come to life. Of all the stages in building a detached house, this is the longest and the one where problems most often arise.
That is why it is important that you fully understand everything we explain in this section, so that you can keep a close eye on the construction of your home. Remember: buy cheap, buy twice. The construction phases of a detached house fall into four parts:
Foundations and structure
At this stage, the ground is excavated to prepare the foundations of the house. How difficult or easy this is will depend on the type of ground that makes up the buildable area of your plot. It is crucial to pay attention to the correct placement of the steel reinforcement, the size of the foundation elements and the concrete cover to the reinforcement.
Bear in mind that if you want to include any kind of underground room, such as a garage or basement, now is the time to build it.
After excavation, it is time to lay the concrete ground slab, which is needed in any type of construction. The ground slab is a non-structural element that provides firm, level support in certain areas of a building, either as a final finish or as a base for other floor coverings.
The next step is to build the floor slabs. These are the flat elements that form the load-bearing surface of the floors of the house. All the beams, columns and other structural elements of the house must also be built.
The drainage networks for grey water and black water (sewage) are also installed during this stage. You have two options: build your own septic tank or connect your foul drainage to the municipal sewer network.
Building services
Once the structural stages of construction are complete, it is time to start on the cladding, insulation and ceilings. While the construction team carries out this work, the first pipework and wiring can be installed, along with the first drainage, ventilation and water supply lines.
To complete this part of building a detached house properly, the entire electrical installation of the house must be put in, including sockets, light fittings and switches. This goes hand in hand with installing the heating, ventilation and air conditioning (HVAC) ductwork.
This is also when the necessary insulation goes in, as it does in most homes today. Insulation considerably improves the energy efficiency of the house. There are several types (glass wool, cellulose, foam), which should be chosen according to the climate of the area where the house will be built.
Façade and roof
These stages in building a detached house can overlap with the building services phase, as both depend on the structure of the building being in place. During this period, the parts of the house named in the heading of this section are built.
For the roof, you need to choose the type you want. The choice should depend on the climate of the region where you are building and how you want to use the upper areas of your home. Roof types include flat roofs, pitched roofs with two or four slopes (gable or hip), and roof terraces that are either non-accessible or accessible, among others.
As for the façade, all the external and internal walls of the detached house must also be built. This means building the façade walls and the partition walls, whose purpose is to enclose the building and divide the interior into different rooms.
Finishes
This is the last stage in building a detached house before we can see the home we have dreamed of for so long. In this phase the floors are laid; ceilings and walls are plastered and then painted or wallpapered; the façades are finished with single-coat render, facing brick, traditional render or ETICS (external thermal insulation composite systems); the joinery is fitted; and so on.
Stage five: legal procedures
This is the fifth and final stage in building a detached house. Although the house now looks ready to live in, there are still some legal formalities to complete before you can move in.
First, the architect in charge of the project must sign the Final Completion Certificate (Certificado Final de Obra) and submit it to the College of Architects of the autonomous region where the project was carried out.
The purpose of submitting this document is for the authorities to verify that the finished project was built in line with what the Town Hall and the College of Architects approved. If the Final Completion Certificate is approved, the owner will receive it together with the Energy Performance Certificate and the Building Logbook (Libro del Edificio).
Not enough red tape? Don’t worry, there’s more. You must sign the End of Works Record (Acta de Fin de Obra) together with the architect to confirm that you are satisfied with the result. You must also apply to the Town Hall for the Certificate of Habitability (Cédula de Habitabilidad), without which you cannot legally connect to the sewer network or the electricity and water supply.
Finally, you must go to a notary to execute the Deed of Declaration of Completed New Build (Escritura de Declaración de Obra Nueva Terminada). Once you have it, attach the other documents mentioned above and register your home. Congratulations, you can now start living in your new home!
FAQs
How long does it take to build a detached house?
Construction times vary, but on average building a detached house takes between 6 months and 1 year, depending on the complexity of the design and other factors. The planning and permit phase can add several more months.
What is the average cost of building a detached house?
The average cost of building a detached house can range from €1,000 to €2,500 per square metre, depending on location, materials and design. For example, a 150-square-metre house could cost between €150,000 and €375,000.
What permits do you need to build a detached house?
Several permits are required, including building, electrical, plumbing and occupancy permits. It is essential to check with the local authorities for a full list of requirements. Not having the right permits can lead to fines and project delays.
Do you need to hire an architect to build a detached house?
Although it is not always compulsory, hiring an architect can be very beneficial to ensure the design is functional and attractive, as well as compliant with local regulations. Architects can also help you make the most of space and materials.
What type of ground is best for building a detached house?
The ideal ground is stable and drains well. Sandy or clay soils may need additional treatment to ensure a solid base. A soil survey before construction can identify potential problems and solutions.
Can I live in the house while some work is still being carried out?
Living in the house is not recommended until all the main work is complete and the occupancy permit has been granted, to ensure safety and habitability. Living in a house under construction can also be uncomfortable and dangerous.
Building a detached house is a journey full of important decisions and exciting challenges. Understanding the construction phases of a detached house will help you navigate it with confidence and success.
If you enjoyed this article, you may also be interested in: “Types of plots for building a home”
