Occupancy Certificates in Spain (Cédula/Licencia): Why They Matter

Spain offers a calmer and more sustainable daily life, but overlooking key property verifications can lead to costly relocation decisions. This guide focuses on Occupancy Certificates in Spain (Cédula de Habitabilidad/Licencia de Primera Ocupación), explaining why these crucial documents verify a property's legal usability and its eligibility for utility connections before you commit.

Last reviewed on February 12, 2026. Requirements and timelines can change by province, office, and consulate. Confirm current rules with official sources before filing or paying fees.

Clear promise

You will leave this guide with a practical execution plan, a document checklist, and a realistic timeline you can apply this week.

Quick reality check

This path is usually a good fit if:

• You want clear legal terms before transferring money or signing.
• You can compare multiple options instead of taking first available inventory.

This path is harder if:

• You need immediate housing in a tight market.
• You are negotiating remotely with limited local verification.

Decision questions to answer first

• Which occupancy document is required in your region?
• Can utilities be activated without current occupancy certification?
• What should you do if a seller cannot provide valid paperwork?

Step-by-step main guidance

1. Understand Regional Requirements

Occupancy certificates, known as Cédula de Habitabilidad in some regions (like Catalonia) or Licencia de Primera Ocupación in others, confirm that a property meets minimum habitability standards and is legally suitable for residential use. Requirements and names vary by autonomous community and even municipality.

• Action: Research the specific type of occupancy document required in your target region. Official municipal websites or a local architect can provide this information.

2. Request and Verify the Certificate

Before signing any rental agreement or property purchase contract, always ask the seller or landlord for a copy of the valid occupancy certificate.

• Validity Check: Verify the certificate's expiry date. They are typically valid for 10-15 years, but this also varies. An expired certificate doesn't mean the property is uninhabitable, but it will need to be renewed.
• Authenticity Check: If possible, cross-reference the certificate number with the issuing municipality's records.

3. Address Missing or Expired Certificates

If a valid occupancy certificate cannot be provided or is expired, be cautious. Without one, connecting essential utilities like electricity, water, and gas may be impossible.

• New Construction: For new builds, the Licencia de Primera Ocupación confirms the property adheres to building permits and is ready for use. Ensure it is issued before closing.
• Existing Properties: For older properties, if the certificate is missing or expired, the seller/landlord should initiate the renewal process. This often involves an architect's inspection to confirm habitability and submitting documentation to the local council.
• Negotiation: Negotiate who covers the costs and the timeline for obtaining/renewing the certificate. Make sure any agreement is explicitly written into your contract.

4. Utility Activation and Legal Compliance

A valid occupancy certificate is generally a prerequisite for contracting utility services in Spain.

• Action: Ensure the certificate is in place before attempting to set up utility accounts. This avoids delays and potential penalties.
• Legal Standing: The certificate also confirms the property's legal status as a dwelling, which is essential for registration processes like empadronamiento (local residency registration) and for various legal or administrative procedures.

Costs, timing, and required documents

Use these ranges for planning, not guarantees. Costs and timings for obtaining or renewing occupancy certificates can vary significantly by region and the property's condition.

Costs

• Architect's Fee: €100 - €400 (for inspection and report, if a new certificate is needed).
• Municipal Fees: €50 - €150 (for processing the application).
• Minor Repairs: Variable (if an inspection reveals issues needing rectification to meet habitability standards).

Timing

• Architect's Inspection & Report: 1 - 3 days.
• Municipal Processing: 2 weeks - 3 months (can vary widely depending on the municipality's workload and efficiency).
• Total if New Certificate Needed: Typically 3 weeks - 4 months.

Required Documents

To apply for a new or renewed occupancy certificate, you typically need:

• Copy of the property deed (Escritura).
• Property tax receipt (IBI).
• Architect's certificate confirming habitability.
• Energy efficiency certificate.
• Applicant's NIE (Foreigner Identification Number) and passport/ID.
• Previous occupancy certificate (if renewing).

Common mistakes and how to avoid them

• Assuming the certificate exists or is valid: Always request and personally verify the document.
• Ignoring regional variations: Do not assume rules from one region apply to another. Verify local requirements.
• Underestimating utility connection issues: Without a valid certificate, you may face significant delays or inability to connect essential services.
• Not including certificate clauses in contracts: Ensure your rental or purchase agreement explicitly states who is responsible for providing or renewing the certificate, and include clauses for resolution if it's not provided.

Final action plan: what to do this week

1. Ask for the Occupancy Certificate: If considering a property, immediately request a copy of the Cédula de Habitabilidad or Licencia de Primera Ocupación from the seller, landlord, or real estate agent.
2. Verify its Validity: Check the expiry date and, if possible, the authenticity with local municipal records.
3. Consult an Expert: If the certificate is missing, expired, or you have any doubts, consult a local architect or lawyer specializing in real estate to understand the implications and next steps.
4. Confirm Utility Setup: Before committing, confirm with utility providers if connection is possible with the provided certificate or what alternatives exist.

Related guides

• Rental Agency Fees in Spain: Who Pays Under Current Rules
• Long-Term vs Seasonal Rental Contracts in Spain
• Fake Rental Listing Scams in Spain: How to Verify Before Paying