realestate-algarve.info home your portugal information source to real estate and living in portugal
 SELECT CATEGORY:

 
   

105-E Offshore situation 2008 : Offshores & Mortgages
103-E Mortgages : Offshores & Mortgages
109-E Buying, Selling & Cost 2016 : Buying & Selling
104-E Changing offshore taxation : Offshores & Mortgages
118-E Building & Architects : Building
107-E Education in Portugal : Education
106-E Tax on Rental Income : Taxation & Succession
120-E Building restrictions in Portugal : Building
110-E SZA-Homecare : Health
124 E Other mortgages : Offshores & Mortgages
134-E Fiscal Representation : Taxation & Succession
100-E Realestate-Algarve : Home
195-E Marriage : Licences
205-E A.I.M.I. Additional Rates Tax : Taxation & Succession
201-E Divorce in Portugal : General
Austerity and stabiliation package for Portugal : Taxation & Succession
195-E New austerity measures : Taxation & Succession
Is it still worth it? : Offshores & Mortgages
202-E New Local Lodging Regulations : Letting and Rentals
101-E Business profile : About Us
114-E Long term property rentals : Letting and Rentals
204-E Condominium requirements : General
116-E Tax evation & Tax planning : Taxation & Succession
121-E New tax reforms on realestate : Taxation & Succession
111-E Tax on Rental Income : Taxation & Succession
115-E AFPOP : General
117-E Architects : Building
119-E Project Management : Building
122-E Buying or Building : Building
123-E New property tax laws 2004 : Taxation & Succession
201-E Re Valuation of properties in 2012 : Taxation & Succession
200-E Evaluations of older properties : Taxation & Succession
145-E Property licening : News letters
145-E Reversed mortgages : Offshores & Mortgages
144-E Letting your property in Portugal : Letting and Rentals
142-E Legalisation of illegal buildings : Building
146-E Newsletter March 2006 - 1 : News letters
147-E Newsletter March 2006 - 2 : News letters
194-E Inspection Rental Licence : Letting and Rentals
112-E Taxation in Portugal 2009 : About Us
150-E Newsletter March 3 : News letters
151-E Newsletter April 1 Rentals : News letters
152-E Newsletter 2 April 2006 : News letters
153-E Rentals license - the total picture : Letting and Rentals
100-E About Realestate Algarve 2010 : About Us
154-E Property Management : Property Management
198-E Commissions rate : Real Estate
Home : About Us
155-E Again about rentals. : News letters
156-E Rentals and no progress : News letters
157-E Fiscal Number : Taxation & Succession
158-E Possible change in off-shore taxation : Offshores & Mortgages
159-E New Residency Laws : General
190-E Short term rentals : Letting and Rentals
197-E Environmental-friendly houses : Building
199-E Disclosure of assets in Belgium : Offshores & Mortgages
192-E Energy Certificate : Licences
191-E Rental issues again : Letting and Rentals
160-E Documents needed for title Deed (Escritura) : Buying & Selling
161-E Development control : Building
162-E Capital Gains again : Taxation & Succession
164-E Tax on Expatriates : Taxation & Succession
165-E Hunting : Miscellaneous
166-E Villa licensing and no progress : Letting and Rentals
167-E Algarve Resident Feb. 2007 : News letters
168-E ReAct Discretionary Trust : Taxation & Succession
169-E Off-Shores and Trusts : Offshores & Mortgages
170-E Reverse home schemes : Offshores & Mortgages
171-E April 2007 : Letting and Rentals
172-E Tax Amnersty for British off-shore accounth : Taxation & Succession
173-E Off-Shore Bank accounts : Taxation & Succession
174-E Short-term holiday letting : Letting and Rentals
175-E Property Management Agreement : Property Management
176-E Equity release schemes : Offshores & Mortgages
177-E Holiday let licening : Letting and Rentals
178-E English inheritance tax : Taxation & Succession
179-E Holiday lets and Rental Income : Letting and Rentals
180-E Buying off-plan : Buying & Selling
181-E Setting up a company : Business structures in Portugal
182-E Calculation C.G.T. : Taxation & Succession
183-E Trusts : Offshores & Mortgages
117-E Application short term rentals : Letting and Rentals
196-E Importing a car : General
184-E Tax retuns (IRS) 2007 : Taxation & Succession
185-E New Road Tax : Taxation & Succession
186-E Driving license renewal : General
187-E Valuations : General
188-E New Tourist Rental License : Letting and Rentals
189-E New Car tax system 2008 : Taxation & Succession
203-E Non Habitual Residence (10 years exemption) : Taxation & Succession
193-E Registration of Hydric Resources : Licences

009-D Thuiszorg in de Algarve : Gezondheid & Soc.Verzekeringen
014-D Sociale Verzekeringen : Gezondheid & Soc.Verzekeringen
019-D Bouwbeperkingen in de Algarve : Bouwen
011-D AWBZ : Gezondheid & Soc.Verzekeringen
001-D Over Ons : Algemeen
004-D Makelaardij in Portugal : Algemeen
003-D Hypotheken in Portugal : Offshore & Hypotheken
005-D Belastingen in Portugal 2005 : Belastingen & Erfrecht
008-D Veranderingen in offshore per 1/1/02 : Offshore & Hypotheken
015-D Kwalitatief Marktonderzoek : Belastingen & Erfrecht
013-D Ziektekosten verzekering : Gezondheid & Soc.Verzekeringen
017-D Kopen en Wonen in Portugal : Algemeen
018-D Bouwbegeleiding : Bouwen
007-D A.F.P.O.P. : Diversen
009-D Kopen en verkopen & kosten : Algemeen
024-D Nieuw Nederlands belastingstelsel : Belastingen & Erfrecht
025-D Veranderingen in makelaardij : Algemeen
002-D Makelaars in Portugal : Algemeen
033-D I.M.I. - Onroerende zaak belasting : Belastingen & Erfrecht
037-D Uitwisseling gegevens rentetegoeden : Belastingen & Erfrecht
035-D Erfrecht procedure : Belastingen & Erfrecht
036-D Naheffing in SISA : Belastingen & Erfrecht
038-D Vermogenswinstbelasting 2014 : Belastingen & Erfrecht
078-D Sociale Verzekeringen 2010 : Gezondheid & Soc.Verzekeringen
080-D Omgekeerde hypotheek : Offshore & Hypotheken
039-D Het Nieuwe Nederlandse Erfrecht : Belastingen & Erfrecht
041-D Sociale lasten onafhankelijke werkers : Gezondheid & Soc.Verzekeringen
081-D Nederlands onderwijs in de Algarve : Onderwijs
073-D Vergunningen voor waterbronnen. : Vergunningen
075-D Trouwen : Algemeen
076-D Versimpeling Europees erfrecht : Belastingen & Erfrecht
082-D Tweetraps Testamenten : Belastingen & Erfrecht
09-D A.I.M.I. - Aanvullende belasting : Belastingen & Erfrecht
000-D Realestate-Algarve : Home
020-D Verbouwen van een boerderij : Bouwen
077-D Inrichting en Binnenhuis Architectuur : Bouwen
083-D Zorgtoeslag : Gezondheid & Soc.Verzekeringen
082-D Aanvaarding van een erfenis : Belastingen & Erfrecht
087-D Tolheffing in Portugal : Algemeen
084-D Hertaxatie van huizen in 2012 : Belastingen & Erfrecht
089-D Belastingveranderingen 2012-2013 : Belastingen & Erfrecht
090-D Belastingen in Spanje : Belastingen & Erfrecht
100-D Belastingheffing op huurinkomsten : Belastingen & Erfrecht
101-D Beneficiar aanvaarden van een erfenis. : Belastingen & Erfrecht
103-D Woonlandfactor : Gezondheid & Soc.Verzekeringen
107-D Executeur-Testamentair : Belastingen & Erfrecht
036-D December 2002 : Nieuws uit de kranten
108-D Nieuwe huwelijks recht per 01/01/2018 : Belastingen & Erfrecht
023-D Huren voor een langere termijn : Huur en Verhuur
012-D Belastingontduiking & Belastingplanning : Belastingen & Erfrecht
016-D Veranderingen in onr. goed bel. per 1-1 : Belastingen & Erfrecht
027-D Nieuwe belastingwetgeving 2004 Patrimonium : Belastingen & Erfrecht
003-D Hypotheek Info RABO : Offshore & Hypotheken
028-D Buitenlandse spaartegoeden per 1-1-2005 : Belastingen & Erfrecht
029-D Inkomstenbelasting of I.R.S. : Belastingen & Erfrecht
030-D Belasting vertegenwoordiging : Belastingen & Erfrecht
031-D Nieuwe makelaardij wetgeving : Makelaardij
032-D Ficha Tecnica de Habitação : Bouwen
042-D Legalisatie illegale bouw : Bouwen
043-D Een eigen bedrijf in Portugal : Zakenlijk
044-D Verhuur van Uw huis in Portugal : Huur en Verhuur
045-D Aangifte inkomsten uit werkbetrekking : Belastingen & Erfrecht
046-D Belastingaangifte uit arbeid : Belastingen & Erfrecht
072-D CVZ en terugbetaling : Gezondheid & Soc.Verzekeringen
047-D Wie is belastingplichtig in Portugal : Belastingen & Erfrecht
095-D Over erfrechtzaken : Belastingen & Erfrecht
098-D Schenken tijdens het leven aan kinderen. : Belastingen & Erfrecht
048-D Nieuwe Huurwet 2006 : Huur en Verhuur
049-D Overlijdensakte : Gezondheid & Soc.Verzekeringen
051-D Is een off-shore nog de moeite waard? : Offshore & Hypotheken
052-D Wat te doen indien U nog een off-shore heeft : Offshore & Hypotheken
053-D Maken van testament en echtscheiding. : Belastingen & Erfrecht
062-D Vermogenswinstbelasting in Spanje : Belastingen & Erfrecht
063-D Medische behandeling in Nederland : Gezondheid & Soc.Verzekeringen
064-D Korte termijn verhuur : Huur en Verhuur
065-D AOW in het buitenland : Gezondheid & Soc.Verzekeringen
066-D Wonen en werken buitenland : Algemeen
079-D Importeren van een Auto : Diversen
084-D Rechtzaak Zorgverzekering : Algemeen
093-D Belastingen in Spanje : Belastingen & Erfrecht
104-D Nieuwe wetgeving vakantieverhuur AL : Huur en Verhuur
067-D Energielabel : Vergunningen
059-D Witwassen van geld : Belastingen & Erfrecht
068-D Franchise organisaties in Nederland : Algemeen
097-D Nieuwe registratie van Ont. Goed in Loulé : Juridisch-Legaal
094-D Energie label - Nieuwe aanvullende wetgeving : Juridisch-Legaal
069-D Tarieven AOW 2009 : Gezondheid & Soc.Verzekeringen
054-D Aftrekbare medische kosten voor IRS : Belastingen & Erfrecht
005-D Belasting en Erfrecht 2006 : Belastingen & Erfrecht
055-D Niet of te late betaling van belastingen : Belastingen & Erfrecht
056-D AOW & ANW uitkeringen & Min. Loon : Gezondheid & Soc.Verzekeringen
057-D Afhandeling erfenis in Portugal : Belastingen & Erfrecht
058-D Huishoudelijk Personeel : Personeel
: Belastingen & Erfrecht
099-D Formulieren sociale zekerheid in Europa : Gezondheid & Soc.Verzekeringen
102-D Verantwoordelijkheid Makelaar : Makelaardij
059-D Witwassen geld : Belastingen & Erfrecht
060-D Vermogenswinst belasting in EG : Belastingen & Erfrecht
061-D Schenken aan kinderen : Belastingen & Erfrecht
071-D Zorgtoeslag in het buitenland : Gezondheid & Soc.Verzekeringen
092-D Kopen in Spanje : Makelaardij
085-D Echtscheiding : Belastingen & Erfrecht
070-D Zorg in het buitenland : Gezondheid & Soc.Verzekeringen
074-D Verlaging successierechten : Belastingen & Erfrecht
086-D Uitschrijven uit Nederland : Belastingen & Erfrecht
106-D Aftrekosten I.R.S. 2015 : Belastingen & Erfrecht
088-D Nogmaals Tolwegen : Algemeen

email article print article118-E Building & Architects

118-E Building and Architects

 

The majority of people coming to the Algarve to purchase a property will firstly consider buying an existing property. This seems the easiest and fastest way as the advantage is there:

  • Less hassle
  • One knows what one gets
  • Gardens laid on and mature
  • Ready to move in
  • Building new takes a lot of time
  • Who do I trust and use if I build new

There are however for certain people also disadvantages:

  • Although the building may be sound it may not be very modern
  • One does not like the tiles, kitchen, fittings and or lay out
  • Right house on the wrong location or reverse
  • No damp proof precautions taken
  • No thermo insulation in roof and floor
  • No double glazed window (standard now)
  • No proper heating system which is certainly required

If these disadvantages are becoming really an issue and one really wants to come to live in Portugal permanently one may expect and demand comfort and good quality building especially as prices are not as cheap anymore as they were in the past.

Quite a few people therefore decide to have their own house designed by a local architect and the house to be built by a local builder. The finished product today is certainly very nice and of good or very good quality as one now takes more care of one of the major problems here in the Algarve, being humidity.

What is the normal procedure and how long does it take?
1. Land has been chosen after one has made sure the right building permission can be obtained. In certain cases it is advisable that you request a prejudgement of the local town council if what you intend to do is allowed to be build.
2. Selecting the right architect.
When you have decided that you want to have your own house build and after having selected the right plot of land or farm house you will need an architect to make your dream come through. This in fact is a very important decision as a working relation with an architect is something like a love affair; it has to click. You both have to work out and create the house of your dreams. Choose a professional architect on the basis of examples of his previous work or on the recommendation of others who have used him. Make sure that you choose an architect who can communicate with you directly in a language you understand as it is the details that matter. Request a detailed quotation for all the sketches, calculations, finished plans and supervisory work you will require from the architect from start to finish. All in all designing a house, to have it submitted and to have it approved may take longer than you anticipate. Also when you are not here in the country see that you have good contact with and access to your architect. If you have E-mail yourself it would be an advantage to choose an architect who has the same facility. Obviously nowadays nearly everybody has this. This way it speeds up communication when you are abroad. Alternatively you may decide that you want to appoint a project-manager who will supervise and overlook the whole project from beginning till end.
3. Maybe a topographical survey is necessary before the architect starts designing
4. Architect makes sketch
5. This will be discussed with the client
6. Final design has been reached
7. Architect starts drawing up final plans to submit to local town hall
8. Approval takes between 2 - 3 months (sometimes a bit longer sometimes a bit shorter)
9. Client or architect is notified of approval
10. Within 6 months the architect and other people have to submit specialised projects, like iron calculation, projects for drainage, water, electricity, thermo insulation etc. In certain cases if you decide to build in what we call an Urbanização it may be possible to submit the 2 together at the same time.
11. Again submission of these projects follows unless already submitted.
12. This will take again 2 -3 months
13. Client again is notified and will normally get 1 year from day of notification to take out the building license. In fact depending of the work a license can be applied for between 3 months and 2 years.
14. This license is normally valid for 1 year but could be for a lesser or longer period and can be normally extended 1 time for the same period as was issued.
15. Only once taking out the building license the physical building can start although in certain circumstances one may be allowed to start with some ground work prior to approval.
16. If during the building process major alterations are integrated alteration plans have to be submitted and one has to go again through the whole planning consent procedure as described from 8 - 14

Recently new legislation came into effect which will now speed up the above-mentioned procedure in certain cases.
It applies to plots located in urbanizations (loteamento). Under this new ruling all plans can be submitted at the same time and the local time council now should approve them an license them within 21 (working) days. This of course is a great gain in time.

The next step or this could be done before if to select a builder and it has to be said and known that the cheapest is not always the best. One this hurdle has been taken and a sound building contract is signed leaving as little doubt as possible to be argued at the end of the day we can start building. In the contract stage payments are described. Normally I make 10 stage payments when I do project management for my clients.

The normal construction method is basically as follows:
1. Land being prepared
2. Foundation and footings to be dug out
3. Cast iron pillars to be posted
4. Concrete slab being poured
5. Foundation being brought to level either by filling it up with earth or by means of a suspended floor (more expensive)
6. Concrete structure to be made whereby pillars, concrete beams and roof construction are becoming one integral part. This as we live in an earthquake sensitive zone.
7. Between the pillars a double cavity brick wall is erected. Sometimes insulation is put in between but probably the best way in to have air to ventilate the cavity.
8. Roof of concrete is poured
9. Damp proof course is installed and tiles come on top.
10. Doors and windows are fitted. Most builders now use double glazing and the material of the frame can be in aluminium. PVC or wood.
11. Walls in and outside are plastered and at the end painted.

All in all this is a very labour intensive and a time consuming operation and one really has to allow 9 - 12 months for the building to be completed and finished despite what a builder promises you. This on top of the time it takes to get the project approved and it will be clear to you that building a house will take in total between 1,5 and 2 years. Still on what we call this traditional building method some negative aspect can be noted.

During the building it is of course the builder who is important to you. With him you have to get the final result of your dream house.

However another very important person, although you may not meet him at all of very seldom is the Technico Responsável. This normally is an Engineer who is responsible that the building is built accordance the plans approved. It is very best that this person is an independent person not linked to the builder.

By law he has to visit the site at least every fortnight and has to write the progress in a book with is called the "livro de obras". This is a log book provided when you (the builder) takes out the license.


This book should be all the time available on site as also an inspector of the toen council (fiscal de obras) may come around to check if everything is going according to plan. He also may if he feels that necessary make remarks and observations in the book.

Might a client have the idea to build his own house he will come across a situation that this is virtually impossible. Despite the fact that you are a qualified builder in your own country does not mean that you are able and allowed to build your own house in Portugal. Only minor repair jobs and alteration you can do yourself. Is the job above a certain estimated value (Approx. Î 12.500) than a building license only can be taken out by a qualified and registered building company with an official license and registered in the council the house is to be constructed. In fact recently even for smaller jobs somebody qualified should sign documents.

On top of that the T.R. will normally not be willing to sign any of the necessary documents unless he has 100% guarantee that the house was build according to standards as applicable in Portugal by somebody familiar with these requirements.

After the building has been completed all involved parties (builder-owner-engineer) have to sign a new type of log book (F.T.H. = Ficha Technica de Habitação) of which one copy will be filed in the archives with the town council and the other one should stay with the property owner. This documents will now become part of one of the documents when you sell your property.

Only when the logbook has been dully filled in and some other requirements have been fulfilled will the Câmara inspect the house and if everything found in order will issue a habitation or occupation license.

This is a very vital document. Without that you should not live in the house although many people do, but definitely you will not be able to sell.


Algarve, Portugal.

 

 

Date Inserted: 13 January 2003
Last Updated: 03 July 2006
 
Have questions or comments on this article? email me

 

email article print article

 

|

Copyright © 2002-2017 Ricola Algarvia Ldª. All rights reserved. Legal Notices | Privacy Policy
Protected by the copyright laws of the EU and by international treaties.