Construction projects in the real estate sector are governed by their own regulations. In fact, according to these regulations, it is not possible to occupy a property unless a series of requirements have been met beforehand, such as applying for and obtaining what is known as the Final Construction Certificate (CFO). Today, we’d like to talk to you specifically about this certificate, so you’ll have a clear understanding of what it is, how to apply for it, and how long it takes to obtain it.

What is the Final Construction Certificate?

Its name alone gives us some very important clues about what it is, because it refers to the set of documents that attest to and confirm that a construction project or work has been completed and that, furthermore, it was carried out in accordance with the provisions of the building permit issued by the local city government.

Therefore, this certificate is required for the construction of new construction; however, it may also be required for an older property that has undergone a major renovation. Without this document, the property cannot be legally occupied.

In summary, having a CFO ensures that:

• Your new construction or renovation project is now complete.
• The dwelling or group of dwellings may be delivered.
• The construction projects that have been carried out have complied with all the legal requirements for their implementation, at the national, regional, and local levels.

Who is required to complete and sign the Final Construction Certificate?

Due to its technical nature, this document cannot be completed by just anyone, such as the future owner of the new construction home. Instead, it must be filled out by two professionals:

• The project director, who is usually an architect; however, if the project does not involve a building, it may be an engineer. This person oversees the project’s development, both in terms of technical and urban planning aspects, ensuring compliance with the project specifications, the building permit, and the conditions set forth in the contract.
• The construction project manager, who is generally a technical architect; however, if the project does not involve a building, this role may be filled by a technical engineer. This professional is responsible for overseeing the physical execution of the project, as well as for monitoring the quality and quantity of the construction work and ensuring the quality of the finished structure.

What documents must be submitted for the Final Construction Certificate to be valid?

The professionals mentioned above must submit several documents along with the Final Construction Certificate. The purpose of these documents is to demonstrate that the construction project was carried out in accordance with regulations and that it has been completed.

Whether one document or the other is required depends on local law and the specifics of the construction project. However, you may need to provide:

• The construction plans, to verify the measurements.
• The Building Manual.
• The order book or order draft, which includes all the information about the project.
• The final floor plan showing all the modifications made to the building.
• The document proving payment of the applicable fee.

What information is included in the Final Construction Certificate?

To ensure it is properly completed, the CFO must include the following information:

• The type of work that has been done.
• The location and the town where the work was carried out.
• The Building Permit, since this document is required to carry out construction or renovation work.
• Information about the developer, builder, and designer.
• The names, professional credentials, professional association membership numbers, and the names of the professional associations of the construction project manager and the site supervisor.
• From the construction manager, a list of any modifications made to the project that were consistent with the terms of the permit.
• From the project manager: a list of the inspections conducted during construction and their results.

Once all this information is available, the two professionals in charge (the project manager and the construction manager) must sign the Final Construction Certificate to certify that the work has been carried out in accordance with the plans and under their respective responsibilities.

What happens if one of the two directors in charge leaves in the middle of the project?

If the project manager or the site supervisor is officially relieved of their duties while the project is underway, the professional who replaces them (and who, therefore, is responsible for completing the project) must complete and issue the Certificate of Project Completion. This change could lead to an increase in the cost of this certificate, since the new professional must assume responsibility for the work previously performed by the former technical supervisor.

How do you apply for the Final Construction Certificate?

It is important to note that the signatures and processing of the Final Construction Certificate are the responsibility of the professionals involved in the project; therefore, the owner of the home or property does not need to take any special action to obtain it. In fact, the administrative cost is already included in the construction budget.

To obtain the template for the Certificate of Completion, these professionals can contact their professional association, where they will find it free of charge, as established by Royal Decree 1000/2010 of August 5. A good example of this is the certificate provided by the Official Association of Architects of Madrid, which is based on the standard template established by the Higher Council of Architects’ Associations of Spain (CSCAE).

In any case, it is also important to note that this document is governed by the Building Regulations Act (LOU). Article 6 specifies, among other things, that unless otherwise agreed, “acceptance of the work shall take place within 30 days following the date of its completion, as attested in the final certificate of completion.” Hence, the final completion certificate (CFO) is equally important for determining the timeframe within which the contractor can hand over the project to the developer once it has been completed.

How much does the Final Construction Certificate cost?

As we just mentioned, the CFO is not paid separately; rather, it may be listed as just another expense in the project budget prepared by the architect. In fact, it is usually included in the section covering construction management, since that section details, among other things, the costs associated with issuing the certificates required for the project’s completion, including the Certificate of Completion.

In any case, to give you an idea, the cost of construction management typically accounts for 30% of the architect’s fees, while the remaining 70% corresponds to tasks related to the project’s development.

In what cases is it mandatory to obtain the Final Construction Certificate?

Each Autonomous Community ( or even municipality) may establish its own regulations governing a property’s habitability. However, in general, we can state that the CFO is required when:

• A new construction project is being planned and carried out.
• Major construction work is being carried out on the property, which requires a building permit and the involvement of an architect and a technical architect.

And after the Final Construction Certificate, what happens next?

For all the reasons mentioned above, every completed property must have its own Final Construction Certificate, because this document is, in turn, necessary to apply for other basic documents required to live in the property, such as the certificate of occupancy or the first-occupancy permit. Not surprisingly, the law does not allow anyone to live in a home whose construction has not been completed, because in that case it is considered not to meet the basic conditions for habitation.

This is why the buyer can rest assured when closing the deal: the mere existence of the occupancy permit for their future home confirms that it also has its own Final Construction Certificate.

We recommend:

• Deed for a New Construction Project: Everything You Need to Know
• Requirements for Buying a Home: A Complete Guide