The most frequently asked question when planning a renovation in Mallorca is a bit of a trick question: in most cases, it's not "architect or construction company," but rather "which combination of the two is best for you." For a complete renovation, an extension, or any work involving the structure, layout, or general installations, the Balearic Islands' Urban Planning Law 12/2017 requires a technical project signed by a registered architect and on-site supervision during construction. For a minor renovation (painting, replacing flooring, a bathroom renovation without affecting general installations), a construction company is sufficient. This guide helps you decide which option applies to you, the cost of each, and how to avoid the most expensive mistakes.
The question is poorly phrased: in a major project you need both
Many people approach this decision thinking they have to choose one or the other to save money. The reality is quite different: architects and construction companies do completely different work, and for major projects (most complete renovations), an architect isn't optional—it's required by law.
- The architect designs, calculates, technically directs and certifies.
- The construction company executes what the architect has designed, under his direction.
They are not substitutes. They are complementary parts of the same process. What you can choose is how to hire them: in parallel (each on their own), or in an integrated way (the construction company brings in the architect as a collaborator). We explain this in more detail in the models section.
What exactly does an architect do in a renovation?
The architect intervenes in five specific phases. Skipping them is not optional in major construction projects.
- Preliminary project: initial study of the current state, distribution proposal, initial quality decisions and cost guidance.
- Approved technical project: final plans, technical report, compliance with the Technical Building Code (CTE), structural calculations, urban planning justification. This document is submitted to the city council to obtain a building permit.
- License processing: although the architect signs the project, the practical processing is usually coordinated by the construction company or a manager — but the technical document belongs to the architect.
- Project management: periodic site visits (weekly or bi-weekly depending on complexity), validation of modifications, quality control and signing of the order book.
- Final work certificate: a document that certifies that the work has been carried out according to the project specifications. Without this certificate, modifications cannot be registered, nor can new utilities be connected.
In major construction projects, a building surveyor (quantity surveyor) is also mandatory: they are responsible for directing the construction work, supervising trades, and ensuring health and safety on site. The surveyor's fees are typically 30-40% of the architect's fees and are contracted separately.
What exactly does a construction company do?
The construction company is the one that physically carries out the work. Its specific responsibilities are:
- Provision of materials according to the technical project.
- Management and coordination of trades: bricklayers, plumbers, electricians, carpenters, painters, air conditioning installers.
- Material execution in accordance with the plans and technical specifications of the project.
- Compliance with the work schedule agreed upon in the contract.
- On-site quality control and defect correction.
- Assumption of the legal guarantees LOE: 1, 3 and 10 years depending on the type of damage.
- Final cleaning, facility testing and handover.
A reputable construction company doesn't make substantial changes on its own—it proposes them to the architect and the client, they are documented and signed before construction begins. We have a more detailed analysis of the criteria for identifying a reputable construction company in our guide on how to choose the best construction company in Mallorca.
The 3 possible models for renovation in Mallorca
This is the real decision. There are three ways to hire, each with its own specific advantages and disadvantages:
| Model | How it works | Advantages | Disadvantages |
| A. Architect and construction company separately | You hire an architect. He creates a project. You request quotes from several construction companies based on that project. You choose one. | Technical independence of the architect. You compare budgets with equal bases. | Coordination is your responsibility. Risk of friction between architect and construction company. Longer deadlines. |
| B. Only construction company | You hire a construction company directly without a technical project. | Cheaper and faster. | It's only legal for minor construction work. For major construction, it's illegal and the work can be stopped. |
| C. Construction company with collaborating architect | You hire the construction company. They offer you a collaborating architect they regularly work with. You sign two contracts (one with each architect), but the construction company handles the coordination. | Smooth coordination, shorter deadlines, architect who knows the construction company's execution standard. | If the architect-builder relationship is not honest, there may be a conflict of interest in budgets. |
At Armalutx, we offer models A and C: we work with your architect if you already have one, and if not, we recommend collaborating architects we've worked with for years. In both cases, the architect's contract is directly between you and them—we don't invoice their fees, so there's no financial conflict of interest.
When is an architect mandatory: the Balearic legal framework
The Balearic Islands Urban Planning Law 12/2017 (LUIB) and municipal ordinances classify construction projects into two main groups. The difference is crucial:
- Major works: require a technical project signed by a registered architect and a major works permit from the local council. This includes: changes in layout that affect the structure or habitability, modification of general installations, changes to the facade or roof, extensions, change of use, interventions in structural elements (beams, slabs, load-bearing walls), and opening or closing of openings in load-bearing walls.
- Minor works: only require a minor works permit or, in some municipalities, prior notification. Includes: painting, replacement of flooring without disturbing the subfloor, replacement of kitchen cabinets without modifying general installations, replacement of sanitary ware while maintaining the connections, and minor repairs.
The line between major and minor construction work isn't always clear. That's why it's important to consult with the local council or a qualified professional before starting—construction begun without the proper permits can be halted and penalized with fines ranging from €600 to €60,000. We delve deeper into this topic in our guide on building permits in Mallorca.
How much does an architect cost: real fees in 2026
Architect fees are calculated based on the Construction Cost Estimate (PEM) of the project, not the total budget. These are the fee ranges in effect in 2026 for renovations in Mallorca:
| Architect's service | Fees on PEM | Example PEM €60,000 |
| Basic technical project only | 4 – 6% | €2,400 – €3,600 |
| Technical project + construction management | 6 – 9% | €3,600 – €5,400 |
| Project + management + interior design | 9 – 14% | €5,400 – €8,400 |
| Quantity surveyor (construction management) | 2 – 4% | €1,200 – €2,400 |
| Visa from the Official College of Architects | 0.5 – 1.2% | €300 – €720 |
Adding together project + management + quantity surveyor + permit, the total technical fees for a €60,000 renovation (PEM) range from 9% to 141% of the PEM, that is, €5,400–€8,400. It sounds like a lot until you compare it to the cost of a major, poorly planned project requiring rework—that multiplies the expense by two or three.
Typical mistakes when hiring a bad architect and construction company
These are the five most common mistakes we see from clients who come to us with the project already underway or with problems:
- Starting major construction without a technical plan to "save on architect's fees." The city council will halt the work at the first sign of complaint from a neighbor. Fines, indefinite suspension, and the obligation to legalize the work afterward (which costs twice as much).
- Hiring an architect and a construction company without prior coordination. The architect creates a project that the construction company considers unworkable or overpriced, and vice versa. Constant arguments and missed deadlines.
- Accepting a construction company's quote based on an incomplete project. The price systematically increases because each undetailed item is charged as an "extra.".
- Don't stipulate in the contract who decides what. It must be clearly stated in writing who approves project modifications, material quality, and timelines. Without that, everyone will act in their own self-interest.
- Forgetting the quantity surveyor. In major construction projects, it's mandatory. Their absence invalidates the project management and can prevent the final certificate from being issued.
If your renovation involves an apartment in Palma or any other area of the island, it's also worth reading our specific guide on apartment renovations in Mallorca, where we detail the complete process and the closed budget model that reduces many of these risks.
Recommendation based on your type of renovation
To help you make a quick decision, here is our honest criterion based on the type of work:
- Cosmetic renovation without affecting general installations (painting, laminate flooring, furniture replacement): construction company only. No technical project required. Prior notification to the city council is required if the interior facade is affected.
- Kitchen or bathroom renovations without affecting the building's main utilities: only contractors with proven technical experience are permitted. Prior notification or a minor permit may be required depending on the municipality.
- Complete apartment renovation including layout change, new installations and/or windows: architect + surveyor + construction company. Model A or C according to your preference. Major license required.
- Renovation involving modifications to load-bearing walls, expansion of surface area, or change of use: architect + building engineer + construction company with structural experience. Model C usually works best due to the intensive coordination it requires.
- Change of use from commercial premises to residential: architect + building surveyor + specialized construction company. Complex urban planning procedure, best with a coordinated team from the start.
In any case where you need a construction company, what we cover at Armalutx is detailed on our page of construction company in Mallorca, including the closed budget system and the LOE guarantees signed in the contract.
Frequently Asked Questions
Can I carry out major construction work in Mallorca without hiring an architect?
No. Law 12/2017 on Urban Planning of the Balearic Islands and Law 38/1999 on Building Regulations expressly prohibit it. Any work affecting the structure, layout, general installations, façade, or roof requires a technical project signed by a registered architect, with official approval and on-site supervision during construction. Proceeding without these requirements may result in work stoppage, a fine, and the obligation to rectify the situation afterward.
Who hires the building surveyor: me or the architect?
You hire them directly, just like you would the architect. The building surveyor (technical architect) signs off on the construction management and is usually recommended by the architect. Their fees are paid separately. In some cases, the architect and the building surveyor work in the same firm and offer both services together.
If a construction company tells me that it takes care of "everything," including the architect, is that okay?
It depends. If she's offering to introduce you to a collaborating architect with whom you sign a direct contract, perfect—that's model C. If she's offering to invoice the architect's fees herself without you signing anything with him, that's bad: you're losing technical independence and you don't have a direct point of contact with the project manager. Ask to see the architect's contract.
How long does it take to obtain a major building permit in Mallorca?
Between 6 and 16 weeks from the submission of the approved technical project, depending on the city council. Palma typically takes between 10 and 16 weeks. Inca, Manacor, and medium-sized municipalities take 6-12 weeks. Small inland towns can take as little as 4-8 weeks. Law 4/2025, passed in July, aims to expedite these processes in municipalities with more than 10,000 inhabitants.
Can I change construction companies mid-construction if I'm not happy?
Technically, yes, but it's a complicated and expensive process. It involves terminating the contract (with potential compensation claims), drawing up a progress report with the architect, assessing what has been completed and what remains to be done, and hiring a new construction company. The new construction company usually charges extra for taking over a project already underway and assuming the work done by the previous contractor. The sensible thing to do is choose carefully from the outset—verify references, budget templates, and legal guarantees before signing.
Request a consultation with no obligation.
If you're planning a renovation in Mallorca and aren't sure whether you need an architect or just a construction company, call us at +34 625 16 47 18 or email us at info@armalutx.com. During our initial visit, we'll assess the scope of the project, honestly determine if it's a major or minor renovation, what type of permit you'll need, and which professionals you'll require. No obligation. If your project is larger and you entrust us with the design, we'll put you in touch with our network of collaborating architects—you'll sign the contract directly with them.
