Phases of construction of a single-family house | Guide

Building a single-family home is an exciting process that requires meticulous planning and precise execution. Understanding the phases of construction of a single-family house is crucial to ensure that the project is completed within the established time and budget. In this guide from Klic Arquitectos, architects in Estepona, we will break down each phase of the process, providing a clear and comprehensive view of what it entails to build your home.

Stages of Building a Single-Family Home

Many people might think that to build your own single-family home, you only need the land, materials, desire, and time. Unfortunately, this is a simplistic and erroneous view. To properly carry out the construction of a single-family home, several aspects must be considered. Discover with us the stages of building a single-family home.

Knowing them is highly recommended to properly supervise the construction process of your home and understand the procedures the construction company is carrying out at each stage of building your home. Let’s start explaining them one by one, in detail.

First Stage: Land Acquisition

1. Importance of the Land

• Fundamental for the project’s viability: In Spain, acquiring land is the first critical step in building a single-family home. The cost varies considerably depending on the location, being higher in urban areas (€500-2,000/m²) and coastal areas (>€1,000/m²), while in rural or less populated areas, it is lower (€30-200/m²).
• Skipping the step if you own land: If you already own land, you can proceed directly to the following stages, as long as the land is duly registered and complies with current urban planning regulations.

2. Land Classification

• Verify the land is buildable: In Spain, it is mandatory to verify that the land is classified as urban or developable to build a house. This can be checked in the General Urban Planning Plan (PGOU) of the corresponding municipality.
• Even for prefabricated houses: Prefabricated houses must also comply with local urban planning regulations, which include ensuring that the land is buildable.

3. Necessary Studies

• Topographical Survey: In Spain, although not mandatory, it is recommended to carry out a topographical survey to obtain a detailed map of the land. This study facilitates the design and location of the house.
• Geotechnical Study: It is mandatory to carry out a geotechnical study in any construction project in Spain. This analysis determines the soil’s bearing capacity, identifying possible problems such as expansive soils or hard rocks that might require special treatments.

4. Urban Planning Characteristics (Recommended)

• Information on legal limits: In Spain, it is important to obtain an urban planning report to know the legal and urban planning limitations of the land. This includes:
  • Buildable square meters: Buildability is regulated based on the buildability coefficient, which varies according to the municipality’s PGOU.
  • Maximum height: Depending on the area, there are height restrictions that must be respected, and they are clearly specified in the PGOU.
  • Maximum number of floors: Similar to the maximum height, the number of allowed floors is also regulated and depends on local regulations.

5. Advice

• Consult the architect: It is mandatory to have a registered architect to draft the construction project. The architect is responsible for designing the house in compliance with all urban planning and construction regulations. They can also manage the application for necessary licenses and permits to start the construction.

Second Stage: Design

Of all the early stages in building a single-family home, this is the one that will most influence the appearance of your house once built. In this phase, you will work with the architect to create many sketches and define the various spaces that will make up the house.

Third Stage: Architect and License

Once you have ownership of the land and all the relevant studies mentioned in the previous section, it is time to begin the legal procedures, another essential stage in building a single-family home. To do this correctly, you first need to hire an architect.

This architect will be responsible for drafting both the Basic Project and the Execution Project, whose difference is that the Basic Project is insufficient to start the construction works. In the case of single-family homes, it is generally not necessary to draft two separate projects, and you can submit only the Basic and Execution Project.

This project must first be submitted to the Architects’ Association of the Autonomous Community where the construction will take place. Once approved and certified, it must be submitted to the City Hall of the municipality where the construction will be carried out, along with the geotechnical study.

If the City Hall approves your project, you will obtain the urban planning license, essential to proceed with the following stages of building a single-family home. Note that this phase involves the payment of several fees and can take several months.

Fourth Stage: Construction

We reach the point where everything depicted in plans, designs, and sketches starts to come to life. Of all the stages of building a single-family home, this is the longest and where most problems usually arise.

Therefore, it is important to understand well everything we are going to explain in this section so that you can properly follow the construction of your home. Remember, sometimes cheap turns out expensive. The stages of building a single-family home are divided into four parts:

Foundations and Structure

In this stage, excavation is carried out to prepare the foundations of the house. The difficulty or ease of this process will depend on the type of materials that make up the buildable area of your plot. It is crucial to pay attention to the correct placement of the steel, the size of the foundation elements, and the coverings of the reinforcement.

Keep in mind that if you want to include any type of underground room, such as a garage or basement, this is the time to build it.

After the excavation, it is time to lay the concrete slab, necessary in any type of construction. The concrete slab is a non-structural element that provides a firm horizontal support in certain areas of buildings, either as a final finish or as a base for other pavements.

The next step is to carry out the slabs. The slabs are the flat elements that form the support surface of the house’s floors. Additionally, all the beams, columns, and other elements of the house’s structure must be prepared.

During this stage, networks to evacuate grey and black waters will also be implemented. You have two options: build your own septic tank or connect your sewage evacuation network to the municipal sewage system.

Installations

Once the construction stages focused on the structure are completed, it is time to begin with the coatings, insulations, and roofs. While the construction team carries out these tasks, the first pipes and the first wiring, as well as the first drainage, ventilation, and water supply lines, can be installed.

To correctly complete this part of the construction stages of a single-family home, the effective installation of the entire electrical network of the house must be carried out, including receptacles for outlets, lights, and switches. This is complemented by the installation of heating, ventilation, and air conditioning (HVAC) ducts.

At this point, the necessary insulation is included, which is common in most current homes. This insulation significantly improves the energy efficiency of the house. There are several types of insulation (glass, cellulose, foam) that should be chosen according to the climatic conditions of the area where the house will be built.

Facade and Roof

These stages of building a single-family home can alternate with the installation phase, as both depend on the building’s structure being erected. During this period, the parts of the house mentioned in the section title are built.

For the roof, you must choose the type you want. The choice should depend on the climate of the region where you will build your house and the use you want to give to the upper areas of your home. Among the various types of roofs are the flat roof, gable or hip roof, with inaccessible or accessible terrace, etc.

Regarding the facade, you must also build all the external and internal enclosures of the single-family home. This involves building the facade walls and partitions, whose function is to enclose the building and divide the interior space into different rooms.

Finishes

The last of the stages of building a single-family home before we can see the house we’ve dreamed of for so long. In this phase, the floors must be constructed, the ceiling and wall plastering with subsequent painting, wallpapering, facade cladding with single-layer mortar, facing brick, rendering, SATE systems, carpentry, etc.

Fifth Stage: Legal Procedures

The fifth and final stage of building a single-family home. Although aesthetically the house is ready to be inhabited, some legal procedures are still missing to live in it.

First, the project architect must sign the Final Work Certificate and submit it to the Architects’ Association of the Autonomous Community where the project was carried out.

The purpose of submitting this document is for the administrations to verify that the completed project was carried out according to the approval by the City Hall and the Architects’ Association. If the Final Work Certificate is approved, the owner will receive it along with the Energy Efficiency Certificate and the Building Book.

Does this mean I can move in? Not yet! To inhabit your home, you must submit the Final Work Certificate and the Energy Efficiency Certificate to the City Hall, which will assess them and, if it considers everything correct, issue the First Occupation License.

This license will allow the owner to contract and sign all the agreements for services such as electricity, water, and gas. Now, you can finally enjoy your new home!

FAQs

How long does it take to build a single-family home?

The construction time can vary, but on average, building a single-family home can take between 6 months and 1 year, depending on the complexity of the design and other factors. The planning and permitting phase can add several additional months.

What is the average cost of building a single-family home?

The average cost of building a single-family home can range between 1,000 and 2,500 euros per square meter, depending on the location, materials, and design. For example, a 150-square-meter house can cost between 150,000 and 375,000 euros.

What permits are needed to build a single-family home?

Several permits are required, including building, electrical, plumbing, and occupancy permits. It is essential to consult with local authorities to obtain a complete list of requirements. Not having the proper permits can result in fines and project delays.

Is it necessary to hire an architect to build a single-family home?

While not always mandatory, hiring an architect can be very beneficial to ensure the design is functional and aesthetically pleasing, as well as compliant with local regulations. Architects can also help optimize space and material use.

What type of soil is best for building a single-family home?

The ideal soil is stable and well-draining. Sandy or clay soils may require additional treatments to ensure a solid foundation. A soil analysis before construction can identify potential problems and solutions.

Can I live in the house while some work is still being done?

It is not recommended to live in the house until all major work is complete and an occupancy permit has been granted to ensure safety and habitability. Living in a house under construction can be uncomfortable and dangerous.

Building a single-family home is a journey full of important decisions and exciting challenges. Understanding the phases of construction of a single-family house will help you navigate it with confidence and success.

If you liked this article, we think you might also be interested in: “Types of plots for building a house.”

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