Construction Law and Legal Framework
Construction Law and Legal Framework tests how a perito applies Spanish building law to real disputes: who is who on site, which guarantee period applies, and how public and private works are procured and licensed.
The LOE agents
The Ley 38/1999 de Ordenación de la Edificación defines the promotor (promotes and finances), proyectista (design), constructor (executes), director de obra (technical direction of the works) and director de ejecución (direction of execution and quality control). Entidades de control and suministradores provide certification. Each has distinct duties, but liability is joint and several.
Guarantee periods (LOE art. 17)
- 1 year: acabados and finishing defects.
- 3 years: habitabilidad, installations and waterproofing.
- 10 years: structure and foundations.
Licensing and procurement
Works need a licencia urbanística before start and, in many regions, licencia de primera ocupación before use. Public works follow Ley 9/2017: presupuesto base de licitación, solvency, award criteria and modified contracts.
Worked example
A roof terrace leaks into a flat four years after the acta de recepción. Waterproofing is a habitabilidad element, so the 3-year period has expired. The perito should check whether the defect comes from a structural element (10 years) or a finishing defect (1 year); otherwise the claim fails unless a longer contractual guarantee was agreed.
Traps
Mixing the 3- and 10-year periods; assuming the promotor is never liable; confusing director de obra with director de ejecución; ignoring regional licensing rules.