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Aparejador in a helmet and hi-vis vest checking the plans on a tablet inside a scaffolded building being refurbished in Palma

Aparejador and site management in Mallorca

Our aparejador (technical architect) keeps watch over your build for you: that what gets built is what the project says and what you pay for. IEE building reports and pre-purchase surveys too.

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  • Office in Palma de Mallorca

Why Greenox

01Weekly site visit, written into the contract
02Photo report after every visit
03Fixed fees in writing
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We get back to you within 24 working hours. No obligation, and you pay nothing before signing.

Dr. Lennart Jünemann · Coordinates your aparejador and sends you the reports · Spanish, German and English

Aparejador and site management

Site management in Mallorca: what our aparejador does on your project

An aparejador, or technical architect, is in charge of site management in Mallorca: they direct the construction work, check the setting-out, the materials and the quality, put instructions in writing and sign the final certificate. You need one on every home-building project that requires a project and, in Palma, on many partial renovations too: façade, roof or windows with scaffolding, layout changes under 60% and solar panels or chargers.

The aparejador is on your side: they check that what is being built is what the project says and what you are paying for. On our projects they work with our architects in Mallorca and with the site manager who coordinates the trades, but they answer to you and put in writing what they see. If another company is doing the building work, we can also supervise its construction.

  • Directing construction on works with a project and licence
  • Technical supervision of prior-notice works (comunicación previa) in Palma
  • Health and safety coordination during the works
  • Checking materials, measurements and interim certificates
  • IEE building assessment for your community of owners
  • Pre-purchase survey: damp, cracks, installations
  • Remote follow-up with reports and photos if you live elsewhere
  • Final certificate for the first-occupation licence
Flat under renovation in Palma with the new pipes exposed, green shutters and a worker by the window

Step by step

How we manage your project

Tell us what you need

  1. You tell us about your project

    By WhatsApp, phone or form. Within 24 hours on working days we tell you whether it needs technical supervision and what it costs.

  2. Project review

    Before work starts, we review the project, the budget and the works programme, and agree the visit schedule with you.

  3. Setting-out record

    We check the setting-out and open the site instruction book (libro de órdenes). From that day on, every instruction to the builder is put in writing.

  4. Weekly visit and report

    Every week we visit the site and send you a report with photos: what's fine, what needs correcting and the next step.

  5. Final completion certificate

    We go through every item with you and sign the final certificate, which you need for the licencia de primera ocupación (first-occupation licence).

What we guarantee

What we commit to in writing

An aparejador who never sets foot on site is no use at all. That's why the visits, the reports and the price go into the contract before work starts.

  • Set visits in the contract

    At least one visit a week, and more in the phases that matter most: structure, roof and installations.

  • Report with photos

    After every visit you get photos and a clear summary: what has been done, what needs correcting and who corrects it.

  • On your side, even when we build

    Your aparejador signs off each stage (the certificaciones): anything that doesn't match the project isn't certified or paid for until it's put right. Everything is recorded in the site instruction book.

  • Fixed fees

    A fixed price for supervising the construction, with no percentages that grow with the building cost.

  • Your project, even when you're away

    If you don't live in Mallorca, we follow the work for you in Spanish, German or English, by video call too.

  • Up to date with Palma's procedures

    Comunicación previa with technical supervision, licence or IEE: we tell you what each one requires and when.

Good to know

When technical supervision is compulsory in Palma

In Palma, it's not only big projects that need a technician. The council's form 2 for comunicación previa requires technical supervision for many partial renovations, for example if you are going to refurbish the façade or install solar panels in Mallorca.

Façade, roof and windows

Rendering, cladding and painting the façade, replacing windows and repairing the roof when scaffolding is needed, plus one-off structural repairs.

Changing your layout

Changing the layout of a single home, without altering its outer perimeter, over less than 60% of the usable floor area. A full renovation already needs a licencia urbanística (building licence) with a project.

Solar panels and chargers

Rooftop solar panels and charging points go through comunicación previa with a technician, and work can start after 15 calendar days. Over 10 kW of panels, a project is required.

Your building's IEE

In Palma, blocks of flats and detached houses too must submit the Informe de Evaluación del Edificio (building assessment report) every 10 years once the building is 50 years old. If it isn't submitted, the fine is €1,050, or €630 under the reduced payment option.

Sources (in Spanish): Ajuntament de Palma (Palma city council), form 2 for comunicación previa with technical supervision (10/06/2024) and types of works, documentation and start of works (26/09/2025); Urbanisme Palma (planning department), FAQs on the IEE (13/02/2025); Ley 38/1999 de Ordenación de la Edificación (Building Act), arts. 12 and 13; Real Decreto 1627/1997, art. 3 (health and safety coordinator); Cronoshare, price of a technical architect (04/01/2026). Updated: October 2026.

Questions and answers

Frequently asked questions about the aparejador and site management

Can't find your question? Message us on WhatsApp and we will answer in Spanish, German or English.

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More services for your project

Architect in MallorcaFaçade renovationCommunities of owners
What does an aparejador do on a building project?
They direct the construction work itself. They check the setting-out and the materials delivered, make sure every element is built as the project says, record instructions in the site instruction book (libro de órdenes) and sign the interim certificates and the final completion certificate. In practice, they are the person on site making sure that what you pay for is what gets built.
Is an aparejador the same as a technical architect?
Yes. Aparejador is the traditional name and technical architect (arquitecto técnico) the name of the qualification; today many hold a degree in Building Engineering (Ingeniería de Edificación). The difference from the architect lies in the role: the architect designs and directs the works, while the aparejador directs the construction and controls the quality of what is built. On a home with a project, both work together.
When is an aparejador compulsory on a building project?
On every residential project that needs a technical project under the Ley de Ordenación de la Edificación (Building Act): new builds, extensions and changes to the structure, the façade or the use. On new residential builds, the supervision of the construction is signed by a technical architect. In Palma, many partial renovations also go through comunicación previa with technical supervision. And if more than one company or self-employed worker is on site, the client (promotor) must appoint a health and safety coordinator (Real Decreto 1627/1997).
How much does an aparejador charge for site management or a report?
Supervising the construction usually costs 3% to 5% of the net construction budget (PEM), with typical prices of €900 to €4,500, according to Cronoshare (January 2026). Health and safety coordination is charged separately, and a technical building inspection costs €170 to €700. We give you a fixed price in writing before we start.
Is the dirección facultativa the same as site management?
Not quite. The dirección facultativa is the project's technical team: the director of works, who for a home is the architect, and the director of construction, who is the aparejador. Site management (dirección de obra) is one part of that team. Together they answer for what is built matching the project, the licence and the contract, and they sign the final completion certificate.
Does my renovation in Palma need technical supervision?
In many cases, yes: the council's form 2 for comunicación previa (prior notice) requires technical supervision for work on the façade, roof or windows with scaffolding, one-off structural repairs, layout changes over less than 60% of the usable floor area, solar panels or chargers. A full renovation needs a licence with a project. Small interior works under €3,000 on urban land don't even need a comunicación previa, except, for example, in listed or protected buildings. Tell us what you plan to do and we'll let you know.
How much does the IEE cost in Palma, and when is my building due?
The price depends on the size of the building: as a guide, a technical building inspection costs €170 to €700, according to Cronoshare (January 2026). In Palma, the IEE (building assessment report) is submitted every 10 years once the building is 50 years old, detached houses included, and if it isn't submitted the fine is €1,050, or €630 under the reduced payment option. We tell you whether your building is due and give your community of owners a fixed price.
Do you carry out a survey of the property before you buy?
Yes. Before you sign at the notary, we check for damp, cracks, the roof, the electrics and the plumbing, and whether what has been built matches the Catastro (cadastral register) records. You get a report with photos and an estimate of what it would cost to fix what we find, so you can negotiate the price with facts and know what renovation lies ahead. Tell us the date of the signing and we'll schedule the visit with time to spare.

Tell us what you need

Site management, an IEE or a pre-purchase survey: within 24 hours on working days, we tell you what you need and what it costs. The first conversation is free and there is no obligation.

Your contact in Palma

Dr. Lennart Jünemann

Coordinates your aparejador and sends you the reports · Spanish, German and English

Send us photos on WhatsApp Call us: +34 694 91 56 14

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