Renovation & construction
Libro del Edificio: what a buyer learns from the building's file
The Libro del Edificio gathers the design, maintenance instructions and a building's history. What it shows a buyer, how to read the ITE result and what to ask the administrator before arras.
The Libro del Edificio (the building book) is the building's file: the design with its amendments, the completion certificate, the list of those who took part in construction and the instructions for use and maintenance that the developer hands to the users (art. 7 LOE). Owners are obliged to keep it and pass it on (art. 16). For a buyer, together with the ITE report, it shows what condition the building is in and what costs await it.
What the Libro del Edificio is and what it contains
Under the LOE (Ley de Ordenación de la Edificación), the Libro del Edificio includes the documentation of the finished construction: the design with approved amendments, the completion certificate, the list of those who took part in construction and the instructions for use and maintenance of the building and its systems. The Generalitat describes the llibre de l'edifici as a technical study of the building's characteristics with instructions for use and maintenance that extend its service life and prevent deterioration, together with a list of energy efficiency measures (Generalitat).
It is not an archive of drawings but a working document: what the building is made of, which parts need regular maintenance and what must be done so the building does not wear out faster.
Which building documents to request and from whom
In a new building the Libro del Edificio is handed over by the developer; an old one may not have it, and then the main information comes from the ITE and the community's minutes.
| Document | What it shows | Who to ask |
|---|---|---|
| Libro del Edificio of a new building | The design, completion, those who built it, maintenance instructions | Community administrator, developer |
| Llibre de l'edifici of an existing building | Diagnosis, maintenance plan, energy efficiency measures | Community administrator |
| ITE report and certificat d'aptitud | The building's defects and the certificate's validity | Administrator, seller |
| Meeting minutes | Works agreed and derramas (special assessments) | Administrator |
The owners' duty to keep and pass on the building's documentation, guarantees and insurance is set out in art. 16 of the LOE. So the absence of the file in a new building is in itself a question for the seller and the administrator.
How the Libro del Edificio relates to the ITE
For an old building the key document on its condition is the ITE (Inspección Técnica de Edificios, the mandatory technical inspection). In Catalonia residential buildings undergo it before they reach 45 years of age, and the result is recorded in a certificat d'aptitud (fitness certificate) whose validity depends on the defects found (Generalitat, ITE).
| ITE result | Type of certificate | Validity |
|---|---|---|
| No defects | Fit, no defects | 10 years |
| Minor defects | Fit, minor defects | 10 years |
| Significant defects | Provisionally fit, inspections every 2 years | 6 years |
| Serious defects, urgent measures carried out | Fit with precautionary measures, inspections at least once a year | 3 years |
| Serious defects without urgent measures | Refusal of fitness | Not issued |
For a buyer the table reads simply. A 10-year certificate with no defects speaks of a building with no known problems, and a provisional one for 6 or 3 years of defects that the community will have to put right at the owners' expense. The year of construction for the ITE, according to the Generalitat's explanation, is determined from Catastro (cadastre) data. The procedure itself is covered in detail in the article on the ITE.
Why preparing the file often foreshadows renovation
Preparing the llibre de l'edifici for an old building often goes together with a rehabilitation plan. The Generalitat subsidised, from Next Generation EU funds, the preparation of a llibre or a rehabilitation project for buildings constructed before 2000, if owners declared an intention to carry out works and the building had an ITE, with a total budget of 43 M€ over several years. Which assistance programmes are available now is covered in the article on Next Generation subsidies.
For a buyer this is a signal: if the community has commissioned a diagnosis, decisions on the roof, facade or building services are likely in the coming years. So it is necessary to find out whether amounts and timing have already been discussed, not just the intention.
What to ask the administrator before the deposit
Questions about the building are asked in writing, because the seller knows the flat better than the building.
- Whether there is a Libro del Edificio or a llibre de l'edifici of an existing building, and whether a copy or summary can be obtained.
- When the ITE was carried out, which certificate was issued and until what date it is valid.
- Which defects the report lists and whether the works it called for have been done.
- Whether meetings have discussed rehabilitation, the roof, the facade, the lift and how they will be financed.
- Whether there is a reserve fund and approved derramas.
How to read meeting minutes and the community's debt certificate is covered in the article on the comunidad.
When the Libro del Edificio does not work as a check
The file does not work as a guarantee of condition: it is an instruction and a history, not a fresh inspection. A building with a complete Libro del Edificio but without the maintenance it prescribes may be in worse condition than an old building without a file and with a good ITE.
Nor does it replace a technical inspection of a specific flat: damp, wiring and layout changes inside the flat are not visible in the building's file. When buying a new build, a check of the developer's guarantees is added to the file; the article on a new build from a developer covers this. DNPI values a flat taking into account works planned in the building as part of a value analysis.
Questions and answers
Is a developer obliged to hand over the Libro del Edificio when a new build is bought?
Yes. Under art. 7 of the LOE, the documentation of the finished construction makes up the Libro del Edificio and is handed to the building's end users. Owners are obliged to keep it and pass it on.
What should I do if an old building has no Libro del Edificio?
This is a common situation for buildings constructed before the requirement. Then the ITE report, the fitness certificate with its expiry date and the meeting minutes on planned works are requested.
How does the Libro del Edificio relate to the ITE?
The Libro describes the building and its maintenance, while the ITE checks its current condition. The ITE result is recorded in a fitness certificate valid for 3 to 10 years depending on the defects.
How long is an ITE certificate valid in Catalonia?
According to the Generalitat's explanation, 10 years with no defects or minor ones, 6 years with significant defects with inspections every two years and 3 years with serious defects after urgent measures.
Who keeps the Libro del Edificio in an apartment building?
Usually the community administrator. A copy or summary is requested through the seller or directly from the administrator before the arras are signed.
