Cédula de habitabilidad and first occupation licence: when you need them

The cédula de habitabilidad (certificate of habitability) and the licencia de primera ocupación (first occupation licence) are two technical and administrative documents that certify that a home meets the minimum conditions to be lived in. They are essential for many sales and lettings, and for getting the utilities connected.

Cédula de habitabilidad

It certifies that the home meets the minimum habitability conditions (floor area, ventilation, lighting, basic services). It's issued by the regional government. It's compulsory in Catalonia (both the first certificate and renewals), the Balearic Islands and some other regions. In Madrid and Andalusia it doesn't exist as a separate document: any home with an occupation or first occupation licence is presumed to meet the requirements.

Licencia de primera ocupación

It's granted by the town hall for new builds or major refurbishments. It certifies that the building matches the approved plans and is fit to be occupied. Without it, water and electricity can't be connected in a new property, and in many regions the first sale can't be formalised by public deed.

When it affects you in a purchase

When buying a resale home, asking for the current cédula de habitabilidad (if your region requires it) or checking that the building works licence has been signed off is part of basic due diligence. In very old flats that haven't had a cédula for decades, obtaining one may require minor works to bring it up to standard.

Complete due diligence: Read the due diligence guide for investors and use RadarPro for a registry analysis of any property.