AFO and DAFO in Andalucia – What Property Buyers Need to Know
If you’ve been searching for a peaceful country retreat or an inland villa in Andalucia, you’ve probably come across the terms AFO, DAFO, RAFO, or similar variations. These acronyms can feel confusing at first, but if a property hasn’t followed the traditional legal building process, they’re crucial to understand.
AFO and DAFO in Andalucia: What You Need to Know Before Buying a Rural Property
To shed some light on the topic, we spoke with Beatriz from Aybar Architecture, a specialist in helping property owners navigate the AFO and DAFO process in Andalucia. Her insights are particularly helpful for anyone buying a home that has been extended, modified, or built without the correct planning permissions.
What Is an AFO or DAFO?
Although the name changes from town to town, the purpose is the same:
An AFO (Asimilado Fuera de Ordenación) or DAFO is the procedure used to regularise buildings that were constructed without the proper licences.
It doesn’t make the property “legal” in the same way as a house built with full planning permission, but it does give the building official recognition and allows the owner to use it legally and access certain services.
For many owners, this is the only route to:
- Renovate the home legally
- Improve its value
- Bring the property in line with current regulations.
Can You Buy a Property Without an AFO?
Yes, in Spain you can legally buy or sell any property, even one with a demolition order. However, the value, insurability and usability of the property may be affected if its situation isn’t regularised. This is why lawyers and architects strongly recommend understanding the property’s legal status before completing a purchase.
How Properties Become “Out of Regulation”
A property is fully legal only if:
- The owner obtained planning permission
- An architect supervised the build
- The town hall issued a licence of first occupation after inspecting the home.
Many rural homes didn’t follow this process. Extensions were added over the years, homes grew room by room, and paperwork didn’t always keep up.
This is where the AFO and DAFO process in Andalucia steps in.
How an Architect Assesses the Property
Before starting the AFO, a specialist architect will prepare a planning assessment report, which includes:
- Checking for an existing licence of first occupation
- Reviewing the property’s age, classification, and protections
- Identifying risks (rivers, roads, electricity lines, flood zones, etc.)
- Comparing the real building with the permissions at the town hall
- Reviewing local and regional regulations
- Detailing what works are required to bring the property up to standard
- Providing estimated costs and timeframes
This report is essential because not all properties can be regularised. Some have protections or restrictions that make an AFO impossible.
Why Each Town Hall in Andalucia Is Different
Spain’s planning system is famously local. Even though Andalucia has its own regional framework, each municipality applies its criteria differently. That means that costs, requirements and timeframes may vary. Some town halls are faster (e.g. 9 months) and others can take years. Some, like Monda, may technically allow AFOs but do not issue them in practice This is why you need someone who understands your specific municipality, not just the general law.
Typical Costs Involved in the AFO or DAFO Process
Costs depend on many factors, such as:
- Size of the property
- Age (older properties may pay reduced taxes)
- Required works
- Technical reports
- Town hall taxes (often the biggest cost)
- Common additional expenses include:
- Installing a modern ecological septic tank
- Bringing water or electricity systems up to standard
- Repairs needed to meet habitability requirements
- Topographical surveys
- Architectural fees
- Many septic tanks alone cost €6,000–€7,000.
Is There a Guarantee You’ll Get an AFO or DAFO?
Unfortunately, no. The town hall must confirm that all the requirements are met; meeting 19 out of 20 is not enough. This is why the initial planning assessment is so important. It prevents buyers from spending thousands on a process that may not be possible.
When Do You Need an AFO?
You need an AFO if there is no licence of first occupation, or the licence does not match the property as it stands today …then an AFO or an updated licence will usually be required. If you want to renovate or extend the property, the town hall typically will not issue permits until the AFO has been granted.
Where Does Aybar Architecture Work?
Aybar Architecture specialises exclusively in AFO and DAFO in Andalucia. Each region in Spain has its own rules, so working with a specialist in the local regulations is essential.
Our final Advice for Buyers
Before buying a rural property or one without a licence of first occupation in Andalucia, ask an architect to carry out a planning assessment report before purchase. You can use the report to negotiate the price as many buyers and sellers share the cost of the AFO. Check timeframes because some AFOs take months; others take years. And do understand that not all properties can be regularised.
Having the right team in place, lawyer and architect, helps you avoid surprises and ensures you know exactly what you’re buying. Contact our team for help in both Andalucia and other parts of Spain.
