The quantity surveyor is the one who oversees the physical execution of a renovation: they ensure that the construction matches the plans, sign off on the project management, and are responsible for the quality of the work. In Mallorca, their fees range from 3% to 5% of the total construction budget in 2026, or between €3,000 and €5,000 for individual project management services. At Tecnic Project, quantity surveyor services are included in all the renovations we carry out.
There comes a point in every major renovation when someone asks who's in charge. Not the one laying the bricks or the one drawing up the plans: the one verifying, day after day, that what's being built matches what was agreed upon. That's the quantity surveyor, and in Mallorca their role becomes even more crucial than usual, because a lot of old buildings are renovated here—marés stone, joist floors, village houses with load-bearing walls—where surprises are not the exception but the rule.
What does a quantity surveyor do in a renovation project?
A quantity surveyor oversees the physical execution of the works: setting out, controlling materials and work units, verifying compliance with the project and the regulations, keeping financial control of the certifications and signing the final certificate. This is the professional who answers for as it is built, as opposed to the architect, who answers for that it is built.
In a renovation project in Mallorca, their actual work involves:
- Preliminary visit and diagnosis of the condition of the slabs, walls and installations before touching anything.
- Re-establishment of the work on the actual property, which almost never coincides with the original plans.
- Execution control: that the beam being reinforced is reinforced properly and that the material received is as specified.
- Health and safety coordination, mandatory when several companies are involved.
- Cost control and validation of certifications before payment is made.
- Final work certificate, without which the license is not closed nor the certificate processed.
The Building Regulations Act defines this role as director of the execution of the works and assigns direct liability for damage arising from defects in execution. It is not a formality: this is the person who signs to say the work is properly done.
When is a quantity surveyor required for a renovation project in Mallorca?
It is mandatory whenever the renovation is major works: when the structure is touched, the building envelope is modified, the use of the property is changed, or the layout is substantially altered. For minor works — changing wall tiling, sanitary ware, interior joinery or services without touching the structure — site supervision is not required.
The line isn't drawn by the budget, but by what gets touched. These are the cases in Palma that most frequently cross the line:
- To open a gap in a load-bearing wall to join the kitchen and living room.
- Replacing or reinforcing joists, very common in flats from the 60s and 70s with concrete joists affected by aluminosis or corrosion.
- Enclosing a terrace or modifying the facade, which also affects the building's envelope.
- Changing the use of premises to a home requires a complete project.
- Any intervention in a listed building or within the historic center.
The Palma City Council publishes the requirements and documentation in its electronic headquarters. If you have any doubts about which category your renovation falls into, we can explain it in which works require a quantity surveyor and in what are considered minor works.
How much does a quantity surveyor cost in Mallorca?
The fees of a quantity surveyor in Mallorca range between 3 and 5% of the construction budget in 2026. For small renovations, a lump sum fee is charged, starting from around €1,500, and a complete project management contract usually ranges between €3,000 and €5,000.
| Charge | Estimated cost 2026 | When does it apply? |
|---|---|---|
| Management of material execution | 3-5 % of the PEM | Major works with a project |
| Standalone site supervision | 3.000-5.000 € | Medium-sized renovations with a project already drafted |
| Minor renovation, both above ground | From €1,500 | One-off interventions without structure |
| Health and safety coordination | 0.5-1.5 % of the PEM | When several companies participate |
| Final work certificate | 300-800 € | License and ID card closure |
These fees are indicative: since the liberalization of professional associations, there are no mandatory fees, and the Official College of Quantity Surveyors and Technical Architects of Mallorca publishes reference scales, not fixed prices.
In a renovation contracted with us, this item is not billed separately: the technical management of the project is included how much the project and site supervision of a renovation cost we break down how it is divided when contracted separately.
What is the difference between an architect and a quantity surveyor?
The architect designs, and the quantity surveyor executes. The architect drafts the plans, defines the solution, and signs off on the site supervision; the quantity surveyor oversees the construction, controls the quality of the work, and manages the budget. In major construction projects, both are necessary and sign separate documents.
In practice, a home renovation in Mallorca typically involves the following division of responsibilities: the architect decides whether a wall can be opened up and what reinforcement is needed; the quantity surveyor verifies that the metal framing delivered to the site matches the calculations, that it is properly shored up, and that the shoring is not removed prematurely. When the second role is missing, the plans can be impeccable, but the construction work can still be flawed.
Is a quantity surveyor required if the renovation is done by a turnkey company?
It depends on whether the works are major or minor, not on who carries them out. If the renovation is major works, site supervision is mandatory even if you hire a single company: what changes is that the company can provide the technical supervision itself instead of you hiring it separately.
That's the practical difference between hiring individual tradespeople and hiring turnkey. With trade associations, the owner ends up acting as coordinator without actually being one, and hiring the technician independently. With a company that integrates the technical management, there's only one point of contact and one person responsible if something doesn't work. That's how we work: the technical management is integrated into the renovation, and the person who signs off on the work is the one actually carrying it out.
Frequently asked questions about the quantity surveyor in Mallorca
Can I carry out a complete renovation without a quantity surveyor in Mallorca?
Only if the renovation does not touch the structure, the envelope, the use or the layout substantially — that is, if it is minor works. A full renovation limited to replacing services, finishes and interior joinery can be processed without site supervision. As soon as a load-bearing wall is opened, a floor slab is reinforced or a terrace is enclosed, it becomes major works and the surveyor is mandatory.
Who hires the quantity surveyor, the owner or the construction company?
Legally, the project developer, who in a home renovation is the owner, hires the technical manager. However, it's common for the construction company to include the technical management in its proposal, in which case the owner signs a single contract. Both approaches are valid; the second concentrates responsibility in a single point of contact and prevents the owner from having to coordinate two parties.
What happens if I carry out major works without a site supervision in Palma?
The work remains unauthorised and the town council can open urban-planning disciplinary proceedings, with a stop-work order and a fine. The final certificate of works is also not issued, and without it the permit cannot be closed nor the cédula de habitabilidad renewed, which blocks the sale or letting of the property. Legalising it afterwards usually costs considerably more than having done it properly from the start.
Is the quantity surveyor liable if a defect appears after the work is completed?
Yes. The Building Regulations Act establishes liability periods of ten years for structural damage, three years for damage affecting habitability, and one year for finishing defects, and the construction manager is liable for construction defects within those periods. This is one of the compelling reasons for not omitting this role in a project involving structural elements.
Do I need a quantity surveyor to convert a commercial space into a residential property in Palma?
Yes. A change of use requires a technical project and full professional supervision, because it's necessary to demonstrate that the premises meet habitability requirements: ceiling height, ventilation, natural lighting, and accessibility. It's one of the longest procedures we handle, and we explain it in full in change of use from premises to a home in Palma.
Talk to us before signing the project
If you're considering a renovation that involves structure or layout changes in Palma or elsewhere on the island, it's cheaper to resolve any technical questions before commissioning the project, not afterward. For example construction company in Mallorca with our own technical team, we can tell you during a visit whether your renovation qualifies as a major or minor works, what documentation you'll need, and the realistic scope of work available. Contact us from contact o request your appointment and we see it on the property.
