What are the minimum habitability conditions in Madrid?

Finding a property in Madrid that meets the legal requirements and minimum conditions of habitability should be the norm, but unfortunately this is not the case. To make sure that the property you want to buy or rent meets the minimum standards of habitability, it is essential to be aware of the regulations governing the Spanish capital.

Main minimum habitability conditions in a house in Madrid

From minimum floor space to ventilation and lighting requirements, we will explore in detail the key aspects you need to consider.

The dwellings must be exterior

One of the fundamental requirements for a property to be considered habitable in Madrid is that it must be exterior. This implies that the property must have at least one opening in a façade facing a public road, a public open space or a courtyard that complies with the specifications of the General Urban Development Plan of Madrid (PGOUM).

• Opening in the facade: The dwelling must have at least one window or door opening onto a public road or public open space.
• Facades facing courtyards: Dwellings are allowed to have facades facing private courtyards, as long as these comply with the dimensions and conditions established in the PGOUM.

Minimum frontage of 3 meters

To ensure adequate natural lighting and ventilation, the regulations establish that each dwelling must have a façade of at least 3 meters in length. In addition, this facade must face a habitable part, such as a living room, dining room, kitchen or bedroom.

Facade to Habitable Part

The minimum frontage of 3 meters must give access to a habitable room that meets the following requirements:

• Usable area greater than 12 m2: Not including bay windows or other elements.
• Inscription of a circle 2.70 meters in diameter: This circle must be tangent to the wall where the window or door providing light and ventilation is located.

Minimum living area

The minimum floor area of a dwelling in Madrid has been subject to recent modifications. Previously, the 1997 PGOUM established a minimum useful area of 38 m2, which could be reduced to 25 m2 in certain cases.

However, the latest modification of the PGOUM, approved in November 2023, establishes that the minimum useful area of a dwelling must be 40 square meters. minimum useful surface area of a dwelling must be 40 square meters, excluding terraces, balconies and spaces with a free height of less than 220 centimeters.excluding terraces, balconies and spaces with a clear height of less than 220 centimeters. This new regulation also allows open-plan dwellings without compartmentalization, except in the bathroom.

Minimum conditions per stay

Each room of the dwelling must comply with specific minimum conditions to guarantee its functionality and comfort. These conditions are detailed in the PGOUM and in the Order of February 29, 1994.

Kitchen

• Minimum surface area: 7 m2
• Inscription of a circle of 1.60 meters in diameter: Tangent to the wall where the window or door that provides light and ventilation is located,
• Smoke and gas evacuation: It should have an independent fume and gas extraction system, preferably with an outlet to the deck. If this is not possible, an extractor hood with a carbon filter can be installed.

Living/dining room:

• Minimum area: 14 m2.
• Inscription of a circle of 3 meters in diameter: Tangent to the wall where the window or door providing light and ventilation is located.

Master bedroom:

• Minimum area: 12 m2.
• Inscription of a circle 2.70 meters in diameter: Tangent to the wall where the window or door that provides light and ventilation is located.

Secondary bedrooms:

• Minimum surface area: 7 m2
• Inscription of a circle of 2 meters in diameter: Tangent to the wall where the window or door providing light and ventilation is located.

Bathroom:

• Composition: Must include shower or bathtub, sink and toilet.
• Minimum surface area: 3 m2
• Independent access: The bathroom cannot be accessed from the kitchen or from a bedroom.
• In dwellings with more than one bathroom: One of them must have independent entrance, while the rest may have access from the bedrooms and may have dimensions and composition less than 3 m2.

Aisle

• Clear width: 90 cm.

Minimum clear height:

• Habitable rooms (except kitchen): 2.50 meters.
• Kitchen and non-habitable rooms: 2.20 meters.

Passage openings:

• Entrance door: 0.80 meters wide by 2 meters high.
• Passing door: 0.725 meters wide by 2.03 meters high.

Clothesline:

• Minimum surface area: 3 m2.
• Direct natural ventilation: Must have direct natural ventilation.
• Visual protection system: Must have a system that makes it difficult to see the clothes laid out from the road or public space.

Ventilation and lighting conditions

To ensure a healthy and comfortable indoor environment, the regulations establish specific ventilation and natural lighting requirements.

• Exterior habitable rooms: All habitable rooms should be exterior, ensuring adequate access to natural ventilation.
• Minimum area of lighting openings: Lighting openings, such as windows, must occupy at least 12% of the usable area of the habitable part.
• Natural ventilation: Natural ventilation openings must have an area greater than 8% of the usable area of the plot.
• Ventilation of non-habitable rooms: Ventilation of non-habitable parts, such as bathrooms, corridors and hallways, can be accomplished through direct, ducted or forced natural ventilation.

Hygienic conditions

The regulations also establish hygienic conditions that seek to ensure the health and safety of the dwellings.

• Floor Location: No newly constructed dwelling may be located below the level of the ground in contact with it.
• Piece in plant inferior to the ground floor: In single-family dwellings it is permitted to locate any piece on the floor immediately below the ground floor, provided that the conditions of ventilation and natural lighting are met.

Knowing the minimum living conditions of a home in Madrid is essential to ensure a comfortable and safe living experience. By understanding these requirements, you will be better prepared to make informed decisions when looking for a home in the Spanish capital.

Remember that this information is based on the sources provided and that regulations may be subject to change. It is always advisable to consult a professional or the Madrid City Council for the most up-to-date information.

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