Building in the Canary Islands

We continue with another article on the topic of implementation abroad, specifically in the Canary Islands. On our blog, you can explore all articles related to international implementations. This time, we’ll focus on the differences between building in the Czech Republic and on Lanzarote.

During the renovation of Villa Ammonita, we encountered several surprises compared to our usual construction practices. In a previous article, we described the renovation process itself, but this time we’ll focus on notable differences. Here, you’ll find helpful insights to better prepare for your renovation and save yourself some stress.

Layout:

Let’s start with the layout itself and a surprise called Solana. According to regulations, washing machines cannot be placed in the bathroom or kitchen but must have a separate room in the house called a “Solana.” This room doesn’t necessarily need a roof, which means it’s quite common to see houses with an uncovered nook for the washing machine – where it can literally get rained on. Washing in the bathroom is prohibited, but washing in the rain? That’s perfectly fine.

Built-up Area:

Another curiosity we noticed in almost all properties for sale is the prevalence of unauthorized extensions. It’s a gradual process, starting with a pergola with a wooden roof, which is later enclosed with glass, effectively creating an additional room in the house. Wooden or glass roofs aren’t included in the calculation of the built-up area – only concrete counts.

These add-ons are often included in the sale price by the seller, but banks always calculate value based solely on the originally approved structure. While it’s technically possible to request approval for such modifications if they comply with regulations, don’t exceed maximum allowable coverage, and no objections are raised within five years of construction, no one ever bothers. After all, who would want to deal with the local authorities?

When buying a property, always request the Nota Simple document to verify what is officially approved.

Building Materials:

Concrete is the primary construction material, used both as blocks and cast-in-place. However, Canary Islands concrete blocks are far from what we know as permanent formwork. We nicknamed them “Canary popcorn.” These blocks are made from local gravel coated in a concrete slurry and shaped into blocks. The advantage is that they’re easy to drill into – but they don’t hold much. As a result, they’re unsuitable for high-rise buildings (which are prohibited on Lanzarote anyway) and can only be used as infill within a monolithic frame

Forget about bricks or the popular Ytong. Even though it’s manufactured in Spain (by Xella), no one works with it here, considering it too expensive. For interior work, you’ll encounter drywall, but even then, local workers have limited skills with it. More on how we taught local craftsmen to create rounded drywall corners can be found in our article Renovation the Canary Way.

Electrical Wiring:

One advantage of electrical installations is that all cables are run through conduits embedded in the walls. This is made possible by the hollow concrete blocks (which aren’t filled with concrete). At first, this seemed like a brilliant solution, as it eliminates the need to chisel through walls when making changes to the wiring.

However, the downside is that compact cables – meaning three wires in a single sheath – are unheard of here. Instead, each wire is pulled through the conduit individually. This offers no benefits whatsoever and is incredibly labor-intensive, as the wires tend to get tangled inside the conduit. From their perspective, our wiring practices must seem like science fiction.

Water and Sewage:

Another unique feature of the Canary Islands is the lack of natural spring water. All water comes from desalination, a field where Spain is a global leader. Lanzarote’s first desalination system was built in the 1960s, making it the first in Europe. However, with increasing water consumption on the island, these systems occasionally shut down. To counter this, every house has its own water tank, which serves as a reserve during supply interruptions.

Water heating is mandatory with solar panels. As a result, you’ll see solar-heated boilers on nearly every roof. However, solar heating has a significant downside: if you take a shower in the evening, cold water refills the boiler, and the solar panel can’t heat it overnight. So, morning showers can be quite refreshing. On the bright side, the water won’t be freezing, as temperatures on the island rarely drop below 15°C, meaning the water in the tank stays reasonably warm.

Sewage systems also come with surprises. Every bathroom has a circular floor cover, serving as an inspection hatch for a collection trap connecting all bathroom fixtures. This also doubles as an air intake for the waste pipe system. If your construction company happens to block it, be prepared for the system to draw air from unexpected places, like the air conditioning unit, which can cause a “gurgling” sound in your bedroom.

Insulation:

Insulation is a discipline largely disregarded on the islands. It’s considered unnecessary. The biggest shock came with bathrooms: shower trays are simply placed on the concrete floor without any waterproofing. If you insist on insulation, they’ll resolve it by laying construction-grade plastic under the concrete. After all, any water that leaks from the shower “just goes into the ground.” This explains why nearly every house you might consider buying has damp spots along the base of the walls.

Roof insulation is treated slightly better. Most houses feature mixed roofs, with both sloped and flat sections. Like it or not, the flat parts must be insulated, as the overnight humidity produces so much water that in the morning, it looks as if it’s been raining.

Still, it’s worth checking for damp spots under the ceiling when purchasing a property.

Common Interior Materials:

Wood is a very expensive luxury on the islands, much like in Portugal. Supply is minimal, and even finding wood for a terrace can be a challenge. While high-end projects may feature wood flooring, the local climate isn’t kind to it. You’ll quickly notice warped floorboards. Most floors are typically finished with tiles, which come in a wide variety. It’s no surprise that Spain and Portugal are Europe’s largest producers of tiles.

On Lanzarote, you’ll often encounter simple concrete floors with a white finish, both indoors and outdoors. This was a favored solution by César Manrique, who had a profound influence on the island. The challenge lies in selecting the right paint. Despite being the most common material with a broad selection, the quality often disappoints. Matte floor paints are especially problematic as they retain marks and are impossible to clean. Only glossy finishes are suitable for maintenance. It took us four tries to find the right manufacturer.

Work Progress:

Another surprising aspect of new builds is that windows are installed almost at the very end of construction. Most unfinished houses already have electrical wiring, complete with switches, flooring, and bathroom tiling – but no windows. You can probably imagine how clean the construction site is. All work is done directly on finished floors, and scratches are seen as minor details that no one bothers to address.

Fences and Gardens:

On Lanzarote, there’s a rule that walls around houses cannot exceed 50 cm in height. It’s one of the most frequently violated regulations. Adding height with a “transparent” material, such as mesh or glass, is permitted. However, you’ll often notice gradual height increases on walls around nearly every other house. 

A popular material for walls is local volcanic stone, which surprisingly isn’t cheap. Despite its appearance, it’s extremely durable, and drilling into it is quite labor-intensive.

Most gardens are covered with black volcanic gravel, called pikon. This material is excellent for retaining atmospheric moisture, which benefits plants. Additionally, construction companies often use it to cover up construction debris.

Furniture:

The local humidity doesn’t only affect wooden floors but also all built-in furniture. Almost every piece gives off a “musty” smell, which is always a sign of mold. That’s why we decided to remove all the original built-in furniture and replace it with open designs that allow for proper ventilation. Beds were swapped for concrete “platforms” with just a mattress on top.

The selection of ready-made furniture on the islands is extremely limited. This is due to the small market size, and even the local IKEA is comically small. Choosing furniture often feels like an endless loop of visiting the few shops available on the island and convincing yourself it’s “good enough.”Large e-shops that operate on the mainland and even partially in the Balearic Islands refuse to ship to the Canaries. The main reason is the completely different tax system. While the mainland follows the standard VAT, the Canary Islands operate under IGIC – a reduced tax designed to stimulate local economic activity. The rate is much lower (7% compared to 21% on the mainland), but all goods shipped to the islands, including personal items, must go through customs clearance.

In the end, we found a reliable solution for importing goods from the mainland. We purchase items from a Spanish e-shop and have them delivered to a prearranged warehouse with a shipping company at the port. Once the container is full, the shipment heads to Lanzarote. The same company also handles transfers between the islands efficiently.

What’s in Short Supply on the Island:

• Siphons – We found only one store where two “decorative” siphons sat in a dusty display case. Otherwise, only basic plastic ones are available.
• Chairs – The selection is painfully limited. We ended up shipping vintage chairs from the Czech Republic.
• Lighting – All of our fixtures were brought in from the Czech Republic.
• Textiles – Bedding, curtains, towels – if you’re not satisfied with the offerings at IKEA or JYSK, it’s better to pack these in your suitcase.

You might find the points above discouraging when considering a renovation, but the truth is quite the opposite. Despite these challenges, the cost advantage is undeniable. Both property prices and construction costs are incredibly low compared to the Czech Republic – at about 50% of the expense of a renovation back home.

Renovations on the islands are absolutely possible; you just need to keep an eye on everything. That’s where we come in – to oversee the entire process and ensure you get a unique local property built to the standards we’re accustomed to in the Czech Republic. Whether you’re considering a new build or a renovation project, we’re here to help. If you’re thinking about a similar endeavor, don’t hesitate to get in touch. You can read more on this topic on our Abroad page.

by Radka - 22. 1. 2025