Renovating a 1970s or 1980s villa on the Costa Blanca: what to check first

An older villa can offer an excellent starting point, but a renovation should begin with understanding the building—not choosing the kitchen or the floor finish.

Before designing, understand the existing building

A house built several decades ago may no longer match its original drawings. Extensions, enclosed terraces, porches, pools and internal alterations may have been added over time. Compare the building as it stands with available planning documents, previous permits, cadastral records and Land Registry information. Differences need investigation: they may affect what can be included in a new renovation.

Structure: before removing a wall

Opening the kitchen to the living room is a common ambition. Before removing a wall, establish whether it carries loads and how the floors, beams, columns and foundations work together. Older buildings can combine several structural systems and later alterations. Any opening or reinforcement requires an assessment and a suitable design; appearance alone cannot establish whether demolition is safe.

Roofs, terraces and damp

Inspect waterproofing, falls, outlets, downpipes and junctions between the original building and later additions. A damp patch does not necessarily identify the point where water enters. Distinguish leaks, moisture from the ground and condensation before selecting a repair. Painting over the symptom will not address its cause.

Insulation: assess the whole envelope

A thick wall does not necessarily provide good insulation. Depending on their construction and previous improvements, older homes may have limited insulation and significant thermal bridges. Consider the roof, walls, windows, shading and ventilation together. Priorities should follow the condition and use of the house, not a universal specification.

New windows need a ventilation strategy

Modern windows can improve comfort and airtightness, but surrounding walls and junctions still matter. Reducing uncontrolled air leakage also changes how moisture leaves the home. Assess ventilation and condensation risk alongside replacement windows, rather than assuming that glazing alone resolves every problem.

Solar protection matters in a Mediterranean climate

A large window facing the view may also admit unwanted summer heat. Orientation, glazing, external blinds, overhangs, awnings and vegetation should be considered together. The objective is to use sunlight where it is beneficial and manage it where it causes overheating.

Review services before choosing finishes

Electrical systems, plumbing, drainage, hot water and heating or cooling should be checked before deciding what to retain. If floors and ceilings will be opened, coordinate the necessary upgrades with those works. Planning routes and equipment positions early reduces the likelihood of having to disturb completed finishes.

Decide what is worth keeping

Renovation need not erase the character of a home. Well-positioned porches, distinctive materials, mature planting and the relationship with the plot may be valuable assets. Assess their condition and performance before deciding whether to retain, repair or replace them.

Design indoor and outdoor spaces together

Improving the connection between living spaces, a terrace and the garden can change how a home is used. Consider shade, circulation, thresholds and drainage as part of the same design. A larger opening only works well when the outdoor space beyond it is comfortable and functional too.

Check the planning status of old extensions

An enclosed terrace or additional room should not automatically be assumed to be authorised. A cadastral record is not a building permit, and age alone does not establish planning legality. Available permits, applicable planning rules and the individual circumstances must be examined before proposing further work.

Energy efficiency starts before equipment selection

Assess opportunities to reduce heating and cooling needs through appropriate shading, insulation, airtightness and ventilation. Then size the services for the improved building. Equipment choices should reflect the project and patterns of occupation; no particular system is the right answer for every house.

Renovating in phases

Phasing can be useful, but it needs an overall plan. Safety issues and active leaks may need early attention. Envelope improvements should be coordinated with future window, service and finish work. The sequence must suit the individual building, so that one intervention does not have to be undone to make the next possible.

Where to start

Start with a measured survey, a review of building condition and planning information, and a clear brief. These establish the constraints and opportunities before detailed design decisions. Renovating an older villa can offer considerable potential, but the best approach depends on its actual condition, your needs and the available budget.

Thinking about renovating a home in the Marina Alta?

At OMarquitectura we consider design, construction, services and planning matters together. We work with you to understand the property and define an appropriate scope before deciding what to change.

Let’s talk about your renovation.

Tell us about the property and what you would like to change.