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POPULATION

Spain struggles to repopulate its deserted rural interior

Sarnago lost its last resident 37 years ago but Jose Maria Carrascosa and his association are trying hard to revive the village, an uphill battle in one of Spain's most depopulated regions.

Spain struggles to repopulate its deserted rural interior
All photos by Cesar Manso / AFP

A rural exodus, which began in the 1950s as people moved to find work in factories, has left some parts of Spain with just two people per square kilometre — the same density as in Siberia.

This is the case in parts of Castile, a vast region in central Spain where Sarnago is located, in the northern Aragon region and the southern provinces of Extremadura.

It makes Spain a “strange country within Europe” since no other similarly sized nation on the continent has such demographic deserts, Spanish writer Sergio del Molino wrote in his travel book “La Espana Vacia” (“Empty Spain”), published last year.

“The depopulation here was brutal,” said Jesus Hernandez, the mayor of San Pedro Manrique, a larger town of around 600 residents near Sarnago.   

The emigration from the region was especially fuelled by a decision in 1965 while Spain was in the grips of the dictatorship of Francisco Franco to plant 22,000 hectares (54,000 acres) of pine trees to feed the paper industry, which pushed out cereal farming.

Two years later, Carrascosa's father moved his family to Tudela, a town further east in the fertile Ebro Valley.

Not forgotten

But wind-swept Sarnago, which at one point was home to about 400 people including 30 children, has not been forgotten by its former residents, who have restored 25 of its 40 houses and now have running water and access to electricity.

Carrascosa, who heads an association that seeks to reverse the village's fortunes, is proud of his three-bedroom home in Sarnago, which he visits regularly for short stays.

Through meetings, a magazine and social media, he encourages other former residents to maintain a link with the village too.   

The restoration of homes, though, has still not led to any permanent residents, mainly due to lack of public services in the village, located some 200 kilometres (135 miles) northeast of Madrid.

The nearest public health centre is four km away in San Pedro Manrique but offers only basic medical care.

There is a primary school there as well, with 66 children, but no high school.

Jesus Catalan, a 71-year-old pensioner, and his wife live in Sarnago from March to October but leave in winter when temperatures can drop to minus 15 C.

“January and February are very hard and if there is a heavy snowfall you
are trapped,” he said.

Rural tourism has grown in recent years in the region, which boasts picturesque tree-covered valleys, mountains and even dinosaur footprints.    

Father of two Gonzalo Esteban, 42, moved to the nearby town of Yanguas, with just 40 residents, in 2001 with his wife from Valladolid, a city of 300,000 residents, 250 km away, to open a rural inn with a restaurant
specialising in mushroom dishes.    

But Esteban said he was aware that the town, which has just seven young families including his own, could easily die out.    

“All it would take is for three families to leave with their children,” he said.

Rural tourism is not enough to make up for the decline in agriculture, as farm workers over the decades have been drawn away to factory or administrative jobs in the nearby Basque Country and Navarra.

Elsewhere in Spain, the industrialised regions around Madrid and Barcelona also proved a pull to rural workers, while out-of-date machinery and farming techniques in poorer places sent people in search of better paid jobs.

Incentives to farm

Farming is key in revitalising the deserted areas, unions and environmentalists argue.

“If there are no farmers and livestock breeders, villages become depopulated,” said Aurelio Gonzalez, head of the regional branch of the union of small farmers and breeders.

European Union agricultural subsidies, which focus on boosting competitiveness instead of “the net amount of jobs created”, are also to blame, said Daniel Lopez, of environmental group Ecologists in Action.

He pushes for more support for ecological farming, with similar programmes as in France and Italy.

During the medieval Reconquest, or Christan campaigns to recapture territory from the Moors, livestock farmers received financial incentives to set up on land taken from the Muslims, Carrascosa said.

Juan Antonio Sanchez Quero, who is in charge of fighting depopulation at the Spanish Federation of Municipalities and Provinces, said it was time to again offer fiscal incentives to livestock farmers to reverse a process that threatens to close many towns.

“Something like that” could help his region and others like it,  Carrascosa said.

By Álvaro Villalobos / AFP

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PROPERTY

Q&A: What to do if you buy a property built illegally in Spain

Buying an illegally built property in Spain is fairly common but can have several consequences down the line. Here's what you need to know, how to make it legal, whether you can sell it, and the benefits of doing so.

Q&A: What to do if you buy a property built illegally in Spain

Unfortunately, over the years, many properties have been built illegally in Spain, not adhering to local rules and regulations. Foreigners who don’t know the legislation can easily fall into the trap of buying one of these properties, only to find out later down the line.

Maybe it’s when they come to sell or perhaps it’s when they want to do works or improvements on the property.

There are several reasons a home could have been built illegally in Spain. Firstly, it could have been built on the wrong type of land. This is it could have been built on suelo rústico, rural land where residential properties are prohibited, also called no urbanizable

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It could have also been built too near the coast. This is down to the Ley de Costas or Coastal Law, which was brought into force in December 1989 in order to protect the costas from overdevelopment and high rises spoiling the landscape. 

The law defines different areas of the beach and dictates which is public land, owned by the state and which parts can be owned privately and built on.

If you buy or own a house in one of these non-buildable zones, there are many problems you could face down the line, often sooner rather than later. This is because there are several rules you have to abide by concerning works, reforms and extensions. In some cases, they may not be allowed at all and everything must be approved first by the local government by providing a detailed project.

Because of coastal erosion, this issue is getting worse as some shoreside homes that were once built outside of these areas are finding that they’re now illegal.

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The house may have also had extensions made to it that were built without a license, meaning that the extra parts are illegal.

Q: How do I know if my home is legal or not?

A: Unfortunately it can be difficult to know if your property is legal or not. You could have bought and signed for it with a notary and it could be inscribed on the Property Registry, but this still doesn’t mean it was built to the correct specification and on the right land.

The only way to truly tell is to find out if your home ever had a Licencia de Primera Ocupación or First Occupation license, also referred to as a Cédula de Habitabilidad or Certificate of Habitability. This means that according to the authorities, it is suitable to live in and has the correct licenses.

READ ALSO: How to get Spain’s certificate of liveability for properties

Q: What happens if my property doesn’t have a habitability certificate?

A: If your property has never had a Certificate of Habitability, you must regularise the legal situation. First you’ll need to start a legalisation file (expediente de legalización) and contact the town hall. Depending on the seriousness of the case (ie. where exactly it was built, if there’s any structural danger, whether the entire property is illegal or just an extension) the cost of making an illegal property legal can be considerable. As such, each case must be studied individually with the help of an expert to determine whether it is even feasible or worth the investment.

The next step is to bring in an architect and check whether the property complies with all the building regulations. If it does, you simply need present the expediente de legalización to your local town hall, who will confirm whether or not the property adheres to building regulations and can be made legal.

If it doesn’t, you’ll need to consider whether it will comply with the regulations after some renovations. If that’s the case, you’ll need to draw up a renovations project document (proyecto de reforma) outlining the proposed changes and how they will adhere to building regulations. It must be presented to the town hall along with your expediente de legalización.

According to law firm Acal, the legalisation process can be broken down into steps as follows:

  • Contact the town hall.
  • Begin with the expediente de legalización when the town hall confirm whether or not the property can be made legal.
  • Pay the corresponding fees and taxes (in this case it will be IBI) depending on your municipality and region.
  • If you need to make renovations, obtain the proyecto de reforma and hire an architect.
  • Obtain a building permit from the town hall.
  • Once completed, register the property in the Land Registry.

READ ALSO: What is Spain’s IBI tax and how do I pay it?

Q: Do I really need to make my property legal?

A: Yes, because it will benefit you in the long run. It doesn’t matter what the previous owner told you when you were originally buying the property, owning a property that isn’t fully legal (or legal at all) can create problems and even lead to fines worth up to 20 percent of the property’s value in extreme cases.

By going through the legalisation process and making the relevant renovations, if necessary, you gain a legal property for all purposes and with all the benefits that entails.

You will not have problems setting up, paying, or cancelling electricity, water or gas utility services. You won’t have to undertake reforms and renovation work unofficially, avoiding the eyes of the authorities. Instead you’ll be able to register your property in the Land Registry, which will make things much easier when you decide to sell it or pass it on.

In terms of selling it, perhaps that is the biggest benefit of legalising your illegal property: by registering it properly, you will be able to benefit from its full value when selling it. When a property is illegal, the appraised value will probably be no more than 40-45 percent of its real value at best.

The renovations needed to get your property in shape to meet the building regulations could be costly, but will they cost you half of the total value of your property? 

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