What does aparejador mean in Russian?
An aparejador is an arquitecto técnico, the specialist who runs the works on site. He checks materials, quality and quantities, and signs the monthly certifications and the final certificate. In the Spanish building law (LOE, article 13) he is the director de la ejecución de la obra; in Russian, «технический архитектор» or «технадзор».
Do not confuse him with the arquitecto. The architect is the author of the project and the director de obra: he answers for the works matching the project and the licence (article 12 of the LOE). The aparejador answers for how it is actually built. In Russian texts both are sometimes called «прораб» (foreman), which confuses: in the Spanish system the прораб is the jefe de obra, the contractor's person, not the owner's side.
Below are forty terms in groups: people, the quote, payment, documents before and papers after. Each term is explained and shown with an example of a document line. If you read the quote in Spanish and decide in Russian, this reference replaces a translator on the first read.
Who is who on site: ten terms
Arquitecto: the architect, author of the project and director de obra (архитектор). Aparejador: the arquitecto técnico, the director de ejecución who supervises on site (технадзор). Jefe de obra: the contractor's site manager who organises crews and deliveries (прораб подрядчика).
Promotor: whoever commissions and pays, that is, you (заказчик); in the LOE "promotor" is the owner who promotes the works, not the developer of the adverts. Constructor: whoever builds under contract (подрядчик). Subcontrata: a company to which the contractor hands part of the work, for example electrics or stone (субподрядчик).
Gremio: a trade or crew of one specialism such as fontanero (plumber), electricista, pintor (ремесленник); if the owner hires gremios separately, coordination falls on the owner. Coordinador de seguridad y salud: a technician appointed for the project, mandatory on works with a project and several contractors (координатор по безопасности). Gestor: an intermediary who files documents with the administration (посредник по оформлению бумаг). Administrador de fincas: the manager of the owners' community, with whom works and common elements are agreed (управляющий домом).
A practical example. In a quote the line "Dirección facultativa" means the fees of the architect and the aparejador, while "Jefe de obra" sits in the contractor's costs. If you see the same sum in both places, ask whether you are paying twice for the same thing. At the first meeting, ask who their jefe de obra is and how many hours a week he is on site.
What do PEM, PEC and other words in the quote mean?
PEM (presupuesto de ejecución material): the direct cost of the works, meaning materials, labour and plant without taxes or mark-ups (прямая стоимость работ). PEC (presupuesto de ejecución por contrata): PEM plus gastos generales and beneficio industrial; this is the contractor's price before tax (цена подрядчика до налога). Gastos generales: the contractor's overheads, office, management, insurance (накладные расходы).
Beneficio industrial: the contractor's profit (прибыль подрядчика). In public contracts 13% and 6% are applied; in private quotes the percentage is negotiated. IVA: value added tax (НДС); in our quotes it is usually 21% for renovation of a resale home and 10% for new-build housing. The 21% applies because in our renovations materials usually exceed 40% of the taxable base; when they do not, renovating a private individual's home is taxed at 10% (Law 37/1992, art. 91).
Now the words from the body of the quote. Presupuesto: the whole quote (смета). Capítulo: a block by type of work, for example "Albañilería", "Instalaciones", "Carpintería" (раздел). Partida: one line item with description, quantity and price (позиция). Medición: the quantity in units, for example 42.5 m² of flooring (обмер, объём). Precio unitario: the price per unit, for example €85/m² laid (цена единицы). Multiplying medición by precio unitario gives the partida amount, and the sum of partidas by chapter gives the PEM.
An example line: "Alicatado gres porcelánico 120x60, medición 18.40 m², precio unitario €96/m², importe €1,766.40". If the description has no format, series or thickness, the contractor may fit any variant. In luxury projects the partida carries brand, reference and thickness.
What is the difference between precio cerrado, partida alzada and modificado?
Precio cerrado: a price fixed for the whole scope described in the project (фиксированная цена). It does not rise unless you change the brief. Partida alzada: a lump sum for work that cannot be measured exactly in advance, for example concealed pipes in an old wall (паушальная сумма); at the end it is either used up or returned according to what was real. Because of it a quote looks cheaper than it is.
Ask what share of the price sits in partidas alzadas and by what rule they are closed. Imprevistos: a contingency for the unforeseen (непредвиденные расходы), which in Spain usually goes on its own line or as a percentage of the PEM; ask the contractor whether it is included. Modificado: a change to the quote after signing (изменение сметы), documented with a new price and time, not agreed verbally.
Certificación de obra: a monthly or stage-based statement of work done (оценка выполненных работ), prepared by the aparejador (article 13 of the LOE speaks of partial certifications and a final settlement). You pay each stage against it. Retención: a part of the sum withheld until handover (удержание); contracts often set a small percentage as a guarantee for fixing defects, and both amount and period are matters of the contract, not a general rule.
A contract example. "El 30 % a la firma, certificaciones mensuales, retención del 5 % hasta la recepción." The percentages are an example of wording, not a market norm. If you are asked to pay a large sum up front instead of against certificaciones, that is a red flag.
Which documents do you need before work starts?
Proyecto básico y de ejecución: a project in two parts (проект). The básico shows the general idea and serves for the licence; the de ejecución holds the detail for building. Article 4 of the LOE defines the project as the set of documents that define the works and justify the solutions under the regulations. Memoria: the written part with description and calculations (пояснительная записка).
Pliego de condiciones: technical conditions, which materials and how they are accepted (технические условия). Estado de mediciones: the schedule of quantities on which the quote is built (ведомость объёмов). Compare these three documents with the quote: if the quote contains items the project does not have, the prices are not comparable.
Licencia de obras (llicència d'obres): the municipal authorisation of the works (разрешение на работы). For minor works a comunicación previa (comunicació prèvia) is often enough, that is, a notice with a project or declaration. Which procedure applies to your works is decided by the ayuntamiento according to their nature; the list of documents is confirmed with the municipality.
ICIO (Impuesto sobre Construcciones, Instalaciones y Obras): the municipal construction tax (налог на строительство); councils may establish it (Local Taxation Law, article 59), and the rate and calculation are set by the local ordinance. Your gestor or technician calculates it, and it is normally not in the quote, so ask whether it is included in the final budget.
Example wording: "Los honorarios, tasas e ICIO no están incluidos en el presupuesto". It is a normal formula, but it must be seen in time and budgeted separately.
What is the final handover certificate called, and what papers remain?
The final document is the certificado final de obra (CFO), signed by the director de obra and the director de ejecución (article 6 of the LOE) (итоговый акт). The acta de recepción (акт приёмки): the promotor receives the works from the contractor, with or without reservations; the CFO is attached to the acta.
Libro del edificio: the set of documentation that under article 7 of the LOE the director de obra hands to the promotor, who hands it to the users of the building; it includes the project with its changes, the list of agents, the handover record and the instructions for use and maintenance (книга здания).
The rest, during the works. Acta de replanteo: the record of setting the project out on the ground, start of works (акт выноса проекта в натуру). Libro de órdenes y asistencias: the site book where the architect and aparejador record instructions (articles 12 and 13 of the LOE) (журнал распоряжений).
Boletín eléctrico (in Catalonia certificado de instalación eléctrica): the document certifying that the electrical installation complies with the regulations, needed for supply (документ на электрику). Cédula de habitabilidad: the habitability certificate of a home in Catalonia (удостоверение пригодности жилья); if the layout changes it is normally updated, and your technician will say whether it is needed in your case.
A contract example. "La recepción se formalizará mediante acta firmada por promotor, constructor y director de obra". Do not sign the acta until you have the CFO and a list of defects with correction dates.
How to use the glossary when signing a contract, and how BCN YARD helps
Before signing, check five things. Who is the promotor, who the constructor and who the director de ejecución in the contract, and that they are not one and the same person. What kind of price it is, closed or by items, and what sits inside the partidas alzadas. How payment is tied to certificaciones and whether there is a retención. What is excluded: honorarios, tasas, ICIO. Who issues the CFO and the documents for the libro del edificio, and when.
BCN YARD runs projects in Russian and Spanish, so the quote and contract can be read in either language and checked against this glossary. Our own crew and trusted subcontractors do the work, with one person responsible for the site. Payment is under contract, in stages. Licence documents and project sign-offs are produced by independent specialists, with whom we agree scope and timing. The exact price is given in the quote after the visit and measurements. If you have a quote from another company and want it taken apart line by line, send it to us and we will reply within an hour.
Frequently asked questions
What does aparejador mean in Russian?
He is the arquitecto técnico, in Russian «технический архитектор» or «технадзор». Under article 13 of the LOE he is the director de ejecución de la obra: he runs the works on site, checks materials and quality and signs the certifications and the final certificate. He is not the author of the project; the architect is.
What is a certificación de obra?
It is the statement of works done in a month or stage, prepared by the aparejador. The promotor pays against it, not against an estimate. It shows what percentage of each partida is complete and for what amount. Ask for a sample form before signing the contract and check it against the quote by item.
What does PEM mean in a quote?
Presupuesto de ejecución material: the direct cost of the works, materials, labour and plant without taxes or mark-ups. Gastos generales and beneficio industrial are added to reach the PEC, then IVA. If the quote shows only a total, ask for the breakdown: offers are compared on it.
What is the final handover certificate called?
The acta de recepción: the promotor receives the works from the contractor, with or without reservations. The certificado final de obra (CFO), signed by the architect and the aparejador, is attached. After handover the libro del edificio remains. Do not sign the acta without the CFO and the list of defects.