Termites and wood pests when renting or buying in Spain

Terms used

• Carcoma — Carcoma is woodworm, a wood-boring beetle that leaves small round holes and fine dust in timber.
• Informe técnico — An informe técnico is a survey report on a building's condition, written by a qualified surveyor.
• Vicios ocultos — Vicios ocultos are hidden defects the buyer could not see when buying, for which the seller can be liable.
• Ayuntamiento — The ayuntamiento is the town hall, the local council that sets and applies local rules.
• Comunidad — The comunidad is the owners' association of a building, which pays for repairs to shared parts.

Key rules

• Signs: Termites mean mud tubes, hollow wood and discarded wings; carcoma means round holes and fine dust.
• Buyer's claim: A hidden-defect claim against the seller is generally possible within six months of delivery, but an "as seen" clause limits it.
• Tenant: The landlord pays to treat termites or carcoma in the building unless you caused the damage through misuse.
• Declared zones: Some town halls declare termite zones with duties for owners, so ask the ayuntamiento before buying.

The short answer

Termites and carcoma are different pests with different signs. Termites eat wood from the inside and can damage a structure. Carcoma is a wood-boring beetle that mostly harms timber and furniture. Both are more common in older buildings. If you are buying, get a survey before you sign. If you are renting, the landlord normally pays for treatment.

How to tell them apart

Termites (termitas) leave:

• mud tubes on walls and foundations
• wood that sounds hollow when you tap it, eaten along the grain and left with a thin papery shell
• discarded wings near windows after the spring swarm
• soft or blistered paint or skirting

Carcoma leaves:

• small round holes of 1 to 3 mm in wood
• fine, gritty dust under furniture or beams
• sometimes a faint ticking sound

Fresh holes and clean dust suggest the infestation is still active. Old, dull holes may be from a past problem. Only a specialist can confirm whether it is active, so book an inspection if you see any of these signs. The checklist below lists what to look for during a viewing.

Where the risk is higher

Termites are found in many parts of Spain, especially along the Atlantic and Mediterranean coasts and in the south and centre. They have been recorded in Andalucía, Extremadura, Madrid, Castilla y León, Galicia, the Basque Country, Catalonia, the Valencia region and the Balearic and Canary Islands. Older buildings with timber beams or floors are most exposed.

Some town halls have declared termite zones and require owners to inspect or treat buildings. Which areas are declared changes over time. Ask the ayuntamiento whether your property is in one.

If you are buying

• Survey first. Order a survey (informe técnico) from a qualified surveyor before you sign. Ask them to check the timber specifically.
• Read the "as seen" clause. If the contract sells the property "as seen", it limits what you can claim later.
• Hidden defects. The seller is liable for hidden defects (vicios ocultos) that were not apparent and make the home unfit or much less valuable. The claim period is generally six months from delivery. You can ask for a price reduction or to cancel the sale. A seller who knew and hid the problem may face a longer claim.
• New builds. Serious structural damage in a new build can fall on the builder.
• Get advice. Outcomes depend on the facts and the contract wording, so see a lawyer before you claim.

If you are renting

The landlord must keep the home habitable. That includes paying for structural damage and for treating termites or carcoma in the building. The exception is damage you caused through misuse. Report signs to the landlord in writing as soon as you see them.

In a community building

The comunidad pays to treat common parts such as roofs, beams and the facade. Each owner treats their own flat. Owners may have to allow access to their flat so the whole building can be treated. In a declared termite zone, local rules can add duties for owners.

Timeline and deadlines

• Commission a survey (informe técnico) of the property: before you sign the purchase contract

• Claim against the seller for a hidden defect such as termites or carcoma, asking for a price reduction or to cancel the sale: generally within six months of delivery of the property

Documents you need

• A survey report (informe técnico) on the building's condition, ordered from a qualified surveyor before you sign the purchase contract. It should say whether wood pests are present and active.

• The purchase contract wording: check whether it sells the property 'as seen', because that clause limits your claims for hidden defects.

• Any notice or inspection requirement from your town hall (ayuntamiento) if the property is in a declared termite zone.

Check with your town hall whether a local termite ordinance applies and what it asks of owners.

Checklist

• Look for mud tubes on walls and foundations, a sign of termites.

• Tap wood beams, floors and skirting and listen for a hollow sound.

• Check for soft or blistered paint or skirting, and wood eaten along the grain with a papery shell.

• Look for small round holes of 1 to 3 mm in wood, a sign of carcoma (woodworm).

• Check for fine, gritty dust under furniture or beams; fresh holes suggest it is still active.

• Ask your town hall whether the property is in a declared termite zone.

Frequently asked questions

How long do I have to claim against a seller for termite damage after buying?

You generally have six months from delivery of the property to claim against the seller for hidden defects (vicios ocultos).

Does buying a home 'as seen' stop me claiming for woodworm or termites?

An 'as seen' clause limits your claims, so do not rely on the six-month claim alone. Commission a survey (informe técnico) before signing to find any problem first.

Who pays to treat termites in a community building?

The comunidad pays to treat common parts such as roofs, beams and the facade, and each owner treats their own flat. Owners may have to give access for the work.

Are termites a problem in every part of Spain?

No, termites are found in many regions, mainly on the Atlantic and Mediterranean coasts and in the south and centre, and they are most common in older buildings. Some towns in Catalonia, Madrid and Andalucía have declared termite zones, so ask your town hall whether yours is one.