The annual maintenance a Spanish home needs

Terms used

• ITE — The ITE is the technical inspection an older building must pass, repeated every 10 years.
• IEE — The IEE is the building evaluation report, which replaces or complements the ITE in many regions.
• Estatutos — The estatutos are the community's written rules, which can change who pays for repairs.
• Administrador de fincas — The administrador de fincas is the professional who manages a community of owners' accounts and repairs.
• Junta de propietarios — The junta de propietarios is the owners' meeting where community spending is approved.
• Cuota de participación — The cuota de participación is your flat's percentage share of community costs.

Key rules

• Flat roofs and drains: In a flat, the community pays for the roof, gutters, downpipes and main drains; in a detached house you pay for everything.
• Gas inspection: Your individual gas installation needs an inspection every 5 years, paid through your gas bill.
• Building inspection: The ITE or IEE is generally required from 50 years old and repeats every 10 years.
• Autumn deadline: Inspect terraces and clear drains before the autumn storms, and check again after storms.
• Statutes: Your community statutes can change who pays, so read them before a repair.

The short version

Your busiest time is before the autumn storms. Roofs, terraces and drains need attention first. Appliances, filters and descaling follow through the year. Whether a job is yours or the community's depends on whether you live in a flat or a house.

Who is responsible

In a house outside a community, everything is yours: roof, gutters, terrace and pipes.

In a flat, the community of owners looks after the roof, gutters, downpipes (bajantes) and main drains. Costs are split by each owner's share (cuota de participación) and approved at the junta de propietarios. You are responsible for pipes and installations that serve only your flat, and for any damage you cause. If the community neglects maintenance and your flat is damaged, it can be held liable.

Every community has statutes (estatutos) that can change this split. Read them, or ask the administrador de fincas.

Terraces and flat roofs

Inspect them at least once a year, ideally before the autumn rains, and again after storms. Look for cracks, lifted edges and pooling water.

Typical waterproofing lasts roughly 10 to 25 years, depending on the system and how exposed it is. Many systems need resealing every few years.

If a private terrace is also the roof of another flat, the cost is usually shared. The community pays for the structure and waterproofing layer. You pay for the surface, tiles and ordinary upkeep, unless the statutes say otherwise. Damage from your own misuse is on you.

Gutters and drains

Clear gutters, roof drains and terrace outlets before the autumn storms (gota fría). In the Mediterranean and the south, flash floods are the main risk. In a flat, report blocked common drains to the administrador. Keep your own terrace outlets clear yourself.

Appliances, filters and descaling

Typical intervals are below. Your manufacturer's manual has the exact ones.

• Extractor hood filters: clean every 1 to 2 months.
• Air conditioner indoor filters: clean every 1 to 3 months of use. Book a professional service once a year, before summer, including a refrigerant and drain check.
• Sediment and carbon water filters: replace every 6 to 12 months.
• Reverse-osmosis membranes: replace every 2 to 3 years.
• Gas boilers and gas water heaters: service once a year.
• Electric water heaters (termos): flush and check the magnesium anode every 2 to 4 years.
• Descaling: treat shower heads, hot water systems, the dishwasher and the washing machine every few months. Do it more often in hard-water areas, which include much of the Mediterranean coast.

If the home is empty for a while, run every tap and flush every toilet for a few minutes when you return or visit.

Checks required by law

• Individual gas installation: an inspection every 5 years by the gas distributor or an authorised installer. It is paid through your gas bill. Gas appliances have a separate regular check.
• Boilers and heating: maintenance must be done by an authorised company. Timing depends on power and fuel. For small domestic boilers, many regions require a check every 2 years and some every 4. Ask your regional industry department (consejería de industria).
• Building inspection: the ITE or IEE is generally required from 50 years old, though some regions use 30 or 45, and it repeats every 10 years. Your town hall or regional government manages it.
• Lifts: authorised bodies inspect them every 2 to 6 years, depending on the building. The community arranges this.
• Electrical installations: inspected only in specific cases, such as new connections, or in some regions and older buildings.

Adjust for your climate

In the cold interior and north, protect pipes from frost and watch for damp. The humid north coast needs ventilation and dehumidifiers. In the Canaries, humidity and salt air matter all year. In fire-prone areas, clear dry brush near the house in summer.

The timeline, checklist and month-by-month planner below turn this into dates.

Timeline and deadlines

• Clean extractor hood filters: every 1–2 months

• Replace sediment and carbon water filters: every 6–12 months

• Have the air conditioning, gas boiler and gas water heater professionally serviced: once a year

• Flush electric water heaters and check the magnesium anode: every 2–4 years

• Replace reverse-osmosis membranes: every 2–3 years

• Have the individual gas installation inspected: every 5 years

• Repeat the building inspection (ITE or IEE) if your building is old enough: every 10 years

Month-by-month home maintenance planner

Do the tasks marked "All homes" wherever you live. Then add the lines for your area. If you are unsure which area fits, look up your municipality's climate zone in the Ministry of Housing's lookup tool, or read it off your home's energy certificate. A colder winter letter (D or E) points to the cold-interior lines. A warm one (A or B) points to the heat lines. The zone describes building energy rules, not the weather, so use it as a guide and trust your local experience.

The four groups below are used in the schedule:

• Cold interior and north: frost and damp are the main risks.
• Humid north coast: damp and mould all year.
• Mediterranean and south: autumn flash floods, heat and sun damage.

On every visit to the home, check the water, gas and electricity. If the home sits empty for weeks, run every tap and flush every toilet for a few minutes when you return.

September to November: get ready for the storms

September

• All homes: clear gutters, roof drains and terrace drains before the autumn storms. Inspect the roof tiles and the terrace waterproofing.
• Mediterranean and south: do this first, because flash floods are the biggest risk here.

October

• All homes: service the boiler and water heater (once a year). Replace water-treatment filters if they are due (every 6 to 12 months).
• Cold interior and north: bleed radiators and check the heating works before the first cold.

November

• All homes: clean the extractor hood filter. Check the home after the first big rain for new damp patches.
• Humid north coast: start running a dehumidifier and ventilate daily.

December to February: cold and damp

December

• Cold interior and north: insulate or drain exposed outdoor pipes and taps. Protect anything that can freeze.
• Canary Islands: wipe down mould spots and check cupboards and wardrobes for damp.

January

• All homes: look for damp and condensation on walls, ceilings and window frames. Clean the extractor hood filter again.
• Mediterranean and south: descale the shower heads, kettle and dishwasher. Hard water is common on the Mediterranean coast.

February

• All homes: flush or drain the electric water heater (termo) and check its anode. This is needed every 2 to 4 years, not every winter.
• Cold interior and north: check for frost damage to pipes, outdoor taps and the roof once the cold passes.

March to May: repair and refresh

March

• All homes: look for damp damage from winter. Check windows, shutters and door seals.

April

• All homes: repaint and repair the facade and any peeling walls. Descale hot water systems and the washing machine.
• Canary Islands: wash salt off windows, railings and shutters. Treat any rust early.

May

• All homes: service the garden irrigation. Clean the air conditioner's indoor filters.
• Mediterranean and south: book the professional air conditioning service now, before the summer rush. It covers the refrigerant and drain.

June to August: heat and fire risk

June

• All homes: have the air conditioning serviced if you have not already. Check the pool and garden.
• Mediterranean and south: clear dry brush and dead plants near the house in fire-prone areas.

July

• All homes: clean the air conditioner filters every 1 to 3 months while it is in use. Check for pests.
• Cold interior and north: use the quiet season for outdoor jobs such as roof repairs and pointing.

August

• All homes: check the home before you travel. Before a long absence, close the water at the main valve if you can.
• Humid north coast: ventilate on dry days and keep dehumidifiers running.

Other jobs on a longer cycle

• Reverse-osmosis membranes: replace every 2 to 3 years.
• Terrace and flat-roof waterproofing: it lasts roughly 10 to 25 years, and many systems need resealing every few years. Inspect it every year and after any big storm.
• Check the manufacturer's manual for exact intervals. Hard water means more frequent descaling.

Who pays for roof and terrace repairs

In an apartment building, the community pays to repair the roof and the waterproofing of terraces that serve as the building's roof. On a private terrace that is also the roof of a flat below, the community usually pays for the structure and the waterproofing layer. You pay for the surface, tiles and ordinary upkeep. Damage caused by your own misuse is on you. The community's statutes can change this split, so check them before you pay for a repair. In a detached house, all of it is yours.

Checklist

• Inspect terraces and flat roofs for cracks and pooling water before the autumn rains, and again after storms

• Check your community statutes to see who pays for terrace waterproofing

• Book the yearly service for your boiler or gas heater with an authorised company

• Replace water filters and clean extractor hood filters on schedule

• Ask your town hall whether your building needs an ITE or IEE inspection and when it is due

Frequently asked questions

Who pays to fix a leaking private terrace in a flat?

It is usually split: the community pays for the structure and waterproofing layer when the terrace also forms the roof of another home, and you pay for the tiles and surface. The community statutes can change this split, and damage you caused through misuse is yours to pay.

Who cleans the gutters and downpipes in a flat?

The community of owners cleans the gutters, downpipes (bajantes) and main drains, with costs shared by ownership share. You are responsible for pipes that serve only your own flat. In a detached house outside a community, all of it is yours.

How often does a gas installation need an inspection?

The individual gas installation needs a periodic inspection every 5 years, carried out by the gas distributor or an authorised installer. The cost appears on your gas bill.

When does a building need an ITE inspection?

A building generally needs the Inspección Técnica de Edificios (ITE) from 50 years old, repeated every 10 years, though some regions start at 30 or 45 years. Your town hall or regional government manages it, so ask them for your building's date.