Inspecting a home and its building

This topic is for anyone considering, planning or carrying out a move to Spain. It shows you how to judge the physical state of a flat or house, and of the building around it, before you commit. You will learn what to look at, what to ask for and which reports and certificates tell you the truth about a home.

It covers viewings and listing wording, checking a home from abroad, building inspection reports, the energy and habitability certificates, hidden defects in older buildings and surveys before buying. Legal checks on title and licences, repair duties between landlord and tenant, utility contracts and natural-hazard checks are handled elsewhere.

Start with "What to check yourself when viewing a Spanish home". It gives you a walk-through you can use on any viewing, and the other pages build on it.

Key rules

• Energy certificate: The energy certificate is valid for 10 years and the A to G letter must be shown in sale and rental adverts.
• Hidden defect claim: A buyer's claim for hidden defects expires 6 months from delivery, so act quickly and get legal advice.
• Electrics: Old fuses, no differential switch or two-pin sockets without earth point to outdated wiring that may need replacing.
• Damp: Fresh paint on isolated patches can hide mould, damp or leaks, so touch those walls.
• Shared repairs: Facade, roof, lift and shared pipe repairs are paid by the owners together, often through a derrama.
• Buyer's debt: If you buy, you answer for the flat's unpaid community debts from the current year and the previous three.

Inspecting a home and its building: the whole process, step by step

• Walk through the home yourself and note defects (What to check yourself when viewing a Spanish home): At every viewing, before you make any offer

• Ask for the energy certificate and check the A to G letter in the advert (What your energy certificate (certificado de eficiencia energética) really tells you): Before you commit; the certificate is valid for 10 years

• Ask the seller or landlord for the building's inspection report and recent community minutes (Building inspection reports (ITE and IEE) and how to read them): Before signing anything. Older buildings usually need a first inspection from 45 or 50 years old, depending on the town or region

• Judge the facade, roof, lift and approved works to anticipate shared costs (Judging the whole building, not just your flat): Before you commit, alongside the report request

• Hire a technical architect if the flat or building raises red flags (Commissioning a pre-purchase survey from a technical architect (arquitecto técnico)): Before you sign a purchase contract

• Act on a negative inspection result: repairs are due by the deadline the town or region sets, shared through the community: Urgent safety works at once or soon; other works within months or a few years. Renewal is usually every 10 years, sometimes 5

• Claim for hidden defects after moving in (What if you find serious defects after moving in?): Within 6 months of delivery

Documents you may need

The home and the lease

• Energy certificate
• Written engagement contract — Judging a home's condition before you arrive in Spain

Other documents

• Cédula
• Electrical installation certificate — Checking a home is fit to live in (cédula de habitabilidad), Hidden defects in older buildings, such as high-alumina cement (aluminosis)
• The building's ITE or IEE report — Building inspection reports (ITE and IEE) and how to read them
• Latest IBI bill — What to check yourself when viewing a Spanish home
• Community debt certificate — Judging the whole building, not just your flat
• Proof of registration with the regional register of the region where — What your energy certificate (certificado de eficiencia energética) really tells you
• Proof that the professional is registered — Commissioning a pre-purchase survey from a technical architect (arquitecto técnico)

Each article lists the other documents it asks for, where you need them.

Inspecting a home and its building: questions that cross several articles

Can I find out about upcoming works and shared costs before buying?

Yes, you can ask the seller, the community administrator or president for the recent minutes, the inspection report and any approved extra charges (derramas). The seller or notary also obtains a debt certificate showing unpaid community fees, which matters because a buyer takes on the current year's and the previous three years' unpaid debts. Read Judging the whole building, not just your flat and Building inspection reports (ITE and IEE) and how to read them.

Can a tenant see a building's inspection report?

Tenants usually have no direct right to the report, but your landlord or the community may share it. Owners and buyers can ask the community, or the seller, who should hand it over.

Does an unfavourable inspection result affect my costs as a buyer?

Yes, an unfavourable result means the owners must pay for repairs by a set deadline, shared through fees or derramas. Buyers should therefore weigh it before signing.

Are damp, old wiring and bad insulation reasons to hire a specialist?

Yes, if you see black mould, salt deposits, ceiling stains, old fuses or two-pin sockets, a technical architect can judge how serious they are. Start with What to check yourself when viewing a Spanish home, then read Commissioning a pre-purchase survey from a technical architect (arquitecto técnico).

Does a home have to meet minimum living standards to be sold or rented?

Yes, homes must meet minimum standards for size, ceiling height, light, ventilation and installations, but the exact figures are set by each region. Read Checking a home is fit to live in (cédula de habitabilidad) for what applies and what follows if a home falls short.