Commissioning a pre-purchase survey from a technical architect (arquitecto técnico)

Terms used

• Tasación — The tasación is the bank's valuation of the home, used to set the loan amount, not a check of its condition.
• ITE/IEE — The ITE/IEE is the technical inspection of a building, which records its structural and general condition.
• Derrama — A derrama is a special charge the owners' community levies on owners to pay for works.
• Arquitecto técnico — An arquitecto técnico, also called aparejador, is a building professional qualified to inspect and report on a building's condition.
• Colegiado — Colegiado means registered with the professional body (colegio) that regulates the profession.
• Visado — The visado is the colegio's endorsement of a professional's report.
• Arras — The arras are a deposit paid when signing a reservation contract, which you can lose if you withdraw.

Key rules

• Legal requirement: No law requires a survey, but you should usually commission one.
• Bank valuation: The bank's tasación values the home for the lender and ignores hidden defects.
• Qualifications: Hire a registered architect or arquitecto técnico, and check the registration.
• Timing: Book the survey before signing, or make the sale conditional on the report.

Should you commission a survey?

Yes, in most cases. No survey is routine in a Spanish purchase, and nothing legally requires one. The bank's valuation (the tasación) does not look at the condition of the home. Unless you hire someone, nobody checks the building for you.

Why the bank's valuation is not enough

The tasación exists so the bank can set the loan amount. The valuer checks the registry, the area, the planning status and basic factors that affect value. It does not look for hidden defects and gives no assurance on structure or installations. It is also addressed to the bank, even though you usually pay for it. Do not treat it as a condition report.

When a survey matters most

Get one if any of these apply:

• The building is old (typically before the 1980s), or you can see damp, cracks or signs of past works.
• The home needs a reform (reforma) and your budget depends on what is hidden behind walls and floors.
• The building has no ITE/IEE (technical inspection of the building), or its result was unfavourable.
• The community has pending structural works or a derrama (a special levy charged to owners).
• It is a house, a rural property, or has an extension that may be unlicensed.
• It is a new-build or recently reformed home and you doubt the quality.
• It is a large purchase where defects would be costly, or you live abroad and cannot visit repeatedly.

A recent new-build with decennial insurance needs one less, but a survey can still help.

Who can do it

Look for an architect or an arquitecto técnico (also called aparejador). Many now hold the title of graduate in Edificación. For a specific system, such as electrics or structure, an industrial or civil engineer can report within their field.

Whoever you hire must hold the right degree and be colegiado, meaning registered with their professional body. Check the colegio's public member register or ask the colegio directly. Also ask for a visado (the colegio's endorsement of the report) and proof of professional liability insurance.

Home inspection companies exist too. Their report is only as reliable as the qualified professional who signs it, so ask who that is.

What it covers

Ask the professional to inspect structure, damp, roof, and the electrical, plumbing and other installations. Agree in writing what is included. If you plan a reform, ask for the likely works to be listed so you can budget. Ask for the price before you start, and compare two or three quotes. Fees depend on the size and type of home.

When to order it

Order the survey before you sign the arras or reservation contract. If you cannot, add a clause making the sale conditional on the report. Without that clause, you may lose your deposit if you walk away after a bad result.

The decision, documents, checklist and FAQ below help you choose and carry this out.

Choosing between options

Should you commission an independent survey before buying?

• Commission a full survey: The building is old, has damp or cracks, needs a reform, has no inspection or an unfavourable one, has pending works or levies, or is a house with extensions.

• Rely on the bank valuation alone: Never as a condition check: it values the home for the bank and does not look for hidden defects.

Commission a survey whenever the home is old, needs work or is a large purchase. A bank valuation never replaces it, and a recent new-build with decennial insurance is the main case where it matters less.

Documents you need

• Proof that the professional is registered (colegiado) with their professional body, such as the architects' or building engineers' colegio. You can check the colegio's public member register or ask it directly.

• Proof of the professional's liability insurance, which you request from the professional.

• A visado, which is the colegio's endorsement of the report. Ask the professional whether the report can carry one.

Checklist

• Decide whether the home needs a survey: older buildings, visible damp or cracks, a planned reform, no technical inspection (ITE/IEE) or an unfavourable one, pending community works or levies, and houses with extensions all point to yes.

• Book the survey before you sign the arras or reservation contract, or make the sale conditional on the report.

• Do not treat the bank's tasación as a condition report, and do not rely on it for structure or installations.

Frequently asked questions

Does the bank's valuation (tasación) replace a survey?

No, a bank valuation does not replace a survey, because it only sets the value the bank will lend against. The valuer does a visual inspection and does not look for hidden defects or judge the structure or installations.

Is a survey legally required when buying in Spain?

No, a survey is optional in Spain and nothing legally requires it. It is still worth doing for older buildings, homes that need a reform, or houses with unlicensed extensions. If you want a way out, ask for the sale to be conditional on the report.

Can a home inspection company do my survey?

Yes, a home inspection company can do it, but the report is only as reliable as the qualified professional who signs it. Ask who signs, and check that person is registered with their professional body (colegio) and has liability insurance.

When should I order the survey in relation to the reservation contract?

Order the survey before you sign the arras or reservation contract. If that is not possible, ask for a clause that makes the sale conditional on the report.