The 50-Point Property Inspection Checklist for Buying in Spain

In the UK, property surveys are standard practice — your mortgage lender requires a valuation, and most buyers commission a homebuyer report or full building survey. In Spain, the process is different. Surveys are not required by law, not mandated by lenders (beyond a basic valuation), and not customary among Spanish buyers. This means UK buyers often complete purchases without any independent assessment of the property's condition.

That is a mistake. Spanish properties — particularly older resale properties, reformed apartments, and rural villas — can harbour issues that are invisible to the untrained eye but costly to fix: structural movement, hidden damp, illegal extensions, outdated electrical systems, plumbing problems, and community issues that affect your ownership. This 50-point checklist covers everything you should check, organised into five sections. For the full buying process, see our step-by-step buying guide.

Section 1: Legal Checks (10 Points)

Legal due diligence is your lawyer's responsibility, but you should understand what they are checking and ensure nothing is missed:

1. Nota simple (Land Registry extract): Request a current nota simple from the Registro de la Propiedad. Confirm the registered owner matches the seller, check the declared property size, and verify there are no charges (cargas), mortgages (hipotecas), embargos, or rights of way (servidumbres) registered against the property. This is the single most important document — never proceed without it
2. Catastro (cadastral registry) check: Obtain the catastro reference and verify the declared built area (superficie construida) and plot size (superficie de parcela) match the nota simple and the actual property. Discrepancies indicate potential illegal builds or unregistered extensions. Access records at sedecatastro.gob.es
3. Licencia de primera ocupación (first occupation licence): This confirms the property was built according to approved plans and is legally habitable. Without it, you may not be able to get permanent utility contracts, register on the padrón, or insure the property properly. Ask the seller for a copy or have your lawyer verify with the ayuntamiento
4. PGOU compliance (local urban plan): Have your lawyer check with the ayuntamiento that the property complies with the current Plan General de Ordenación Urbanística. This reveals whether any part of the property (extensions, pools, outbuildings) violates planning rules and could face enforcement action or demolition orders
5. Community of owners debts: Request a certificado de deudas from the presidente or administrador of the community of owners (comunidad de propietarios). This confirms whether the seller is up to date on community fee payments. Outstanding community debts can transfer to the new owner under Spanish law (up to the current year plus the three previous years of unpaid fees)
6. IBI (property tax) debts: Verify the seller has paid the Impuesto sobre Bienes Inmuebles (annual property tax) for the current and previous years. Outstanding IBI debts attach to the property and can result in a charge registered against it. Ask for copies of the last 4 years' IBI receipts
7. Utility debts: Confirm there are no outstanding debts on water (agua), electricity (electricidad), or gas accounts. While utility debts are personal (not property-attached), unpaid accounts can result in disconnection — and reconnection can take weeks
8. AFO certificate (rural properties): If the property is on rustic (rústico) or rural land, check whether it has an AFO certificate (Asimilado a Fuera de Ordenación). This is a process in Andalucía that regularises buildings constructed on rural land without planning permission. Without an AFO, the property may be technically illegal and could face demolition — though enforcement varies significantly by municipality
9. Energy performance certificate (EPC): A valid Certificado de Eficiencia Energética is legally required for all property sales and rentals. Check the rating (A-G) and the certificate's expiry date (valid for 10 years). The seller must provide this before the sale completes at the notary
10. Ownership chain (tracto sucesivo): Your lawyer should verify the chain of ownership — that the property has been properly transferred through each owner to the current seller. Gaps in the ownership chain (common with inherited properties or older rural properties) can create legal complications and even disputes over title. A clean, unbroken chain from the original registration to the current owner is essential

Section 2: Structural Checks (10 Points)

Structural issues are the most expensive to fix and the hardest to spot without expertise. For anything beyond surface-level assessment, commission a qualified arquitecto técnico or structural surveyor:

1. Foundations: Look for signs of foundation movement — cracks around the base of external walls, doors and windows that stick or no longer close properly, and uneven floor levels (place a ball on the floor — if it rolls consistently in one direction, the floor is not level). On the Costa del Sol, expansive clay soils can cause differential settlement, particularly in properties built during the 1970s-1990s boom when foundation standards were lower
2. Roof condition: Inspect the roof from outside (look for missing, cracked, or displaced tiles, sagging ridgelines, and damaged flashing around chimneys and edges) and from inside (look for water stains on ceilings, daylight visible through the roof structure, and damp or mould in the uppermost rooms). Flat roofs — common on the Costa del Sol — should have a waterproof membrane in good condition with no ponding water
3. External walls: Check for cracks in external render — hairline cracks are usually cosmetic (thermal expansion), but cracks wider than 2-3mm, diagonal cracks around windows, or stepped cracks following mortar joints can indicate structural movement. Bulging or leaning walls are serious and require immediate professional assessment
4. Damp and humidity: Spain's coastal climate creates specific damp issues. Check for rising damp (tide marks and salt deposits on ground-floor walls), penetrating damp (stains around windows, on walls below terraces, and where flat roofs meet vertical walls), and condensation (mould in bathrooms, kitchens, and rooms with poor ventilation). Damp is the single most common defect in Spanish coastal properties
5. Cracks (interior): Map all visible cracks on interior walls and ceilings. Hairline cracks in plaster are usually cosmetic. Cracks that follow the joints between different materials (where an extension meets the original building, for example) may indicate differential movement. Cracks that widen over time are the most concerning — if you visit a property twice, photograph all cracks on the first visit and check them on the second
6. Drainage: Check that rainwater is directed away from the building — look for gutters, downpipes, and ground-level drainage channels. Poor drainage is a major cause of damp and foundation problems. During or after rain, check for pooling water against external walls or in garden areas adjacent to the building
7. Load-bearing walls: If you are planning to renovate and open up the layout, identify which walls are load-bearing (muros de carga) before purchase. Removing a load-bearing wall without proper engineering is dangerous and illegal. Tap walls — load-bearing walls sound solid, partition walls sound hollow. But always confirm with a structural engineer before any demolition
8. Insulation: Most Spanish properties built before 2006 have minimal or no insulation. Check external wall thickness (thin single-skin walls have no cavity for insulation), window glazing (single vs double), and whether the roof space has any insulation material. Poor insulation means high air conditioning costs in summer and heating costs in winter — factor EUR 5,000-15,000 for retrofit insulation if needed
9. Asbestos (pre-1990 properties): Asbestos was widely used in Spanish construction until the early 2000s (banned in 2002) in roof sheets (uralita), pipe insulation, floor tiles, and textured coatings. If the property was built or renovated before 1990, assume asbestos may be present and commission a specialist survey. Asbestos removal costs EUR 1,500-5,000+ depending on the extent and location
10. Termites and wood-boring insects: While less common than in tropical climates, termites (termitas) and wood-boring beetles (carcoma) do affect properties on the Costa del Sol, particularly those with wooden roof structures, beams, or door/window frames. Look for small exit holes in wood (1-2mm diameter), fine sawdust (frass) beneath wooden elements, and hollow-sounding timber when tapped. Treatment costs EUR 1,000-3,000 for a typical property

Section 3: Plumbing and Electrical (10 Points)

Plumbing and electrical systems in older Spanish properties are frequently outdated, undersized, or non-compliant with current regulations. These are hidden systems — problems are not visible until something fails:

1. Water pressure: Turn on multiple taps simultaneously (kitchen, bathroom, shower) and check the pressure. Low pressure may indicate undersized supply pipes, a failing pressure tank, or issues with the municipal water supply to the urbanisation. Inconsistent pressure (varying throughout the day) suggests supply problems rather than internal plumbing issues
2. Hot water system: Identify the hot water source — gas calentador (instantaneous heater), electric boiler (termo eléctrico), or solar thermal system. Check the age and condition. Electric boilers over 8-10 years old are less efficient and prone to failure (replacement EUR 400-800). Gas heaters should be serviced annually — ask for service records. If there is no hot water system at all (rare but possible in very old properties), budget EUR 500-1,500 for installation
3. Pipe material: Identify what the pipes are made of. Copper and modern PPR (polypropylene) are fine. Galvanised steel pipes (common in properties built before the 1980s) corrode internally, reducing flow and contaminating water — replacement is essential and costs EUR 2,000-5,000 for a typical apartment. Lead pipes (extremely rare but possible in very old properties) must be replaced immediately
4. Drainage and sewage: Flush all toilets, run all sinks and showers, and listen for gurgling or slow drainage. Check under sinks for signs of leaks (water stains, mould, corroded connections). Ask whether the property connects to mains sewage (alcantarillado) or a septic tank (fosa séptica). Septic tanks require regular emptying (EUR 150-300 per visit) and eventual replacement (EUR 3,000-6,000)
5. Electrical panel (cuadro eléctrico): Open the electrical panel and check the capacity. Modern Spanish installations should have a minimum of 5.75kW (single-phase) or 10kW+ for larger properties. Older properties may have 3.3kW or even 2.2kW — insufficient for modern appliances, air conditioning, and electric water heating. Upgrading the contracted power costs EUR 50-200 (application fee to the electricity company), but upgrading the internal wiring to support higher loads costs EUR 2,000-6,000
6. Wiring age and condition: Spanish electrical standards changed significantly in 2002 (REBT — Reglamento Electrotécnico de Baja Tensión). Properties wired before this date may have aluminium wiring (higher fire risk), insufficient earth protection, no RCD (differential) protection, or undersized circuits. A full re-wire for a 2-bedroom apartment costs EUR 3,000-5,000. Ask for the boletín eléctrico (electrical certificate) — properties should have one, though many older properties do not
7. Earthing (toma de tierra): Check that the electrical installation has proper earthing. In the panel, you should see an earth wire (green/yellow) connected to an earth rod or the building's earth system. Poor earthing is a safety hazard — electric shocks, appliance damage, and fire risk. Many older Spanish properties have inadequate earthing, which must be corrected as part of any electrical upgrade
8. Sockets and switches: Count the sockets in each room — older Spanish properties often have far fewer than UK buyers expect (2-3 per room vs the 6-8 typical in UK homes). Check that all sockets work (bring a phone charger and test each one). Look for signs of overloaded circuits: scorch marks around sockets, warm switch plates, or multi-adaptor daisy chains. Adding sockets costs EUR 50-100 per socket if the wiring route is accessible
9. Outdoor electrical installations: Terrace lights, pool pumps, garden lighting, gate motors, and external sockets must all be properly waterproofed (IP65 rated minimum) and protected by their own circuit in the electrical panel. Exposed wiring, surface-mounted junction boxes, and unprotected sockets on terraces are common in older properties and represent both a safety hazard and a code violation
10. Solar panels (if present): If the property has solar panels, check the installation date, panel condition (cracking, discolouration, delamination), inverter age (inverters typically last 10-15 years — replacement EUR 1,000-2,000), and whether the system is grid-connected (with net metering) or standalone. Ask for energy generation records and verify the installation was authorised (registered with the Comunidad Autónoma). Unauthorised solar installations can face fines and forced removal

Section 4: Interior Checks (10 Points)

Interior condition affects both liveability and renovation costs. These checks help you assess the property's true condition behind the staging and fresh paint:

1. Windows and doors: Open and close every window and every door. Check for smooth operation, proper sealing, and secure locking. Aluminium-framed single-glazed windows (standard in properties built before 2000) are energy-inefficient — replacement with double-glazed PVC or aluminium costs EUR 300-600 per window installed. Check for condensation between glass panes (indicates failed sealed units). Sliding patio doors should run smoothly on their tracks without excessive force
2. Flooring: Check all flooring for cracks, loose tiles, uneven surfaces, and hollow-sounding areas (tap tiles with your knuckle — a hollow sound means the tile has debonded from the substrate). Marble and terrazzo floors (common in Spanish properties) crack if the substrate moves. Replacement of failed flooring costs EUR 25-60 per sqm depending on the material chosen
3. Kitchen fixtures and appliances: Run all taps, open and close all cabinets, test all appliances (oven, hob, extractor, dishwasher). Check under the sink for leaks and damp. Assess the age and condition of worktops, cabinets, and splashbacks. Kitchen replacement costs are detailed in our renovation costs guide
4. Bathroom fixtures: Flush the toilet, run the shower (check pressure and drainage speed), fill and drain the bath, run both taps. Check all grouting and silicone seals — deteriorated seals allow water penetration behind tiles, causing hidden damp. Check for mould in corners, around the shower, and on the ceiling. Look under the vanity for leaks
5. Air conditioning: If the property has air conditioning (almost essential on the Costa del Sol), check the age and type. Split units (wall-mounted) are standard — check that all units power on, produce cold/hot air, and do not make unusual noises. Units over 10-12 years old are significantly less efficient and may use refrigerants (R22) that are now banned. Replacement costs EUR 800-1,500 per split unit installed, or EUR 5,000-10,000 for a ducted whole-property system
6. Heating: Many Costa del Sol properties have no fixed heating — relying on portable heaters and air conditioning units in reverse mode. If the property has underfloor heating or radiators, test them. Gas-fired central heating systems should have annual service records (ask the seller). For winter comfort, assess whether the property needs heating added — budget EUR 3,000-8,000 for a basic radiator or underfloor system
7. Paint and plastering: Look for flaking paint, bubbling plaster, and damp stains — these indicate moisture problems, not just cosmetic wear. Freshly painted walls in a property that is otherwise dated should raise suspicion — sellers sometimes paint over damp stains, cracks, and mould. Knock on walls that look recently painted and check for soft or hollow plaster beneath
8. Built-in storage: Open all wardrobes, cupboards, and storage areas. Check for musty smells (indicating damp or poor ventilation), signs of insect damage (small holes, sawdust), and structural integrity (sagging shelves, broken hinges, swollen chipboard from moisture). Built-in wardrobes in Spanish properties are often low-quality chipboard that deteriorates in humid conditions — budget EUR 800-2,000 per wardrobe for replacement
9. Staircase (if applicable): In duplexes, townhouses, and villas, check the staircase for structural soundness (no movement or creaking), adequate handrails and balustrading, worn or cracked treads, and compliance with current building regulations (minimum width 800mm, maximum riser height 200mm). Replacing a staircase is expensive (EUR 3,000-8,000) — inspect carefully
10. Ceiling condition: Check all ceilings for water stains (indicating roof leaks or bathroom leaks from above), cracks (especially around the edges where walls meet ceilings), sagging (in properties with false ceilings or beam-and-block construction), and signs of previous repair (patches of different-coloured paint or texture). In apartments, ceiling stains in specific areas may indicate plumbing problems in the property above — a community issue, not just a property issue

Section 5: Exterior and Community Checks (10 Points)

For apartments, townhouses, and properties within urbanisations, the condition of communal areas and external elements directly affects your living quality and community fees:

1. Pool condition (if communal or private): Check for cracked or missing tiles, stained or deteriorating grouting, algae growth (indicating poor maintenance), rust stains from metal fittings, and the condition of the pool surround and safety barriers. For communal pools, ask about the annual maintenance contract and recent repair history. A pool in poor condition can cost the community EUR 10,000-30,000 to renovate — which may result in a derrama (special levy) on all owners
2. Terrace and balcony: Check the waterproofing membrane (look for water stains on the ceiling below), the condition of tiles or paving, the drainage (water should flow away from the building to a drain point), and the structural integrity of balustrades and railings. Terrace waterproofing failure is one of the most common maintenance issues in Spanish apartment buildings and can cost EUR 2,000-5,000 to repair properly
3. Parking: If the property includes a parking space (garaje), verify it is included in the nota simple as an annexed element (anejo). Check the space is accessible, adequately sized (many Spanish parking spaces are tight by UK car standards), and has proper ventilation and fire safety equipment. If parking is not included, check availability and cost of nearby public or rental parking
4. Garden and landscaping: For properties with private gardens, assess the irrigation system (drip irrigation is standard on the Costa del Sol — check for leaks and coverage), mature trees (large trees near foundations can cause subsidence), boundary walls and fences (responsibility for maintenance varies — check the community rules), and overall maintenance requirements. Gardens on the Costa del Sol require regular watering — budget EUR 50-150 per month for water in summer
5. Boundary walls and fencing: Check the condition of all boundary walls — cracking, leaning, or deteriorating render. Establish which walls are your responsibility and which belong to neighbours or the community. In urbanisations, boundary maintenance responsibilities are defined in the community statutes (estatutos de la comunidad). Replacing a boundary wall costs EUR 100-200 per linear metre
6. Common areas condition: Walk through all communal areas — entrance hall, corridors, stairways, garden areas, pool surrounds, and any shared facilities (gym, sauna, tennis courts). The condition of common areas reflects the community's financial health and management quality. Well-maintained common areas suggest a well-run community with adequate reserves. Neglected common areas suggest low fees, poor management, or financial problems — all red flags
7. Lift (if applicable): In apartment buildings with a lift, check its condition, age, and maintenance certificate (should be displayed inside the lift). Lift replacement is one of the most expensive community expenditures (EUR 30,000-60,000+) and is typically funded by a derrama. Ask whether lift replacement has been discussed at community meetings. Buildings with lifts over 20 years old may face mandatory modernisation requirements
8. Security and entry system: Check the entry system (intercom, video, key fob, or code), perimeter security (fencing, gates, CCTV), and any on-site security personnel or monitoring. Ask about the crime history in the urbanisation — your community administrator or neighbours can provide honest assessments. Security upgrades (CCTV, access control, perimeter fencing) are typically funded from community fees or special levies
9. Storage room (trastero): If the property includes a storage room, verify it appears on the nota simple as an annexed element. Check its size (some are too small to be useful), ventilation (poor ventilation leads to damp and mould), and security (individual lock, access control). Storage rooms are valuable — an annexed trastero adds EUR 5,000-15,000 to a property's value. If one is not included, check availability for purchase or rent within the building
10. Urbanisation roads, lighting, and infrastructure: For properties within private urbanisations, assess the condition of internal roads (potholes, drainage, speed bumps), street lighting (working, adequate coverage), signage, and shared infrastructure (water tanks, pumping stations, transformer rooms). Poor infrastructure maintenance indicates either low community fees, poor management, or both. Ask for copies of the last 3 years' community accounts (cuentas anuales) and minutes of the last AGM (acta de la junta) to understand the community's financial position and any planned expenditure

When to Commission a Professional Survey

You do not need a professional survey for every purchase, but you should strongly consider one if:

• The property is more than 30 years old
• There are visible cracks, damp, or structural concerns
• The property has been extended or modified (especially if informally)
• It is a villa or townhouse (more complex structures than apartments)
• The property is rural or on rustic land
• The purchase price is above EUR 300,000 (the survey cost is proportionally negligible)
• You are planning significant renovations (the surveyor can assess feasibility and flag hidden issues before you commit)

A professional survey costs EUR 300-1,200 and takes 2-5 hours on site. The surveyor will provide a written report covering all structural and condition issues, with estimated repair costs and priority ratings. This report also gives you evidence-based negotiation leverage if issues are found.

Key Takeaways

• Do not skip inspections because surveys are not customary in Spain. The Spanish system assumes the buyer is responsible for identifying defects — there is no seller's disclosure requirement as in the UK
• Legal checks are non-negotiable — the nota simple, catastro, primera ocupación, and community debts check should be completed before you sign the arras contract
• Physical inspections should happen during a second or third viewing, when the excitement of the first visit has worn off and you can assess the property critically
• Bring a checklist (print this article) and work through it systematically. Take photos and notes for every point
• Use your findings to negotiate. Documented defects and estimated repair costs provide factual, non-confrontational grounds for a lower offer

For advice on finding reliable builders to address any issues identified, read our guide to finding a trustworthy builder on the Costa del Sol. For the 12 most common scams and red flags to watch for, see our property scams guide. For the full buying process, see our step-by-step buying guide. And to understand the total costs of purchasing — including taxes, fees, and potential renovation budgets — use our interactive cost calculator. Ready to start your search? Join MUNDO to browse properties across Spain's most popular coastal regions.