Why pre-purchase inspection matters
Spanish properties do not require a pre-purchase technical inspection by law, but the absence of regulatory requirement means many buyers skip this step and discover structural, electrical or waterproofing issues only after signature. A proper inspection costs €400–€900 and frequently uncovers issues worth 10× to 100× that amount in negotiation leverage or avoided costs.
Inspection scope
Our standard inspection covers:
- Structure — visible cracks, settlement, deflection, concrete carbonation indicators.
- Roof — tiles, insulation, drainage, flashings, signs of water infiltration.
- Façade — render, cracks, damp, expansion joints.
- Windows and doors — sealing, glass, condensation indicators.
- Electrical — main panel, RCDs, sockets, lighting circuits, ground.
- Plumbing — water pressure, hot water system, visible leaks, drainage.
- HVAC — air conditioning, heating, boilers, aerothermal.
- Pool — structure, filtration, electrical safety, depth signage.
- Damp and mould — moisture readings in walls, signs of rising damp.
- Energy efficiency — insulation, glazing, energy certificate review.
Photographic report and risk rating
Every inspection produces a written report with photos of every observation. Issues are rated Critical (must be resolved before purchase or in heavily negotiated price), Important (resolution should be budgeted and discussed) and Minor (cosmetic or routine maintenance). The report also includes a renovation cost estimate ranging if applicable.
Legal and registry cross-check
The inspection is paired with a legal cross-check covering Nota Simple, Catastro reference verification, urban classification of the plot, licence of first occupation, and existence of any open infractions. This ensures the physical inspection is supported by a complete legal picture.
When to commission the inspection
We recommend commissioning the inspection after a verbal offer is accepted but before signing the private contract (contrato de arras). This gives leverage to renegotiate price or back out without losing deposit if material issues are uncovered.