Pre-purchase property inspection in Spain: scope and limitations

Before buying a property in Spain, I recommend checking both its physical condition and how the building relates to the available documents. A house can look appealing during a viewing while still raising questions about damp, alterations or floor area. Understanding those questions before committing to the purchase can help you decide what needs further investigation.

A pre-purchase property inspection provides technical information about the building. It does not replace your lawyer’s legal checks, guarantee that there are no concealed defects or confirm that every alteration can be regularised. The scope needs to be clear from the start.

What I look at during a property inspection

I agree the inspection scope with you before visiting. This depends on the property, the information available and your concerns. For a house or apartment, the inspection can cover accessible walls, ceilings, floors, junctions, windows, wet areas and external areas that can be reached safely.

I look for visible signs that need attention, such as cracking, damp, deformation or deterioration. Previous alterations also matter. Changes to the layout, openings or building fabric may require checks beyond what can be established during a viewing.

A visual inspection has limits. It does not mean opening up walls, testing the structure or checking every part of the electrical and plumbing systems. Furniture, finishes, access restrictions and weather conditions may affect what can be seen. Where there is a reason to investigate further, I explain the question and the additional work that may be needed.

Why the deed, Land Registry and Catastro should be compared

In Spain, you may receive an escritura, information from the Registro de la Propiedad and information from the Catastro. These are different sources. The escritura is the deed; the Registro de la Propiedad is the Land Registry; and the Catastro records cadastral information. Their descriptions should be compared carefully with the property itself.

A difference between the documents does not automatically establish that building work is unlawful. It does, however, raise a question that should be understood rather than assumed away. A technical review and your lawyer’s checks serve different purposes and can complement each other.

During one inspection, I identified a substantial difference between the existing floor area and the available property documentation. The house was on rural land and had an extension. The buyer needed to understand that discrepancy before assuming the position could be regularised. Establishing the available options required a specific assessment of the property and the work carried out.

If the size of the property is important to your decision, we should also agree whether measurement is required. A complete measured survey should not be assumed to form part of an inspection concerned only with the condition of the building.

Fresh paint does not answer a damp problem

Fresh paint tells you about the finish, but not necessarily the condition beneath it. A recently painted wall does not establish that an earlier damp problem has been resolved. It is worth looking at junctions and other signs throughout the property, rather than relying on its appearance during the viewing.

During another inspection, I identified rising damp in a property that had recently been painted. The buyer needed to understand what required attention and what remained uncertain about the repairs needed.

Moisture measurements may be included where appropriate and agreed within the scope. I interpret them alongside the materials, location and other observations. A single reading cannot establish the complete cause or extent of a damp problem.

What to send before arranging the visit

You do not need to assemble a perfect file before contacting me. Start with the property address, the listing and the questions that concern you. If you have them, the following can also help:

• The deed and available Land Registry information, such as a nota simple.
• The cadastral reference and available cadastral plans.
• Drawings and documents relating to extensions or alterations.
• Photographs of defects and details of previous repairs.
• Information the seller has provided about building work or known problems.

Please distinguish what the seller has told you from what you have personally checked. Missing documents do not prevent an initial conversation, but they may limit what can be concluded. Access to the areas you want inspected should also be arranged before the visit.

The technical report and optional additional checks

I provide a technical report describing the agreed observations, photographs, assessment and recommendations. I distinguish visible findings, documentary information and matters that need further investigation. An English-language report can be provided on request and should be agreed when commissioning the inspection.

The service should be understood through its agreed scope, rather than assumed to be equivalent to a survey or certification used in another country. If your lender or lawyer requires a particular document, tell me before commissioning the work so that its requirements can be checked.

Thermal imaging and a roof inspection using a drone are additional services, commissioned separately. Their usefulness depends on the inspection objective, suitable conditions and access constraints. They are not automatically included and do not replace other investigations that a defect may require.

If you hope to renovate or extend the property, I can also explain what would need to be assessed. This initial guidance does not confirm planning or technical feasibility. Further documents, enquiries and a separate assessment may be necessary before you can rely on a proposed scheme.

A clearer basis for your purchase decision

The inspection helps you distinguish an identifiable repair from an unresolved question or a restriction that could affect your plans. It supports your decision rather than making it for you. Where documents and the existing building differ, the technical findings should be considered alongside legal advice.

If you are buying in Murcia, Cartagena, the Mar Menor, Torrevieja or Alicante, tell me which property you are considering and what you need to understand. Contact me through Leukos on +34 613 04 65 53, via WhatsApp or on +34 868 15 11 71.

Further information

• Spanish Catastro: cadastral and Land Registry information (Spanish).
• Spanish Building Code, DB-SE, Annex D: assessment of existing structures (Spanish), where a structural assessment is needed.