What to check before you sign for your new home in Spain

You signed the contract. The builder says your property is ready and you need to come collect the keys. You walk through, look around, and sign a document saying everything is fine. But what if something isn't fine and you didn't notice? Fixing it later is much harder and much more expensive.

More than half of new homes in Spain have problems when they're handed over. A third of those problems are still not fixed a year later. The day you collect the keys is the one moment when the builder has to listen to you. This guide tells you exactly what to look for, room by room.

Why the builder's quick tour is not enough

The builder's representative will walk you through in about 15 minutes. They'll show you the kitchen, the bathroom, the terrace. Then they'll hand you a document and ask you to sign.

What they won't do: test every plug socket, turn on the heating and the cooling, look under the sinks for leaks, check if the windows close properly, or write down the meter readings. Their job is to hand over the keys as quickly as possible. A proper inspection takes 90 minutes to 2 hours and checks everything the quick tour skips.

What to check, room by room

Exterior and common areas

• Facade condition: cracks, unfinished rendering, staining
• Balcony and terrace: railings secure, drainage slope correct, tile condition
• Windows and doors: all open, close, lock, and seal correctly
• Parking space: correct size, lighting, electrical point, drainage

Electrical system

• Every socket tested with a plug-in tester
• Every switch operating the correct light or fan
• Consumer unit (fuse box) labelled and accessible
• Extractor fans functional in kitchen and bathrooms
• Outdoor and garage lighting working

Plumbing

• All taps: hot and cold, pressure adequate
• Under-sink inspection: damp, loose connections, leaks
• Toilet flush operation and seal
• Hot water system tested (boiler or aerothermal)
• Shower drainage speed and correct slope

HVAC and climate

• Air conditioning tested on both heating and cooling modes
• Underfloor heating tested if applicable
• Ventilation ducts clear and connected

Kitchen

• All appliances tested: hob, oven, extractor, dishwasher
• Cabinet alignment and door operation
• Worktop seams and splashback sealed

Finishes

• Floor tiles checked for hollow spots (tap test), chips, and lippage
• Wall paintwork: runs, missed patches, damp marks
• Internal doors: alignment, latches, handles
• Fitted wardrobes: doors, rails, drawers
• Skirting boards fitted and sealed

Meter readings

• Electricity meter: photographed with timestamp
• Water meter: photographed with timestamp
• Gas meter (if applicable): photographed with timestamp

What happens when you find a problem

A proper inspection report lists every problem with a photo, a description, and how serious it is. It's written in English (for you) and Spanish (for the builder). That way the builder can't say they didn't understand what you meant.

Spanish law says the builder must fix cosmetic problems (bad paint, cracked tiles, doors that don't close) if you report them within one year. But you have to report them officially, in writing. Sending a WhatsApp to the sales agent doesn't count legally. A proper written report does. An official registered letter (called a burofax) does.

Can I just do this myself?

You can try. Many people do. But there are practical problems: you probably don't speak enough Spanish to argue with the builder's site manager, you don't know what counts as a reportable defect under Spanish building rules, and you don't have the tools to test the electrics or tap tiles to find hollow spots.

A professional inspection costs a fraction of what it costs to fix even one missed problem yourself after the warranty expires.