How to Inspect New Build Property in Spain

A show home can look immaculate, particularly when the Mediterranean light is doing the work. Your own property may still be awaiting its final clean, fitted appliances or landscaping when you visit. Knowing how to inspect new build property properly means looking beyond the styling and checking that the home delivered matches the specification, is safe to occupy and is legally ready for completion.

For buyers purchasing in Costa Blanca or Murcia from abroad, this stage deserves time in your travel plans. A careful pre-completion inspection can identify defects while the developer remains responsible for putting them right, rather than leaving you to arrange trades once you have the keys.

Inspect the new build before your completion date

Ask for a dedicated inspection visit once construction is substantially complete and before signing the title deeds at the notary. Ideally, allow enough time between the visit and completion for the developer to address anything found. If you are buying off-plan, ask early how the developer handles snagging, what notice you will receive before completion and whether a return visit can be arranged.

Do not rely solely on photographs, videos or a quick walk-through on the day you collect the keys. They are useful, but they cannot reveal a sticking patio door, uneven tiling, low water pressure or a missing item from the agreed specification. If you cannot attend, appoint an independent surveyor or professional snagging inspector with experience of Spanish new build developments. Your legal representative should also be involved where an issue affects documentation, licences or contractual obligations.

Bring the signed reservation agreement, purchase contract, plans and the detailed list of finishes and equipment. These documents turn a general impression into a clear comparison. The question is not whether you would have chosen a particular feature differently. It is whether the developer has supplied what was promised and completed it to an acceptable standard.

Start outside, then work through every room

Begin with the plot, façade and communal approach before entering the property. Check the exterior walls for cracking, poor paint coverage, stains and unfinished sealant. Look at balconies, terraces and roof areas where accessible. Tiles should be secure and evenly laid, drainage points should be clear, and the fall of the surface should direct water away from the building rather than towards doors or walls.

For a villa, inspect boundary walls, gates, driveway finishes, garden irrigation and the pool area if included. Confirm that the pool equipment works, that lights and skimmers are fitted, and that any safety features shown in the specification have been provided. For flats and townhouses, examine the entrance, lifts, parking space, storage room and shared gardens. A beautiful individual home is only part of the purchase if the common areas remain incomplete or poorly finished.

Inside, work methodically in the same direction through each room. Open and close every door, window, cupboard and drawer. Lock windows and external doors, check that shutters or blinds operate correctly, and look for scratches in glass, frames and worktops. Run your hand lightly across painted walls and ceilings to identify rough patches, cracks, damp marks or uneven finishes that may be missed in a quick visual check.

In bathrooms, turn on every tap, flush every toilet and check the shower drainage. Water should flow away promptly without pooling. Inspect silicone seals around shower screens, baths and basins, as incomplete seals can lead to leaks later. In the kitchen, check appliance models against the specification, test the hob, oven, extractor and dishwasher where utilities are connected, and make sure cupboards align correctly.

Use a phone torch for the details that daylight hides: inside fitted wardrobes, beneath sinks, around ventilation grilles and behind appliances. Take dated photographs and short videos as you go. Record the location of each issue, not just a close-up of the defect. A photo of a chipped floor tile is much more useful when it also shows which bedroom or terrace it belongs to.

Check services, comfort and practical operation

New homes in Spain increasingly include air conditioning, aerothermal hot water systems, smart controls, solar panels or pre-installations for future equipment. Ask for a demonstration rather than assuming you will work it out later. Confirm where the electrical panel, water shut-off valve, internet connection point and air conditioning controls are located.

Test lights, sockets and switches throughout the home. Check that hot water reaches the taps, that air conditioning starts and that ventilation units operate. Some systems need commissioning or final activation, so ask what is fully functioning on inspection day and what will be completed before handover. If the development includes a communal pool, gym or gated entrance, establish whether these facilities are operational and who is responsible for management from day one.

Create a written snagging list the developer can act on

A snagging list is a written record of defects, incomplete work and items that do not match the contract. It is normal to find minor snags in a newly finished home. Paint touch-ups, loose fittings, misaligned doors and damaged tiles are common examples. The important issue is how clearly they are documented and when they will be rectified.

Number every item and keep the wording factual. State the room, exact location and problem, then attach a photograph. Avoid vague notes such as “finish poor”. Write “three chipped tiles at the sliding-door threshold in the main bedroom” instead. Send the list to the developer or selling agent in writing and retain confirmation that it has been received.

Not every snag needs to delay completion. A small paint mark may be easily resolved after you take possession if the developer agrees a firm appointment. However, water ingress, missing contracted equipment, unsafe electrical fittings, non-functioning essential services or significant unfinished areas require a stronger response. Your solicitor can advise whether completion should wait, whether a written undertaking is adequate, or whether a retention arrangement is appropriate. The right option depends on the contract, the nature of the issue and the developer’s record of resolving defects.

Check the paperwork as carefully as the finishes

Physical condition is only one part of inspecting a new build in Spain. Before completion, your independent lawyer should confirm that the property and development are properly documented and ready to transfer. This normally includes checking the building licence, the declaration of new construction, registration position, relevant occupation or habitation authorisation, and any regional requirements that apply to the property.

Ask for the energy performance certificate and the warranties provided for the construction and installations. Spain has statutory building guarantees for certain defects, but their scope and timescales differ according to the type of problem. You should understand who to contact, how to make a claim and what paperwork you need to retain. Keep copies of manuals, guarantees, appliance information, meter readings and keys or remote controls in one secure file.

If you are purchasing within a community, request information on community rules, anticipated charges and the status of shared facilities. This matters particularly where a development is being handed over in phases. A quieter first viewing may not reflect the final number of homes, future construction activity or the eventual cost of maintaining pools, lifts, gardens and security systems.

Do not overlook the location on inspection day

Your property inspection is also a chance to test the reality of the surrounding area. Visit at a different time of day if possible. Listen for road noise, nearby bars, construction activity and early-morning deliveries. Check the route to the beach, shops, golf course, school or medical centre that influenced your decision to buy.

For holiday use, think about practical arrival details: parking, lighting, access from the airport and whether the development is easy to find after dark. For relocation, test the journeys you will make regularly rather than relying on a map. Costa Blanca and Murcia offer exceptional choices, but each area has a distinct pace, infrastructure and year-round atmosphere.

A professional inspection gives you confidence, but it also gives the developer a precise route to deliver the property you have agreed to buy. Fiesta Properties can help buyers coordinate the right stages of a new build purchase, from choosing the development to preparing for handover. Give the final inspection the time it deserves, keep every point in writing, and you can collect the keys ready to enjoy your Spanish home rather than immediately managing avoidable repairs.