Property Condition Report in Spain: Do You Really Need One Before Buying?

7 August 2026 CasaOthers Team 14 min read

Property Condition Report When Buying a Home in Spain: Does It Even Exist?

You've finally found your dream home in Spain. The photos look stunning, the price seems fair, and the estate agent tells you everything is ready for signing.

Then someone asks a question that surprises many international buyers:

"Have you seen the property's condition report yet?"

And that's exactly where the confusion begins.

In countries such as Belgium, a property condition report is a familiar part of buying or renting a home. Many buyers expect a detailed document describing the property's condition before the purchase is completed.

But once you start buying property in Spain, you'll quickly discover that the system works very differently.

Does Spain have an equivalent property condition report? Who checks the actual condition of the property? And what exactly does the Spanish notary do—or, more importantly, what doesn't the notary do?

These are important questions because making the wrong assumptions can cost you thousands of euros after you've already collected the keys.

In this guide, we'll explain how Spain handles property inspections, when an independent building survey is worth the investment, which documents you should expect during the purchase process, and how to avoid expensive surprises after buying your home.

What Is a Property Condition Report?

Many international buyers start their Spanish property search expecting to receive some kind of official condition report.

The honest answer is surprisingly simple:

Spain does not normally use a property condition report in the same way many other European countries do.

Fortunately, that doesn't mean you're left without protection. The Spanish property system simply works differently.

In some countries, a condition report documents the exact state of every room before ownership changes hands. Walls, floors, windows, installations and visible defects are carefully recorded, often with photographs, providing legal protection if disputes arise later.

Spain places much more responsibility on the buyer.

The guiding principle is "Caveat Emptor" — let the buyer beware.

The notary verifies the legal aspects of the transaction but does not inspect the property's physical condition. They won't tell you whether the roof leaks, whether the electrical installation is outdated, or whether moisture is hidden behind freshly painted walls.

That's why experienced buyers increasingly hire an independent building surveyor before signing the purchase agreement.

The resulting technical inspection report doesn't simply replace a traditional condition report—it often provides far more detailed information about the property's structural and technical condition.

This is especially valuable when purchasing older villas, country homes, apartments or resale properties, where hidden defects can quickly become expensive.

Spending a few hundred euros before buying could save you thousands after moving in.

Before signing anything, it's essential to understand exactly what the Spanish notary is responsible for—and, just as importantly, what falls entirely outside their role.

What Does a Spanish Notary Actually Do?

One of the biggest misconceptions among international buyers is that a Spanish notary performs the same role as a notary in many other countries.

They don't.

In fact, many buyers only discover this after completing the purchase—when unexpected defects appear and they realise the notary never inspected the property itself.

That misunderstanding can become very expensive.

The Notary Checks the Legal Side, Not the Property

The Spanish notary is responsible for ensuring that the property transfer is legally valid.

Before the sale is completed, the notary verifies:

who the legal owner is;
whether the property can legally be sold;
that the purchase deed is correct;
the identities of both buyer and seller;
that ownership is transferred according to Spanish law.

After signing, the deed can be registered with the Spanish Land Registry, making you the official legal owner.

This gives you legal certainty.

But legal certainty is not the same as knowing the property is in good condition.

What Doesn't the Notary Check?

This is where many foreign buyers are caught by surprise.

The notary does not inspect the house.

They won't tell you if:

the roof is leaking;
electrical wiring is outdated;
hidden damp is developing behind freshly painted walls;
the swimming pool has structural cracks;
the air conditioning is nearing the end of its life;
plumbing problems are waiting to appear after you move in.

They also won't verify whether previous renovations were carried out correctly or comply with building regulations.

Many buyers assume these checks are included in the purchase process.

In Spain, they are not.

Why Does This Matter?

Imagine buying a beautiful villa.

Everything looks perfect during the viewing.

A few weeks after moving in, you discover serious moisture problems or learn that the entire electrical installation must be replaced.

At that point, you generally cannot hold the notary responsible.

The notary never guaranteed the property's technical condition—they only ensured that the legal transaction was completed correctly.

That's why experienced property professionals often say:

A notary protects the legal transaction. A building survey protects your investment.

Both are essential, but they serve completely different purposes.

How Much Does a Spanish Notary Cost?

Notary fees usually range between €600 and €1,200, depending on the purchase price of the property.

These fees typically include:

preparing the official purchase deed;
verifying the legal documentation;
confirming the identities of both parties;
completing the official signing of the sale.

They do not include any technical inspection of the property.

So How Can You Protect Yourself?

The best protection is arranging an independent building survey before signing the purchase agreement.

A professional survey can reveal structural issues, hidden defects and costly repairs before you become legally committed.

For most buyers, spending a few hundred euros on a survey is one of the smartest investments they make during the entire purchasing process.

In the next chapter, we'll explain how a Spanish building survey works, what inspectors actually examine, and why more international buyers now consider it an essential step before purchasing property in Spain.

An Independent Building Survey: The Best Investment Before Buying

You've viewed the property.

The kitchen looks modern.

The bathroom has recently been renovated.

Fresh paint covers every wall.

Everything seems perfect.

But appearances can be deceiving.

Freshly painted walls can hide serious damp problems. A beautiful terrace may have structural movement underneath. Air conditioning that works during the viewing might fail completely a few weeks after you move in.

This is exactly why experienced buyers almost always arrange an independent building survey before committing to the purchase.

What Is an Informe Técnico?

In Spain, a building survey is usually carried out by an independent architect or qualified technical surveyor.

After the inspection, you'll receive an Informe Técnico—a detailed report describing the property's structural and technical condition.

While it isn't the same as a traditional property condition report, it often provides far more valuable information.

Rather than simply describing visible damage, the survey focuses on identifying defects that could lead to expensive repairs later.

What Does the Survey Cover?

A professional inspection typically examines:

foundations and structural elements;
roof condition;
damp, mould and water damage;
electrical installation;
plumbing and drainage;
windows and doors;
heating and air conditioning;
façades, balconies and terraces;
swimming pools (where applicable);
communal areas in apartment buildings.

Many of these problems are difficult to spot during a normal viewing but can become significant expenses after the purchase.

Is a Building Survey Required?

No.

Spanish law does not require buyers to obtain a building survey.

However, that is precisely why arranging one is so important.

Once the purchase has been completed, it is often extremely difficult to hold the seller responsible for defects that could have been discovered beforehand.

A professional survey provides peace of mind—and often a much stronger negotiating position.

How Much Does a Building Survey Cost?

Most surveys cost between €200 and €500, depending on:

the size of the property;
its location;
the type of property;
additional structures such as swimming pools, guest houses or large plots of land.

Compared with the potential cost of repairing a leaking roof, structural cracks or a complete electrical installation, it is usually money very well spent.

When Should You Arrange the Survey?

This may be the most important advice in this entire guide:

Arrange the survey before signing the Arras Contract.

The Arras Contract is Spain's preliminary purchase agreement, where buyers typically pay a deposit of around 10% of the purchase price.

If major defects are discovered after signing, walking away from the purchase may become expensive—or even impossible.

By carrying out the inspection beforehand, you remain in control.

You still have the opportunity to:

renegotiate the purchase price;
request repairs before completion;
include additional contractual conditions;
or simply walk away without risking your deposit.

A Small Cost That Can Save Thousands

At CasaOthers, we've seen many buyers fall in love with a property before they've properly investigated it.

That's completely understandable.

Spain offers incredible homes, beautiful views and an exceptional lifestyle.

But emotions should never replace careful due diligence.

A qualified surveyor doesn't look at sunsets or stylish interiors.

They look for moisture, structural movement, faulty wiring, drainage issues and hidden defects that could cost thousands of euros after completion.

For that reason alone, an independent building survey is often one of the smartest investments you can make during the entire buying process.

In the next chapter, we'll explain another inspection many foreign buyers have never heard of: the ITE inspection. If you're buying an apartment or an older building in Spain, understanding this inspection could save you from unexpected costs in the future.

The ITE Inspection: Something Many Foreign Buyers Have Never Heard Of

Ask most international buyers what an ITE inspection is, and you'll probably get a puzzled look.

Yet this inspection can have a major financial impact when purchasing an apartment or an older property in Spain.

What Is an ITE Inspection?

ITE stands for Inspección Técnica de Edificios, which literally means Technical Building Inspection.

Think of it as a periodic health check for an entire building.

Local authorities require older buildings to undergo these inspections to ensure they remain structurally safe and properly maintained.

It's important to understand that the ITE does not inspect your individual apartment.

Instead, it assesses the condition of the entire building, including:

structural integrity;
façades;
balconies;
roofs;
foundations;
communal installations;
overall building safety.

Depending on the municipality, buildings usually become subject to an ITE inspection once they reach 45 to 50 years of age.

Why Should Buyers Care?

Imagine buying a beautiful apartment in Valencia.

Your apartment looks immaculate.

The kitchen is modern, the bathrooms have recently been renovated, and everything appears to be in excellent condition.

Then, only a few months later, the homeowners' association announces that the latest ITE inspection identified serious structural defects in the building.

The result?

Every apartment owner must contribute thousands of euros towards repairs.

Unfortunately, this situation is far more common than many international buyers realise.

Always Ask About the Latest ITE Report

If you're buying an apartment in an older building, don't be afraid to ask questions.

For example:

Has the building passed its latest ITE inspection?
When was the inspection carried out?
Were any structural defects identified?
Have all required repairs already been completed?
Are there any planned special contributions for building maintenance?

These simple questions could save you a significant amount of money after the purchase.

Buying a New-Build Property?

The process is completely different.

New-build properties don't normally require the same type of building survey as older homes.

Instead, you'll participate in an official handover inspection before taking possession of the property.

This stage is far more important than many buyers realise.

Your Final Opportunity Before Completion

Never rush through the handover inspection.

Take your time and carefully check every detail.

Look for things such as:

damaged floor tiles;
doors or windows that don't close properly;
scratched glass;
leaking taps;
electrical outlets;
lighting;
air conditioning;
paintwork;
silicone seals and finishing quality.

Every defect should be recorded on the official snagging list before you sign the acceptance documents.

The more complete your list, the greater the likelihood that the developer will repair everything at no additional cost.

Warranty Protection for New Homes

Spanish law provides several warranty periods for newly built homes.

Although the exact coverage depends on the nature of the defect, buyers generally benefit from protection covering:

cosmetic finishing defects;
building systems and habitability issues;
major structural defects.

For this reason, always keep every document you receive during the handover process.

They may become extremely valuable if problems appear later.

What Will All These Inspections Cost?

Many buyers assume these inspections will significantly increase their purchasing costs.

In reality, they're usually a relatively small part of the overall investment.

Typical costs include:

Service	Average Cost
Independent building survey	€200–500
New-build handover inspection	€200–400
Notary fees	€600–1,200
Land Registry	€400–1,000
Independent lawyer	Approximately 1% of the purchase price

You'll also need to budget for property taxes.

For resale properties, buyers generally pay Property Transfer Tax (ITP).

For new-build homes, VAT (IVA) and Stamp Duty (AJD) normally apply.

The exact rates depend on the autonomous region where the property is located.

Don't Forget the Additional Buying Costs

One of the most common mistakes we see at CasaOthers is buyers focusing only on the purchase price.

In reality, the advertised price is rarely the amount you'll actually spend.

As a general guideline, you should budget an additional 10% to 15% on top of the purchase price to cover:

taxes;
notary fees;
Land Registry fees;
legal representation;
mortgage-related costs (if applicable);
building surveys and inspections.

Planning for these expenses from the beginning will help you avoid unpleasant financial surprises shortly before completion.

And believe us—those surprises happen far more often than most people expect.

In the final part of this guide, we'll answer the most frequently asked questions about property condition reports, building surveys and buying property in Spain, before finishing with a practical checklist to help you purchase your Spanish home with confidence.

Frequently Asked Questions

Does Spain have a property condition report like Belgium?

Not in the same way.

Spain does not normally provide an official document describing the property's condition before the sale, as is common in Belgium. Instead, buyers who want extra peace of mind usually arrange an independent building survey before signing the purchase agreement.

This survey provides a detailed assessment of the property's structural and technical condition and is often far more comprehensive than a traditional condition report.

Is a building survey mandatory?

No.

Spanish law does not require buyers to obtain a building survey before purchasing a property.

However, experienced lawyers, surveyors and property professionals strongly recommend one—especially when buying a resale property.

A professional inspection costs relatively little compared with the potential cost of hidden structural defects.

When should I arrange a building survey?

Ideally before signing the Arras Contract.

At that stage you can still:

negotiate a lower purchase price;
ask the seller to repair defects;
include additional contractual conditions;
or decide not to proceed with the purchase.

Once the Arras Contract has been signed, withdrawing from the purchase becomes much more complicated and may involve losing your deposit.

Does this also apply to new-build properties?

Yes, although the process is different.

Instead of arranging a traditional building survey, buyers should carefully inspect the property during the official handover.

Every visible defect should be recorded on the snagging list before accepting the property.

Taking your time during this inspection can prevent lengthy discussions with the developer later.

How much does a building survey cost?

Most independent surveys cost between €200 and €500, depending on:

property size;
location;
property type;
additional features such as swimming pools, guest houses or large plots.

Considering the overall investment involved in buying property in Spain, this is usually one of the most cost-effective ways to reduce financial risk.

Doesn't the Spanish notary already protect me?

Only legally.

The notary ensures that ownership is transferred correctly and that all legal documentation is in order.

They do not inspect the physical condition of the property.

That's why a building survey and independent legal advice remain two of the most valuable safeguards available to buyers.

Our Advice

At CasaOthers, we've seen many buyers fall in love with a property before checking what really matters.

And that's perfectly understandable.

Spain offers an incredible lifestyle, beautiful scenery and thousands of fantastic homes.

But emotions should never replace careful preparation.

An experienced surveyor doesn't focus on the sea view or the stylish kitchen.

They look for structural movement, hidden damp, ageing electrical systems and defects that could cost thousands of euros after completion.

That combination of emotion and professional expertise is what allows buyers to purchase with confidence.

Conclusion

A traditional property condition report, as many buyers know it from other countries, generally doesn't exist in Spain.

Fortunately, that doesn't mean you're buying without protection.

The Spanish system simply places greater responsibility on the buyer.

If you understand how the process works, arrange an independent building survey when appropriate and work with experienced professionals, you can significantly reduce the risks involved in buying property abroad.

Remember these three key points:

Arrange a building survey before signing the Arras Contract.
If you're buying an apartment in an older building, always request the latest ITE inspection report.
Work with an independent lawyer and qualified surveyor who represent your interests only.

Buying a home in Spain should be one of life's most exciting milestones.

With the right preparation, it can also be one of the safest.

Continue Reading on CasaOthers

Planning to buy property in Spain? These guides will help you make informed decisions every step of the way:

Together, these guides form a complete knowledge base designed to help you buy property in Spain with confidence and avoid the mistakes many first-time buyers make.

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