Complete Guide: 15 Things to Check Before Buying a Home in Spain
Buying a home in Spain is, probably, one of the biggest financial investments of your life. However, the excitement of moving into a brand-new place can quickly turn into a legal or financial nightmare if you overlook critical details. From hidden planning-related burdens to structural defects, Spain’s property market demands rigorous due diligence.
To avoid surprises at the notary’s office—or, even worse, months after signing the deed—we’ve prepared this ultimate checklist with the 15 essential things you must verify before buying a home in Spain. Protect your investment and buy with complete peace of mind.
1. Legal and Registry Checks (Legal Certainty)
1. Ownership and Encumbrances in the Land Registry
The first thing you should request is an up-to-date Simple Note from the Land Registry (it should be no more than one month old). This document will confirm:
Who the true owner of the property is (and whether all co-owners agree to the sale).
Whether the home is free of encumbrances, mortgages, foreclosures, or tax executions.
2. Planning Status (Are there any enforcement proceedings?)
Go to the relevant City Hall to check that the property is not in a situation of being outside approved urban planning, or whether there is any infringement case pending against it. This is especially critical for detached houses or properties on rural land.
3. First Occupation License or Certificate of Habitability
This technical and administrative document ensures that the home meets the minimum habitability requirements established by law and the autonomous community. Without it, you won’t be able to register the water, electricity, and gas supplies.
4. The Property Tax (IBI) must be up to date
Request the IBI receipts for the last four years (the period before the tax debt becomes time-barred). By law, the property is liable for any unpaid IBI for the current year and the previous year, so you could end up paying the seller’s debts.
2. Checks with the Community of Owners
5. Proof of being up to date with the Community
The property administrator must issue a certificate (signed by the secretary with the president’s approval) proving that the seller does not owe monthly fees or special assessments.
6. Upcoming special assessments and meeting minutes
Request the minutes from the latest neighbors’ meetings. This is where you’ll find out whether a million-euro special assessment has been approved (or is being discussed) to refurbish the façade, install a lift, or repair common areas.
7. Community bylaws and rules for shared living
It’s crucial to review the bylaws if you have specific plans. For example, some communities expressly prohibit holiday rentals (tourist accommodation) or impose strict restrictions on pets or the use of common areas.
3. Physical Condition, Technical Status, and Utilities
8. Building Technical Inspection (ITE) or Building Evaluation Report (IEE)
If the building is over 30 or 45 years old (depending on the autonomous community), it is required to undergo the Building Technical Inspection (ITE) or the Building Evaluation Report (IEE). Make sure the result is “favorable” or that any deficiencies have already been corrected.
9. Energy Performance Certificate (CEE)
It is mandatory by law when selling a property. It shows the home’s energy consumption and CO₂ emissions (on a scale from A to G). A poor rating typically means much higher electricity and heating bills.
10. Condition of the internal installations
Don’t rely on appearance alone. During the visits, check carefully:
Plumbing: Water pressure, the condition of visible pipes, and the absence of dampness.
Electricity: Up-to-date electrical panel (with ICP and residual-current devices) and the number of sockets.
Heating and cooling: That the air conditioning and heating systems are working properly.
11. Structure and orientation (Hidden defects)
Pay attention to suspicious cracks in walls and ceilings, mold stains, or defective exterior joinery (thermal and acoustic insulation). The home’s orientation will also determine the amount of natural light you get and your future energy costs.
4. Financial Matters, Contracts, and Hidden Costs
12. The Catastro Reference Value (The real tax cost)
Since 2022, the Transfer Tax (ITP) is not calculated based on the sale price, but on the Catastro Reference Value if that is higher. Check this before signing to avoid an additional settlement from the tax authority (a nasty fiscal surprise).
13. The breakdown of purchase-and-sale expenses
Set aside an additional margin of between 10% and 12% of the sale price to cover the operation’s expenses and taxes in Spain:
ITP (second-hand homes) or VAT (IVA) and AJD (stamp duty) (new build).
Notary fees and Land Registry fees.
Legal/gestoría fees and appraisal costs (if you apply for a mortgage).
14. Terms of the Deposit Contract (Arras)
If you sign a deposit contract to reserve the home, make sure it is a penal arras deposit (Article 1454 of the Spanish Civil Code). That way, if the seller backs out, they must refund you double the amount you paid; and if you are the one who withdraws, you’ll lose that amount. Always include a termination clause with no penalty in case the mortgage is denied.
15. Check the area and local services
Visit the neighborhood at different times of day and on different days of the week. Verify how close it is to public transport, supermarkets, medical centers, and schools. Also check for night-time noise, problematic leisure areas, or any planned urban projects in front of your windows that could block your views.
Conclusion
Buying a house is a complex process, but following this checklist step by step will protect you from fraud, unexpected expenses, and legal issues. Don’t let the pressure from real estate agencies get to you: you have the right to verify each of these points before handing over a single euro.
If you’re looking for your ideal property on the Spanish Mediterranean and want to transact with complete legal certainty, at Sol y Costa Mediterranea we’ll guide you through every stage of the purchase, auditing each property legally and technically for your complete peace of mind.
