The Importance of a Property Inspection in Spain

11th Sep 2025 · by Roger Widén · 11 min. read

In the world of real estate, property inspections are an essential step in the buying and selling process. They help to ensure that everyone involved is confident in the property’s condition and value. When purchasing a property In Spain, a technical inspection is not mandatory by law (like, for example, in the USA) - and this leads to bad experiences and unpleasant surprises. Therefore, a property inspection it is highly recommended. Many things should be considered when buying a property, including its overall condition and key aspects (structural stability, the state of the roofs, façades, installations, comfort systems, etc.)

Understanding the importance of an inspection is crucial. Let us explain what Spain’s technical inspection (ITE) is, who examines the buildings for the reports, when and why. Knowing this information will help you to make informed decisions, negotiate a better price, and avoid unexpected costs.

• Table of contents
• ITE vs. Buyer’s Home Inspection (they’re not the same)
• What is a Property Inspection?
• What Does a Property Inspection Cover?
• Three Key Benefits of Property Inspections
• Regulations on Property Inspections in Spain
• New-builds: Snagging & Developer Guarantees
• Five Types of Mandatory or Recommended Property Inspections:
• What is the Technical Inspection of Buildings (ITE)?
• Mortgage Valuation vs. Buyer’s Inspection
• When does a Building Need to Pass the ITE?
• Who Examines the Building for the ITE Report?
• What Happens if the ITE is unfavorable?
• Key Differences between Apartment and House Inspections
• Why Property Inspections are Crucial for Buyers?
• What is the Cost of the ITE in Spain?
• Protect Your Investment With a Thorough Inspection

Spain’s Inspección Técnica de Edificios (ITE) is a periodic municipal check for older buildings. It evaluates the block/community, not the individual dwelling you’re buying, and it doesn’t replace a pre-purchase home inspection of your specific property. Buyers should treat the ITE as background on the building and still commission a private survey of the home they intend to purchase.

A home inspection is a thorough examination of a property’s condition, conducted by a qualified inspector who checks structural, mechanical, and safety components. Its purpose is to reveal any underlying issues that could affect the property’s functionality and value. This evaluation provides essential information for both buyers and sellers, ensuring no surprises later in the process.

Scope and Limits

A standard pre-purchase inspection is visual and non-invasive. Inspectors do not open up walls or perform destructive testing. Utilities need to be on to test systems. Typical deliverables include a PDF report with photos, a list of material defects, and recommendations/cost implications so you can prioritise repairs or negotiate.

Choose a colegiado professional (e.g., arquitecto, arquitecto técnico, or engineer) with professional liability insuranceand local experience. Ask for a sample report before you instruct them.

A home inspection typically evaluates the major systems and components of the home, including:

• Roofing and structural integrity
• Plumbing and electrical systems
• AC system functionality
• Major appliances functionality
• Walls, floors, ceilings
• Windows, doors, and insulation
• Safety features (smoke and carbon monoxide detectors, fire extinguishers, safety railings, etc.)
• Exterior features, decks, drainage, walkways, driveways, landscaping, and overall condition of the property's grounds
• Basic conditions of universal accessibility and non-discrimination of people with disabilities for the access and use of the building
• Limitations noted in the report (areas not accessible, systems not powered, or items requiring specialist testing).

1. Making Wise Decisions. The inspection process offers a deep dive into a property’s condition, and reveals necessary repairs or improvements. By identifying these details early, you can assess if the property meets your needs, or if you have to budget for repairs.

2. Negotiation Leverage. If the inspection reveals costly repairs, you can negotiate for a reduced purchase price, or request that the seller address specific repairs. This level of insight can often result in a fairer deal.

3. Peace of Mind. Knowing a property’s full condition before purchasing provides significant peace of mind. 

The following regulations control the safety and habitability of properties.

• Ley de Ordenación de la Edificación (LOE) regulates quality and responsibilities in construction.
• Ley de Suelo y Rehabilitación Urbana describes the basic regulation of the ITE, which is mandatory for old buildings and vary according to the autonomous community.
• Código Técnico de la Edificación (CTE) defines structural requirements, energy efficiency, etc.

Alongside the survey, verify key documents:

• Licencia de Primera/Segunda Ocupación (or Cédula de Habitabilidad, depending on region).
• Energy Performance Certificate (CEE) — mandatory at sale or rental; this is not part of a pre-purchase survey.
• For countryside/older works in Andalucía: AFO/DAFO status and planning compliance.
• If you plan to rent to tourists: local licence requirements (VFT/VTAR in Andalucía; ETV in the Balearics).

For newly built or recently delivered homes, commission a snagging inspection to list finishing defects before handover. Under Spain’s LOE framework, developers provide staged guarantees (finishes/installs/structure) and many projects carry decennial structural insurance. A snag list helps get issues resolved while you’re still under warranty.

1. Technical Inspection of Buildings (ITE) is mandatory in residential buildings more than 20-50 years old, depending on local regulations. Its objective is to guarantee that the building complies with the conditions of safety, health, and accessibility. Communities of owners and sole owners of buildings are obliged to carry out the ITE. 

2. ITE for government funding. According to State Land Law, ITE report is also required to buildings whose owners intend to receive government funding with the aim of undertaking conservation, universal accessibility, or energy efficiency construction works, prior to the formalization of the application for the funding. 

3. Home Inspection for mortgage and insurance purposes. Some banks and insurance companies request a technical report in order to grant a mortgage or take out home insurance. It may concern old homes, inherited properties that need a structural review, and properties with major renovations without a technical certificate.

4. Pre-Purchase Inspections is not mandatory when buying a used home, but highly recommended. They provide a detailed assessment of the property’s condition. It helps to make informed decisions, negotiate terms based on the inspection findings, avoid surprises and unexpected expenses after the purchase. 

5. Routine Maintenance Inspections are conducted regularly, often annually or semi-annually, to ensure that a property remains in good condition, and complies with safety standards. These inspections help owners and managers identify minor maintenance needs before they become major problems.

Spain’s Technical Inspection of Buildings (ITE) is an official report, which is mandatory for properties over a certain age.  Just as cars have a periodic ITV test, the ITE assesses whether a building is adequately safe, accessible, and habitable. This inspection ensures that the owners of the property comply with their duty to renovate the building. Homeowners or residents’ administration (the homeowners' association) in an urbanisation are required to contract voluntarily an architect or technician to undertake an ITE. Not carrying out an ITE on time can lead to fines over €6,000, depending on your municipality.

A tasación (bank valuation) is for the lender - to set collateral value. It is not a technical condition survey and rarely lists repair scopes. A buyer’s inspection is for you - to assess condition, risk, and cost so you can decide, budget, and negotiate. If you would like to know more about mortgage valuation, read our article here.

The State Land Law leaves it up to autonomous communities and town halls to approve their own inspection deadlines. In Marbella and Barcelona the ITE is compulsory for a 50-year-old building; in Madrid and Estepona it’s 30 years, in Sevilla 20. Then, the inspection is typically performed every 10 years after the first one. Mijas requires the ITE for properties as young as 25 years, with another inspection 15 years later at 40 years, and then every 10 years thereafter. The deadline for passing the first ITE can be much longer. For example, following Canary Islands Law, the ITE has to be reported once the building is 80 years old, but it is mandatory to have a review every 20 years. 

The ITE report is issued by a competent technician, registered architect, or quantity surveyor, endorsed by the Official Association and submitted to the regional authority. Once the report is issued, and the deficiencies detected in it have been amended, the autonomous community issues a Suitability Certificate for the building.

An unfavourable ITE will result in a report that points out the existing deficiencies, as well as the reforms that must be undertaken to guarantee the safety, accessibility, and energy efficiency of the building. The owners of the building will be the ones responsible for the necessary reforms, both financially and in terms of contracting.

Both apartment and house inspections aim to assess a property's condition. However, apartment inspections focus more on shared systems and areas, such as plumbing, electrical systems, and common spaces, while house inspections include a more extensive review of the property's exterior, roof, and landscape. Additionally, apartment inspections may need to consider building-wide issues that could affect the individual unit, while house inspections focus solely on a single property.

In Spain, apartments are usually not inspected as thoroughly as villas because they are often built to similar standards, and have shared areas, making it easier to assess the overall condition of the building, and reducing the need of individual inspections. Villas, being structures with their own land, unique features, and greater potential for issues, often require more in-depth inspections.

Apartment/community Due Diligence

For flats, review the building’s community file: recent meeting minutes (actas), any approved or proposed special assessments (derramas), reserve fund level, latest ITE status, building insurance, and a certificate confirming you’re up to date with community fees. Shared-element risks (roof, façade, lifts, plumbing stacks) can affect your unit’s costs and comfort.

When purchasing a property in Spain, buyers should ask for the home inspection, and include a clause about the technical inspection in their preliminary/ reservation agreement. This inspection:

• ensures the building meets safety and structural requirements, which protect a buyer's investment and the well-being of future occupants;
• ensures compliance with local building codes and regulations, which is a critical aspect of property ownership and management;
• details any structural or safety deficiencies, issues with the building's facade, roof, or plumbing, which could be costly to fix later on;
• facilitates negotiation, being a powerful tool for buyers to negotiate a lower price or request repairs made by the seller before closing the deal;
• gives buyers a clear understanding of the building's condition, allowing to avoid potential surprises and make a more informed purchase decision (hence peace of mind);
• provides valuable insights for future renovations, ensuring they are done in a way that meets standards;
• preserves property value: by identifying and addressing problems promptly, the property’s value can be even enhanced.

Homerun Brokers is one of the leading real estate agencies listing exclusive homes for sale in Marbella. Our agents always carry out all necessary checks before guiding a client on the journey towards buying a property on the Costa del Sol, Spain.

The cost of the ITE is not regulated by the State nor the City Council. It varies depending on the size, complexity, and condition of the building, as well as the contracted company and specific technician's rates. Generally, expect to pay up to 600 euros for a single-family house or villa, and more than 600 euros for larger or more complex buildings.

Pre-purchase inspections are usually scheduled within a few working days; site visits often take a few hours, with reports delivered shortly after. Fees vary by property type and size (flats typically lower than villas) and by how many specialist tests you add. Ask for a clear scope, timeframe, and total cost before instruction.

Carrying out a technical inspection before buying a home is a fundamental step in ensuring the safety and health of new owners. Home inspections offer invaluable insights into a property’s condition, and help make informed decisions. By identifying potential issues early, they provide buyers with security and leverage, and can save you thousands of euros in repairs. At Homerun Brokers, we help recommending how you should proceed with a home inspection, a valuation or market research. To ensure a smooth experience with your real estate purchase, don’t hesitate to contact us.