Buyer's Guide
New build handover and snagging: the complete checklist
At the handover of a new build, do a snagging check room by room before signing the handover record, and note every defect in writing. Spanish law protects you with three warranties: 1 year for finishes, 3 years for habitability defects such as damp or installations, and 10 years for the structure. Always claim from the developer in writing and keep photos.
Before handover day
Ask the developer for a visit before completion. Many offer one so you can inspect the home in good time and have defects fixed before handover.
- Bring the floor plan and the signed building specification.
- Bring a torch, a phone charger to test sockets and masking tape to mark defects.
- Go in daylight: dents in the paintwork show up better.
- If you cannot attend, hire an independent surveyor for the inspection.
If the developer offers no pre-visit, ask for one in writing. Seeing your home a week before completion gives you time to get defects fixed before you sign.
Snagging checklist room by room
| Area | What to check |
|---|---|
| Floors and walls | Dents, cracks, hollow or misaligned tiles, paintwork |
| Joinery | Doors and windows closing properly, shutters, seals |
| Kitchen | Included appliances, tap, drain, worktop |
| Bathrooms | Water pressure, drains, sealant, fixed sanitaryware |
| Electrics | Sockets, light points, fuse box, telecoms |
| Climate | Air conditioning on cool and heat, heat pump, underfloor heating |
| Outside | Terrace falls correctly, railings, garage and storage room |
Legal warranties on a new build in Spain
- 1 year: finishes. Paintwork, joinery, tiling or small finishing defects.
- 3 years: habitability. Damp, insulation, water, electrical or climate installations.
- 10 years: structure. Foundations, columns, beams and slabs. The developer must hold ten-year structural insurance.
These warranties come from the Building Act (LOE) and run from the date the works are formally received. Appliances also carry their own manufacturer's warranty.
Your first year in the home: make the most of the warranty
- Inspect the home at 6 months: settlement cracks and opening joints tend to appear.
- Test the air conditioning in summer and the heating in winter.
- Before 12 months are up, send the developer a final list of finishing defects.
Many buyers forget the one-year deadline. Set a reminder on your phone the day you get the keys.
How to claim for defects
- Note every defect on the handover record or on a list signed by the developer.
- Take dated photos of everything you find.
- Send your claim in writing, ideally by burofax or registered post if you get no reply.
- Set a reasonable deadline for the repair and check that it is done.
Before you get here, review the full buying process. And if you would rather have something already finished that you can inspect, see Be Aloha or Serene Atalaya.
Frequently asked questions
What warranty does a new build home in Spain have?
One year for finishing defects, three years for habitability defects and ten years for structural damage, under the Building Act (LOE).
Can I refuse to accept the home if it has defects?
If defects are serious and the home is not habitable, you can record your objection. For minor defects, it is usual to accept it and list each one.
Is it worth hiring a surveyor for the handover?
If you are buying from abroad or the home is large, yes. A building surveyor inspects with expertise and writes the snagging list for a moderate fee.
How long does the developer have to make repairs?
The law does not set an exact deadline. Ask in writing for a reasonable date and, if it is missed, make a formal claim.
Official sources
- Building Act (LOE), article 17 (Official State Gazette)
- Spanish Council of Building Surveyors
- Consumo Responde (Andalusian consumer service)
General information checked on the date shown; it does not replace advice from a lawyer or tax adviser for your case.
