Buying Guide · 11 min read
New Build Snagging in Spain: What to Check Before You Sign Completion
10 June 2026 · Hansson & Hertzell
Spanish developers are required to rectify defects before handover — but only if you identify them. A professional snagging inspection on a typical Costa Blanca new build finds 20–80 items. Here's what to look for and how the process works.
Once you sign the escritura (completion deed), your leverage with the developer changes. Pre-completion, you can withhold the balance until defects are resolved. Post-completion, you're relying on warranty claims — which are slower and require more evidence.
The snagging inspection (inspección de recepción) is the moment before completion where you walk the property with a checklist and identify everything that doesn't meet specification. Developers are obligated to rectify genuine defects; your job is to find them.
Who Conducts the Inspection
Option 1 — Professional snagging company: Spanish property snagging specialists (inspectores de obra or peritos) conduct a systematic inspection using professional equipment (moisture meters, spirit levels, plumb bobs, inspection cameras for drainage). Cost: €250–500 depending on property size. Find one through your solicitor or an expat property forum.
Option 2 — Your architect or surveyor: If you have a relationship with an independent Spanish architect, they can conduct the inspection. More expensive but highly credible if you later need to pursue warranty claims.
Option 3 — Self-inspection: You can conduct your own inspection using the checklist below. Less technical but better than nothing, particularly for cosmetic items.
Recommendation: Use a professional for your main inspection and supplement with your own thorough walk-through. The snagging company's report provides a formal record; your personal inspection catches cosmetic items they may deprioritise.
The Snagging Checklist: Room by Room
External and Structure - Facade: cracks, uneven render, paint mismatches, incomplete pointing - Roof terrace/solarium: drainage gradient (water should not pool), waterproof membrane condition, tile fixing - Balconies/terraces: drainage, tiling level and grouting, balustrade fixings (check stability), water penetration around balcony door frames - Communal areas: lobby finishes, lift operation, stairwell lighting, fire door operation
Internal Structure and Waterproofing - Ceiling and wall cracks — particularly around window and door frames (common settling cracks vs structural) - Floor level: use a marble to check for significant gradient - Damp: moisture meter readings on external walls, bathrooms, kitchen - Window and door frames: sealing, correct operation, alignment, double-glazing integrity (condensation between panes = failed seal)
Bathrooms - Shower and bath drainage: run water and check flow rate and smell (U-bends should be water-sealed) - Tile grouting: cracks, incomplete grouting, hollow tiles (tap gently — hollow sound indicates detachment risk) - Silicone sealing: around bath/shower trays, basin, toilet base - Toilet flush and fill mechanism - Taps: check cold and hot water flow and temperature - Extraction fan: operation, direction of extraction (should vent outside, not into roof space) - Thermostatic shower valve operation
Kitchen - All appliances: operate every appliance (oven, hob, extractor, dishwasher, fridge). Run dishwasher cycle and check for leaks under sink - Kitchen unit doors: alignment, soft-close operation, missing fixings - Worktop: chips, cuts, poorly sealed joints at wall - Extractor: check it vents outside (not recirculating unless specified) - Sink: seal to worktop, waste drainage speed
Electrical - Every light switch: verify correct circuit - Every socket: use a socket tester (€15 from a hardware store) to verify correct wiring - Consumer unit (cuadro eléctrico): labelled correctly, RCDs operational - Air conditioning: operate each unit in heating and cooling mode, check drainage pipe exit - TV/satellite points: connected and signal present
Plumbing and Heating - Run all taps simultaneously — check for pressure drop - Boiler (caldera): hot water flow rate and temperature - Underfloor heating zones (if fitted): verify each zone heats independently - Check under all sinks and behind washing machine connections for drips
Finishing - Paint: runs, mismatched colours, patchy coverage, incomplete edges - Skirting boards: aligned, fully fixed, mitres tight - Internal doors: operation, latch engagement, door handles fixed - Wardrobe interiors: shelf fixings, door operation, mirror fixings
What Happens After the Inspection
Agree the snag list in writing: Your solicitor should submit the formal list to the developer in writing (registered letter or email with read receipt). Verbal agreements are unenforceable.
Developer's rectification period: Typically 2–4 weeks for minor items. Major defects (waterproofing, structural, appliance failures) may require longer; agree a timeline in writing.
Re-inspection: Revisit before signing completion to verify all items are resolved. Don't sign until they are — or until you have written confirmation of resolution timeline for items genuinely outstanding.
What if the developer refuses? Your solicitor can pursue defect claims under Spanish warranty law: 1-year warranty on finishing defects (vicios o defectos de terminación), 3-year warranty on habitability defects (vicios o defectos que afecten a la habitabilidad), 10-year structural warranty (garantía decenal). Document everything photographically before completion.
Snag Items That Are Not Your Problem
Not everything you notice is a defect:
- Minor paint marks from construction (easily touched up, normal)
- Slight grout colour variation (acceptable industry tolerance)
- Condensation on cold windows in winter (normal — not a defect unless between double-glazing panes)
- "Green" concrete — slight moisture in concrete structure for up to 12 months is normal
- Expansion gaps in flooring — these are intentional
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Related guides
If you are working through a purchase, these cover the neighbouring ground in more detail:
- Spanish Mortgage for Non-Residents: Complete Guide 2026
- The Complete Guide to Buying Property on Costa Blanca in 2026
- Buying New Build in Spain: The Complete Timeline from Reservation to Keys
- Is a Costa Blanca Property Fairly Priced? How to Check
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Costs on top of the purchase price
Budget 9–13% above the price on a resale. Transfer tax (ITP) was cut from 10% to 9% across the Valencia region on 1 June 2026.
| Cost item | Rate / amount |
|---|---|
| ITP (since 1 June 2026) | 9% of purchase price |
| Notary | €700 – €1,500 |
| Land registry | €500 – €1,000 |
| Lawyer | approx. 1% (min. €1,500) |
| Valuation (if financing) | €300 – €500 |
| New build instead of ITP | IVA 10% + AJD approx. 1.5% |
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