Inspecting a Second-Hand Home: What to Check Before You Sign

The morning smells of orange blossom and that 1980s apartment terrace has already won you over before the agent even opens the door. That is exactly the moment to take a deep breath and put on your detective hat. Buying a second-hand home on the Costa Blanca is one of the best decisions you can make, but only if you arrive at the notary's office with your homework done.

Why a pre-purchase inspection changes everything

Most buyers spend more time choosing a sofa than reviewing the property they are about to mortgage for twenty years. Skipping a technical inspection before signing is one of the most common mistakes in second-hand purchases, and it can lead to unexpected costs that appear only after the contract is signed. A proper inspection report can save you thousands of euros: either by giving you solid grounds to negotiate the price down, or by steering you away from a bad purchase altogether.

The good news is that on the Costa Blanca there are architects, building surveyors and specialist inspectors who can accompany you on the viewing. A full professional inspection covering up to two hundred review points, with a photographic report, typically costs around 450 euros and is delivered within 24 to 48 hours. Set against the value of the property, that cost is almost irrelevant.

What your own eyes can do before calling anyone

You do not need an architecture degree to spot warning signs on a first visit. Go in natural light. Avoid evening viewings when artificial lighting conceals a great deal. Allow yourself at least an hour and explore every corner.

Walls, ceilings and floors

Look for cracks and fissures in walls and ceilings. Fine diagonal hairline cracks are often just natural building settlement; wide cracks or horizontal ones crossing the structure can indicate something more serious. Pay close attention to the corners of door and window frames: if they are misaligned or a door does not close properly, the building may be moving. Damp stains on walls or ceilings, even when covered with fresh paint, leave a tonal difference that direct light will reveal.

Damp: the invisible enemy

Damp and leaks are the most common hidden defect in Mediterranean second-hand properties. They are often disguised with fresh paint or superficial renovation work, but they signal a deeper problem: poor insulation, deficient waterproofing or deteriorated plumbing. Open the fitted wardrobes, especially those that back onto an exterior wall, and use your nose. A musty or earthy smell is already information.

Electrical systems and plumbing

Open the electrical panel and note the age of the installation. A panel with ceramic fuses instead of modern circuit breakers means the wiring is very old and does not meet current safety standards. Turn on all taps in the bathrooms and kitchen: check water pressure, colour and any strange smells from the drains. Look under the sink and bathroom units for accumulated damp.

Facade and common areas

Step outside and look at the building from the street. A well-maintained facade with uniform window frames and no crumbling plaster usually reflects an active, organised community of owners. Walk up and down the stairs and observe the state of the paintwork, the letter boxes and the lighting. All of it tells a story.

The ITE: the building's medical record

The Inspección Técnica de Edificios (ITE) is a mandatory examination that buildings of a certain age must pass, generally from 30 or 50 years old depending on the autonomous community. Its purpose is to confirm that the building meets minimum conditions of safety, health and accessibility.

The ITE report is, in practice, the block's medical record. It tells you whether there are pending community charges, which works have been carried out and which remain to be done. The seller is legally required to provide a copy of the ITE to the buyer. If it is not offered voluntarily, ask for it. If the building should have a current ITE and does not, that can only mean one of two things: either there is a problem someone wants to hide, or the community has been ignoring its obligations for years. Neither is a reassuring sign.

The documents you must request

Once the viewing has convinced you to proceed, the documentary phase begins. These are the key documents to gather before signing anything:

• Nota simple from the Property Registry: confirms who the real owner is, and whether there are mortgages, liens or other encumbrances attached to the property.
• Energy efficiency certificate: legally required in every sale. The letter rating tells you roughly what you will spend on heating and cooling each year.
• Cédula de habitabilidad (habitation certificate): confirms the property is legally fit for residential use. Check it is not expired and that the stated floor area matches reality.
• Community of owners certificate: confirms there are no unpaid community fees by the seller and no approved special charges that would pass to you on completion.
• ITE report: the building's history, as described above.
• Recent utility bills: electricity, water and gas. They give you a real picture of consumption and alert you to any active debts with suppliers.
• Building permits for any renovations: an unlicensed renovation can complicate future resale or home insurance.

Hidden defects: what happens if a problem appears after signing

However thorough your inspection, some defects are invisible at the time of purchase. Spanish law calls these vicios ocultos (hidden defects) and the Civil Code regulates them from Article 1484 onwards. They are defined as defects that existed before the sale, were not detectable by a reasonable inspection, and that, had they been known, would have led the buyer not to purchase or to pay a lower price.

The seller is legally obliged to answer for them even if they were unaware of them. If it can be shown that the seller knew about the defects and deliberately concealed them, the law provides for additional consequences: the buyer can claim compensation for damages on top of the standard remedies.

The time limit for claiming is short and must be kept firmly in mind: six months from the handover of the keys, as established by Article 1490 of the Civil Code. This is a hard deadline, not a prescription period: once six months have passed without action, the right to claim under this route is extinguished. In practice, if damp stains begin appearing on the ceiling in the first autumn after purchase, the clock has already been running for months.

Furthermore, since 3 April 2025, with the entry into force of Ley Orgánica 1/2025, before going to court it is now mandatory to attempt an out-of-court resolution through an appropriate dispute settlement mechanism. This adds a compulsory preliminary step to any lawsuit, making early action more important than ever.

What can you claim? The Civil Code offers two main routes. The acción redhibitoria: cancel the contract, return the property and recover the price paid. The acción quanti minoris: keep the purchase but obtain a proportional reduction in price to cover the cost of necessary repairs. In both cases, a technical expert report from a qualified professional is your strongest evidence.

The ideal viewing: three mindset rules

First: always go in natural light and with time to spare. A twenty-minute visit at six in the evening tells you very little. Second: bring a measuring tape, a small torch and your phone to photograph anything that catches your attention. That is not distrust, it is common sense. Third: if you genuinely love the property, pay for a technical inspection before signing the arras (preliminary contract). It is the cheapest insurance you will ever buy.

The Costa Blanca carries decades of residential history. There are 1970s gems with impeccable structures that only need a kitchen and bathroom refresh. And there are gleaming-facade apartments hiding museum-piece wiring. The difference between the two is not always visible to the naked eye, but it can always be found with the right approach.