Note
Survey when buying property in Spain
Quick answer
The registry, the notary and the lawyer check paper. A survey checks the building itself: structure, roof, damp, wiring, plumbing and licences against what was built. It is not compulsory, but it is the only check of physical condition, and an old home or a rustic property deserves one.
Applies toBuyers of older or rural homes, and anyone who cannot visit often. It does not cover new-build snagging.
On this page: 8 sections
§ 1What paper cannot tell you
The checks described elsewhere in this handbook are checks of documents: the registry extract, the debts, the licences, the contract. A document can show that a house exists and who owns it, but not whether the roof leaks. A survey is the only check of the physical condition. The roles of the professionals are summarised in the professionals in a purchase in detail.
§ 2What a survey covers
A building survey looks at the structure, the roof, the facades, the damp, the electrical and plumbing installations, the windows, the drainage and the state of the common parts if the home is in a building. A good report also compares what exists with what the documents say, for instance whether an extension or a pool appears in the licences. The registrars advise checking the registry entry and the energy and habitability certificates before signing, and the surveyor’s findings can be matched against them.
§ 3When it matters most
A survey earns its fee on older buildings, rustic properties, homes with a pool or an extension, and homes in humid areas. It is also useful in new buildings, for checking the finish. The law gives buyers of new buildings guarantees against defects, with periods of one, three and ten years, which makes the survey less about structure and more about snagging. For resale homes there is no developer’s guarantee, which is why the survey matters.
§ 4Who to commission
A technical architect or an architect with experience of local buildings is the usual choice. Ask for a sample report, a fixed price and the time it will take. Avoid a surveyor chosen by the seller or the agent. Visit the property with the surveyor if you can, and ask questions on site.
§ 5Timing
Commission the survey before you sign a contract that makes you lose your deposit. If the seller will not allow a survey, treat that as a warning. If the report finds defects, discuss them with your lawyer, who can advise on the price, the repairs or the right to withdraw according to the contract. The contracts section explains the effect of the deposit.
§ 6Reading the report
Ask the surveyor to rank the findings: urgent, to do within a few years, and minor. Ask for rough costs for the urgent ones, and ask whether the findings affect the licences or the registration. A report is a tool for negotiation as well as a safety check.
§ 7Related checks
The sworn translation of a report may be needed for a lender or a foreign court. That is covered in a closer look at sworn translators.
§ 8More on this topic
An independent lawyer in detail explains what a lawyer who acts only for you does and how to choose a lawyer in detail explains how to find and compare lawyers.
The notary’s role in detail explains what the notary does and does not do and the gestor in detail explains what a gestor does and how to use one.
Estate agents in detail explains what agents do and who they work for.
FAQRelated questions
Is a survey compulsory?
No. Nothing in the purchase process requires one. The notary and the registry check legal matters, not the physical state. A survey is your own protection, and it is worth most on older buildings and rural properties.
Who should do it?
A qualified architect or technical architect with experience of the local type of building. Ask for a sample report and a fixed price. Avoid someone recommended only by the seller or the agent.
Can a survey change the price?
Yes. A report that finds defects gives you grounds to renegotiate, ask for repairs or walk away if your contract allows. Time the survey before you sign anything that makes you lose a deposit.
Sources
- Boletín Oficial del Estado: Ley 38/1999 de Ordenación de la Edificación (official source, opens in a new window), Articles 17 and 19; disposiciones adicionales primera y segundaLast checked 17 October 2026
- Colegio de Registradores de España: Cómo comprar una vivienda en España (edición revisada, February 2020) (official source, opens in a new window), The five steps, nota simple, taxes and costsLast checked 17 October 2026
Legal note. How the process works in general. It is not legal advice, and it never replaces an independent Spanish lawyer acting for you.