After Completion
After Buying Property in Spain What Comes Next
Set up utilities, taxes, insurance and remote support after completion in Spain, with a 72-hour checklist and first-year bill timeline.
After Completion
Completion at the notary is when ownership transfers and keys are handed over. For many non-resident buyers, that feels like the finish line. In practice, it starts the administration phase.
The deed will later be registered at the Land Registry. Purchase taxes, notary invoices and registration work are usually handled by your lawyer or gestor, but ask for a written list of what they will do and what remains your responsibility.
If you are not in Spain for completion, the handover needs a named person on the ground: your lawyer, a keyholder or a property manager. They should check the property, record meter readings, test basic services and send proof within 72 hours.
For the earlier legal steps, use our buying process guide and legal guide for buyers. After completion, the priority changes from purchase due diligence to controlled handover.
First 72 Hours
Share this checklist with your keyholder or lawyer before completion. Ask them to send photos and reports by email within 72 hours. Do not assume anything is done unless confirmed.
| Task | Who Does It | How to Report | Termijn |
|---|---|---|---|
| Collect all keys, fobs, remotes and access codes | Keyholder | Photo plus written list | Day 1 |
| Take meter readings for electricity, water and gas | Keyholder | Photo of each meter with date and time | Day 1 |
| Check property condition, damage and missing items | Keyholder | Dated photos plus written note | Day 1 |
| Test electricity, water, heating, AC, appliances, alarms and Wi-Fi | Keyholder | Pass/fail report plus notes | Day 1 |
| Confirm utility accounts are transferring | Lawyer or gestor | Email confirmation from providers | Day 2 |
| Check insurance is active | Lawyer or keyholder | Proof of cover start date | Day 2 |
| Secure doors, windows and locks; change alarm codes | Keyholder | Confirmation plus new codes | Day 2 |
| Collect community contacts, rules and AGM minutes | Keyholder or lawyer | PDFs by email | Day 3 |
| Get emergency contact numbers | Keyholder | Written list with phone numbers | Day 3 |
The report should be boring and specific: meter photos, room photos, a list of every key, and notes on anything that does not work. A cheerful message saying everything is fine is not evidence if a dispute appears later.
Utilities and Insurance
Electricity contracts in Spain include contracted power, tariff, meter details and direct debit. Older properties may need an electrical certificate before a supplier will change the contract. Check the CUPS number, billing address, unpaid bills, active supply, and any solar or battery connection.
Holiday-home owners often keep electricity active all year but choose a low-occupancy tariff. Do not disconnect supply to save a small standing charge; reconnecting from abroad can take longer than expected.
Water is usually handled by a municipal or regional company. Transfers may require a meter reading, NIE, passport, bank details, deed or purchase contract, previous bill and sometimes a habitation certificate. Provider rules vary.
Direct Debits
Set up a Spanish bank debit for utilities, IBI, community fees and insurance wherever possible.
Insurance Start Date
Cover should start on completion day, not when you next travel to Spain.
Local Contact
Give each provider your manager or keyholder details for access and urgent visits.
Site Access
Contractors need keys, parking instructions, alarm codes and permission to enter.
Heating and cooling need attention before the first hard season. Confirm whether the home uses mains gas, bottled gas, electric radiators, pellet burner, underfloor heating, heat pump or air conditioning. Older systems, weak insulation and badly set tariffs can create high bills when the property is empty.
Arrange internet early if you will work remotely or rent the property. Fibre may already be installed in town apartments, while rural homes may depend on 4G, 5G or satellite. Test real speeds before advertising Wi-Fi to guests.
First-Year Bills
| Bill Type | Typical Arrival | Why Late | What to Do |
|---|---|---|---|
| Electricity first bill | 4-8 weeks after transfer | Provider processing, meter reading and first billing cycle | Set up direct debit. If no bill by week 8, call with the CUPS number. |
| Water first bill | 6-12 weeks | Municipal suppliers can be slow and may bill quarterly in arrears | Check with the town hall if delayed beyond 12 weeks. |
| Gas if mains | 4-6 weeks | Depends on provider and meter type | Confirm the account is active within the first 30 days. |
| Community fees | Immediately to quarterly | Administrator may wait for Land Registry or lawyer details | Ask for bank details, payment calendar and community rules in week 1. |
| IBI property tax | Once per year | Town hall cycles vary by municipality | Put the tax office or SUMA-style local body on direct debit where available. |
| Rubbish tax | Annual or linked to water | Some towns bill it separately; others combine it with water | Ask the town hall how it is charged in your municipality. |
| Insurance renewal | 12 months from start date | Often renews automatically by direct debit | Keep the policy schedule and claims number in your property file. |
| Non-resident income tax | Annual filing | You may owe tax even if the home is not rented | Ask your gestor to calendar IRNR filings for the first year. |
| Keyholder or manager | Monthly, quarterly or per visit | Depends on service contract | Agree reporting format, response times and visit pricing in writing. |
A realistic first-year budget should include home insurance of about EUR 250-600, IBI of roughly EUR 300-1,200, community fees of EUR 600-2,400 for many apartments, utility standing charges of EUR 300-800, keyholding or management from EUR 300-1,200, and a maintenance reserve of EUR 500-1,500. Villas with pools and gardens cost more.
The common mistakes are predictable: assuming the lawyer handles every bill, leaving accounts in the seller's name, missing the first water invoice, forgetting non-resident tax, and giving a keyholder vague instructions. A shared folder with deeds, NIE, bank details, insurance, utility bills, meter photos and emergency contacts saves hours later.
Buying the property is one transaction. Owning it from abroad is an operating system. Set up the people, documents and direct debits early.
Buying From Abroad?
Plan the Handover Before Completion
Build your post-completion checklist while reviewing legal documents, bank setup and purchase costs.
Review Buying Costs
