Viewing Checklist
What to Check During a Property Viewing in Spain
Essential checklist for property viewings in Spain. Know what to inspect, questions to ask, and red flags to spot before making an offer.
Property viewings in Spain work differently than in the UK or northern Europe. Going beyond first impressions can save you thousands and protect you from serious problems after purchase.
The Spanish property market has unique characteristics that international buyers need to understand. Older properties may have undocumented extensions, planning issues, or structural concerns that aren't immediately visible. New builds might look perfect but lack essential certificates or licences.
A viewing isn't just about whether you like the space—it's your first opportunity to spot potential problems and gather information that will guide your purchase decision. This guide covers exactly what to check, what to ask, and what mistakes to avoid.
Location, Structure and Utilities
Location and Surroundings
Visit at different times of day if possible. Morning quiet can turn into afternoon traffic noise or evening nightlife disturbance. Check the orientation—south-facing properties get more sun but can be hot in summer without proper insulation.
Look at access to amenities: supermarkets, pharmacies, beaches, and public transport. Consider how the area feels in winter versus summer—some coastal zones become very quiet off-season.
Sun Exposure
Check orientation and seasonal light patterns
Noise Levels
Visit at different times of day
Accessibility
Distance to shops, beach, transport
Privacy
Overlooking neighbours or public areas
Structural Condition
Look carefully for signs of damp—staining on walls, musty smells, or peeling paint. In coastal areas, salt damage and humidity are common issues. Check ceilings and floors for cracks that might indicate subsidence or structural movement.
Examine the roof (if accessible), exterior walls, and foundations. Ask about the building's age and any recent renovations. For apartments, inquire about the overall building condition and planned maintenance.
Utilities and Installations
Test everything. Turn on taps to check water pressure and drainage. Inspect electrical panels—outdated wiring is common in older Spanish properties. Ask about energy efficiency, heating, and air conditioning.
For rural properties, verify whether water comes from mains supply or a private well, and check septic tank arrangements. These details affect both running costs and future tax obligations.
Check These
Watch Out For
Legal and Financial Considerations
Ownership and Legal Status
At the viewing stage, ask about ownership status and any existing mortgages or debts attached to the property. Request information about building licences, planning permissions, and the habitation certificate (Cédula de Habitabilidad).
For properties in communities, ask about community rules and whether there are restrictions on rentals or renovations. Your independent lawyer will verify these details, but gathering information early helps you make informed decisions.
Community Fees and Costs
Monthly community fees can range from €50 to €500+ depending on shared amenities like pools, gardens, and security. Ask to see recent community accounts and check for any special assessments or planned works that could mean extra charges.
Understand what the fees cover—some include building insurance and reserve funds while others cover only basic maintenance.
Rental Potential
If you're considering rental income, ask about tourist rental licences early. Many areas have restricted or stopped issuing new licences entirely. Check whether the layout suits rentals—multiple bathrooms, private parking, and air conditioning increase appeal.
Community rules may also restrict short-term rentals, so verify this before assuming rental income is possible.
Viewing Checklist and Expert Guidance
Questions to Ask
Come prepared with specific questions for the agent or seller:
Why Is the Property Being Sold?
Understand the seller's motivation and timeline
What's Included in the Price?
Clarify furniture, appliances, and fixtures
Are There Any Known Issues?
Ask directly about structural, legal, or neighbour problems
What Are the Running Costs?
Request recent utility bills and community fee statements
Is There a Tourist Rental Licence?
Essential if you plan to rent out the property
Common Viewing Mistakes
Avoid these errors that cost international buyers money:
- Rushing decisions under pressure to sign quickly
- Ignoring red flags because you've fallen in love with the view
- Not visiting multiple times or at different times of day
- Skipping the neighbourhood and only focusing on the property
- Assuming everything is legal without verification
When to Ask an Expert
Some situations need professional guidance before proceeding:
- Properties with extensions or modifications (potential planning issues)
- Rural properties on rustic land (strict building regulations)
- Bank repossessions or auction properties (complex legal status)
- Any property where documentation seems incomplete
Not sure about something you've seen during a viewing? Our free Expert Panel connects you with property lawyers, surveyors, and buying specialists who can answer your specific questions.
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