Home inspections

It is a systematic, on-site technical examination of a home to identify defects, issues and risks before a decision such as buying it, accepting it from the developer or making a claim. The inspector checks accessible spaces, finishes, the building envelope, damp, cracks and visible installations, recording findings in photographs. You receive a report locating each issue, assessing its seriousness and, if commissioned, estimating the cost of repair. It is a private inspection and does not replace the building's mandatory Inspección Técnica de Edificios (ITE).

We examine the accessible parts of the property: visible structure for cracks or deformation; façades, terraces and roofs where access is possible; windows, doors, closures and seals; floors, wall tiles, walls and ceilings for hollow areas, uneven tile edges or poor flatness; and signs of water penetration, rising damp or condensation. Electrical installations, plumbing, drainage and heating or cooling are checked insofar as they can be seen and tested without dismantling anything. Each finding is photographed and recorded with its exact location.

The inspection is non-destructive: we do not break into walls, lift floors or dismantle installations. It does not include laboratory tests, structural calculations, Land Registry or planning checks, or examination of inaccessible elements such as enclosed ceiling voids or roofs without safe access. If a visible sign suggests a problem that cannot be confirmed by observation alone, the report explains this and recommends the appropriate further investigation or specialist.

This depends on the property's size, age and condition. An average-sized flat usually takes between two and three hours, while a detached house or a property with a garden, terraces and garage may require longer. The quote includes an estimated duration. Avoid scheduling another appointment immediately afterwards: if something needs closer attention, it is helpful to have enough time to examine it carefully during the same visit.

Attendance is not compulsory, but being there at least towards the end of the visit is recommended. You can see the main findings first-hand and ask questions. What matters is that someone provides access, whether the seller, estate agent or developer. If you live outside Spain or cannot travel, we can arrange a video call during the visit and send you the report with all the photographs.

We need access to every room, terrace, storage room and garage, with electricity and water available to test installations. Documents are very useful: for a new build, the memoria de calidades (contractual specification of materials and finishes), plans and contract; for a resale home, the advert, nota simple (Land Registry information extract) and the seller's account of renovations or problems. Tell us beforehand about anything that particularly concerns you, such as a stain or crack, so it can receive detailed attention.

You receive a report listing numbered issues, each with its location, photographs, description and level of seriousness. Findings are organised so that you can distinguish urgent, important and minor matters. If commissioned, the report also includes an indicative repair cost broken down by work item. It is designed for practical use: negotiating the price, requesting snagging repairs from the developer, or deciding whether to proceed with the purchase.

An inspection examines the home and lists issues with photographs. An informe pericial (expert report for a dispute) goes further: it explains each defect's probable origin, distinguishes faulty workmanship, hidden defects and wear, values the repair and is signed by an expert for negotiation, an insurance claim or court evidence. If you need to make a claim, the inspection's technical report can be converted into an expert report for €199 + VAT. Court attendance is commissioned separately.

No. The Inspección Técnica de Edificios (ITE) and Informe de Evaluación del Edificio (IEE) are mandatory assessments of the whole building, required by regulations once it reaches a certain age and commissioned by the comunidad de propietarios (owners' association). Our inspection is a private service concerning an individual home, intended for a purchase, new-build handover or defect claim. However, if the building has an ITE or IEE, request a copy: it provides important information about its condition.

A professional trained as a perito judicial (expert witness in Spain) carries it out and is identified by name in the report. Verify Home Inspector's principal is trained in property matters, renovations and faulty workmanship, and incendios y riesgos diversos (IRD, fire and miscellaneous risks). He belongs to the Asociación Española de Peritos Judiciales and holds professional indemnity insurance of up to €450,000, subject to the policy. The same person can therefore identify a defect, value it and explain it in court if required.

We use the tools needed to measure and document the particular case without damaging the property. Examples include moisture meters to check whether a stain remains active, levels and straightedges to measure leaning or uneven surfaces, socket and residual-current-device testers, torches and a camera. The quote states which checks the visit includes. The important point is that each conclusion is supported by a measurement or photograph, rather than the equipment itself.

Yes, and older homes often contain the most surprises. In properties over thirty or forty years old, common findings include electrical installations that do not meet regulations, old pipework, rising damp on lower floors, poorly maintained roofs, and careless renovations concealing problems. The inspection identifies what needs renewing and what that may cost, so you can take it into account before agreeing the price or signing the arras contract, the private deposit contract used before the deed.

Yes. Single-family homes require a broader examination because, in addition to the interior, we inspect façades, roofs, terraces, boundary walls, the visible parts of the swimming pool, inspection chambers and external drainage. On the Alicante coast, common issues include damp on lower floors, salt deposits and corrosion associated with the marine environment, leaks through walkable terraces and extensions built without permission. These findings are documented, and valuation is included if commissioned.

Yes, although homes are our speciality. For commercial premises and offices, we examine the same construction elements and visible installations, adapting the scope to their use. For an entire building or industrial premises, define what you need to establish beforehand, as the work may require additional visits or specialists. Describe the case when requesting a quote and we will explain whether we can undertake it and on what basis.

Yes, but furniture can conceal important areas, such as damp walls behind a wardrobe or floors beneath rugs. We do not move heavy furniture or personal belongings. Anything that cannot be seen is recorded in the report as an uninspected area. If a particular area concerns you, ask the seller to clear it before the visit. This problem does not arise with a new build, as the home is handed over empty.

Yes. At the start or end of a tenancy, a report with dated photographs of each room's condition helps avoid disagreements over the fianza, the rental deposit. It distinguishes ordinary wear through use from damage payable by the tenant. It is useful to both landlords and tenants, and carries greater value when prepared at the beginning and end of the contract using the same assessment criteria.

Yes, this is very common. Many clients buy on the Costa Blanca or in Andalusia while living abroad. You can request a quote through the website; we coordinate access with the estate agent or seller, arrange a video call during the inspection if you wish, and send the report with all its photographs. If you later need to make a claim, the expert report is issued in Spanish, the language valid before Spanish courts.

We explain them clearly without causing unnecessary alarm or minimising their significance. A serious defect does not always mean you should abandon the purchase: it may justify negotiating the price, asking the seller to repair it before the deed, or requiring the developer to put it right. The report explains its seriousness and, if commissioned, the repair cost so you can make an informed decision. If a claim appears possible, we explain the next steps.

No, and nobody can honestly guarantee this. An inspection significantly reduces risk by identifying visible issues and signs of concealed problems, but it cannot see inside walls or predict future failures. The report therefore identifies areas that could not be examined and checks worth carrying out afterwards. If a defect concealed by the seller emerges after purchase, it may be claimed as a vicio oculto, a hidden defect under Spanish law.

As early as possible, once you have a specific property in mind. For a resale home, ideally arrange it before signing the arras deposit contract, because negotiation becomes harder afterwards. For a new build, request it when the developer confirms the handover date. Include your deadline in the quote request and we will advise on availability. During busy periods, a week's notice is usually enough, but this cannot always be guaranteed.