A pre-purchase building survey is an independent technical inspection of a property, carried out by an architect before you sign. It tells you what condition the property is in, what fixing the defects may cost and, at Premium level, whether what has been built is legal.
In the UK you would never buy a house without a survey. In the Netherlands, a bouwkundige keuring is standard practice. In Germany, a Gutachten is common for older properties. In Spain? Almost nobody offers it — but the risks are exactly the same.
What it is
A pre-purchase building survey is an independent technical inspection of a property, carried out by a qualified architect or engineer before the buyer signs. It assesses the physical condition of the building — structure, roof, installations, damp — and the legal/planning situation. The result is a written report with findings, risk assessment and estimated repair costs.
Why you need one in Spain
Spain places the burden of due diligence on the buyer. The notary checks documents but does not inspect the property. Estate agents are not required to disclose defects. And unlike in the UK or Netherlands, there is no standard survey built into the purchase process.
Meanwhile, the Costa Blanca has specific risks:
- Unlicensed extensions — enclosed terraces, extra rooms, pools built without planning permission.
- Damp and structural issues — common in older villas, especially on hillsides.
- Outdated electrical and plumbing installations — many properties have not been updated in decades.
- Planning irregularities — the built area may not match the catastro or registry.
A survey catches these problems before you sign, giving you leverage to negotiate the price or walk away.
What it covers
My pre-purchase survey includes:
- Structural assessment — walls, foundations, roof, signs of movement or cracks.
- Installations — electrical, plumbing, heating/cooling, water heater.
- Damp and waterproofing — rising damp, condensation, leaks, pool surroundings.
- Planning and registry check — I compare the actual construction with the catastro, registry and local planning rules (PGOU).
- Estimated repair costs — so you know what to budget.
- Report in English (and Spanish if needed).
Four levels and prices
There are four levels and each one answers a different question. Prices + VAT; travel is included up to 30 km from Dénia and charged at €0.30/km beyond that.
| Level | Answers | Flat | House |
|---|---|---|---|
| 00 · Accompaniment | Is this house worth pursuing? | €295 | €395 |
| 01 · Basic | What does this house have? | €395 | €495 |
| 02 · Standard | What will it cost me? | €645 | €795 |
| 03 · Premium | Is it legal and what margin does it leave? | €1,195 | On request |
Ideally, order it before you sign the reservation contract (arras), or make the arras conditional on a favourable report. Each level is explained in detail on the Building survey page.
UK / Netherlands / Germany comparison
In the UK, a Level 2 or Level 3 survey from RICS is standard for any purchase. In the Netherlands, the bouwkundige keuring is routine — buyers typically make the purchase conditional on the survey result. In Germany, a Sachverständigengutachten is common for older buildings.
In Spain, this service barely exists. Most buyers rely on the estate agent's word and the notary's document check — neither of which covers the physical condition of the building. That gap is exactly what my survey fills.
Frequently asked questions
Is a building survey mandatory in Spain?
No. But neither is it mandatory in the UK — it is simply good practice that protects you from expensive surprises.
How long does it take?
The visit takes 1–3 hours depending on the property. The report is delivered in 48–72 hours.
Can I make the purchase conditional on the survey?
Yes. If you negotiate it into the reservation contract, you can make the deposit refundable if the survey reveals serious issues.
Rafael Soriano de Prado, registered architect, COACV no. 15561