Surveyors in Spain - Why Expats Should Always Get a Survey Before Buying
Buying property in Spain without a survey - a risk most British expats would not take at home
The majority of property purchases in Spain are made without an independent structural survey. Spanish conveyancing practice does not routinely include a survey in the way that UK mortgage lenders require one as a condition of lending. The result is that buyers, particularly expat buyers unfamiliar with Spanish construction methods and the specific issues common to Costa del Sol properties, sometimes complete on a purchase only to discover significant problems that a survey would have identified.
A structural survey is not a guarantee that a property has no problems. It is a professional assessment of the condition of the building at the time of inspection, based on what is visible and accessible. It gives you information you need to make an informed decision, to proceed, renegotiate on price, or walk away.
Types of survey available in Spain
- Structural survey (informe de inspeccion tecnica) - a comprehensive assessment of the structural condition of the property including foundations, walls, roof, drainage, and major installations. The most thorough option and the one most closely equivalent to a UK full structural survey.
- Valuation survey (tasacion) - a valuation of the property for mortgage or insurance purposes. Does not assess structural condition in detail. Not a substitute for a structural survey.
- Specific inspection - a focused inspection of a particular concern such as damp, roof condition, or suspected structural movement. Appropriate where a general survey has identified an issue that requires specialist assessment.
- Pre-purchase inspection - a less formal walkthrough with a qualified professional to identify obvious issues before making an offer. Less comprehensive than a structural survey but useful as a first-pass assessment.
Common problems found in Costa del Sol properties
An experienced surveyor working on Costa del Sol properties will specifically check for issues that are particularly common in the area including subsidence and movement caused by expansive clay soils, damp and water ingress from flat roofs and inadequate waterproofing, outdated or non-compliant electrical installations, asbestos present in some older properties in floor tiles or roof materials, termite damage to structural timber, and unpermitted structures built without the correct permits that will show as non-compliant in due diligence.
Survey costs in Spain
- Pre-purchase walkthrough inspection: 200 to 500 euros
- Full structural survey, apartment: 400 to 800 euros
- Full structural survey, villa: 600 to 1,500 euros depending on size and complexity
- Full structural survey, rural finca or cortijo: 800 to 2,000 euros
- Specialist damp or structural investigation: 300 to 800 euros
- Termite inspection and report: 150 to 350 euros
Who carries out property surveys in Spain
Property surveys in Spain are carried out by architects, arquitectos tecnicos, or aparejadores, there is no direct equivalent of the UK Chartered Surveyor qualification. When commissioning a survey, confirm that the professional carrying it out is registered with the relevant Colegio Profesional and has professional indemnity insurance. Ask specifically about their experience with the type of property you are buying - a surveyor experienced with modern Costa del Sol apartments may have less experience with older rural cortijos and vice versa.
Finding a surveyor on the Costa del Sol
SpainTrades lists registered surveyors and building inspection professionals across Malaga and the Costa del Sol, reviewed by expat clients after real engagements. Search by location to find one with experience in your area and property type.
Find a surveyor near you at www.spaintrades.es
