Building defects and snagging

In Spain, the law holds everyone involved in a build liable for defects, but, if you self-build, snagging on completion can be worthwhile.

The 1999 Building Act (Ley de ordenación de la edificación) holds all the parties involved in the construction of a building partially responsible for any faults or damages arising from the process. Aside from other contractual obligations, all parties are liable both to owners and third-party purchasers of new buildings, and any parts thereof in the case of properties in a community. Each party involved is individually liable for their acts or omissions, and for those of any third parties for whom they are legally responsible.

The period of liability varies according to the damage in question:

  • 10 years for structural damage due to faults or defects in the foundations, supports, beams, framework, load-bearing walls, and other structural elements which directly affect mechanical resistance and stability, and render the property unfit for habitation.
  • 3 years for damage due to faults or defects in constructive elements or services which result in a failure to meet habitability requirements, causing a threat to health, hygiene or the environment.
  • 1 year for damage due to faults or defects in the finishing of the building, including, for example, peeling paint, leaking taps, windows that do not close, etc., related to sub-standard materials and workmanship.

In the case of new property that has not been self-built, it is worth bearing in mind that liability periods begin from the date of issue of the certificate of completion of construction, which may be months or even years prior to the date of sale. As a result, in some cases, the period of liability may have expired.

Upon completion of construction on a self-built property, we recommend you employ a specialized surveyor or project management company to professionally snag the build to ensure any unfinished work or imperfect finishes are resolved before you pay your final bill to the builder.

Terra Meridiana can help you find a provider of this service. Please contact us for more details.


Plots for sale

Reduced Estepona, Substantial villa plot for sale on an exclusive residential development, New Golden Mile, Estepona

Substantial villa plot for sale on an exclusive residential development, New Golden Mile, Estepona

Ref. TMXP1006-8

  • 4.123 m² plot

One of 9 plots still available, Building permission of up to 600m2 is granted for this plot. The estate occupies an elevated position 2km above a golden sandy beach on Estepona’s New Golden Mile, enjoying...

395,000 €
Reduced Estepona, Extensive plot for sale with scenic views on the New Golden Mile, Estepona

Extensive plot for sale with scenic views on the New Golden Mile, Estepona

Ref. TMXP1009-13

  • 2.255 m² plot

One of 9 plots still available, Building permission of up to 500m2 is granted for this plot. The estate occupies an elevated position just 2km above a golden sandy beach on Estepona’s New Golden Mile,...

475,000 €
Reduced Estepona, Substantial plot with all-encompassing views for sale on the New Golden Mile, Estepona

Substantial plot with all-encompassing views for sale on the New Golden Mile, Estepona

Ref. TMXP1010-18

  • 2.957 m² plot

La Panera occupies an elevated position 2km above a stretch of sandy beach on Estepona’s New Golden Mile, enjoying spectacular picture perfect views encompassing the surrounding countryside, the sparkling...

495,000 €
Reduced Estepona, Large villa plot with far-reaching views for sale on the New Golden Mile, Estepona

Large villa plot with far-reaching views for sale on the New Golden Mile, Estepona

Ref. TMXP1012-20

  • 3.134 m² plot

With just 9 plots still available, this development is situated in an elevated position 2km above a golden stretch of sandy beach on Estepona’s New Golden Mile. The area enjoys gorgeous panoramic views...

495,000 €