Spanish Property Inspection Guide | Pre-Purchase Surveys

Buying an older house can be rewarding, but it’s vital to thoroughly check its structural integrity before purchase. This guide covers key physical inspections, a step-by-step inspection process, expected costs/timescales, and legal/regulatory considerations to help you make an informed decision.

1. Key Physical Inspections

Before buying, have experts inspect all critical aspects of the house’s structure and systems. Focus on the following areas:

Structural Soundness (Foundation, Walls, Cracks, Beams)

Foundations & Settlement: Verify the foundation is solid and not undermined by soil movement. If the house is on a slope or hill, ensure it sits entirely on undisturbed (“cut”) ground rather than fill – an older house partially built on fill without proper reinforcement is a red flag (Buying property in Spain, is a structural survey recommend - Andalucia.com). Look for signs of subsidence or settling, such as uneven floors or gaps between walls and ceilings.
Walls & Load-Bearing Elements: Examine load-bearing walls for cracks and bulges. Minor hairline or vertical cracks can be due to normal settling and aren’t always serious, but large diagonal cracks often indicate significant structural movement (Buying property in Spain, is a structural survey recommend - Andalucia.com). Diagonal or stepped cracks radiating from corners of windows/doors suggest foundation issues or seismic stress and should be evaluated by a structural professional. Walls that lean or bulge outward could signal structural failure.
Door/Window Alignment: Open and close doors and windows; if frames have shifted out of square or doors stick badly, it may mean the building has moved (Buying an old house in Spain: All you need to know). In a sound structure, door and window openings should remain square and not distorted (Buying property in Spain, is a structural survey recommend - Andalucia.com). Misaligned frames or cracked arches/lintels above openings are signs of past movement.
Beams, Columns & Floors: If accessible, inspect any exposed beams or columns (many 1930s houses have wooden roof beams or floor joists). Probe wood for softness that could indicate rot or insect damage. Check if floors are level; a slope or sag might mean a weakened joist or foundation settlement. While some unevenness can occur in old houses, be skeptical if told “old houses just have uneven floors” – investigate the cause (e.g. go into any crawlspace to check for rot or water damage on sill beams). Any sagging roof ridge or bouncy floor is a concern (Buying property in Spain, is a structural survey recommend - Andalucia.com).
Red Flags: Significant structural red flags include wide diagonal cracks, a visibly sagging roofline, or ongoing settlement (e.g. freshly plastered-over cracks that have re-opened). These issues may require costly foundation underpinning or structural repairs and could be deal-breakers if severe (Buying property in Spain, is a structural survey recommend - Andalucia.com).

Roof Condition (Tiles, Leaks, Insulation, Structure)

Roof Covering: Examine the roof’s surface (use binoculars or have an inspector go up). In southern Spain, many older homes have terracotta tile roofs. Missing, cracked, or slipped tiles can allow water in. Ensure the tiles are intact and properly overlapped. As clay tiles age they become brittle, so damaged sections should be noted (Guide to building and other types of surveys in Spain) (Surveying issues to consider when buying an old property in Spain). On flat roofs or roof terraces, look for patched or painted areas – a fresh bitumen or paint patch often indicates past leaks (Surveying issues to consider when buying an old property in Spain).
Leaks & Damp Signs: Check ceilings and upper walls indoors for water stains or peeling paint, especially after rains. In attic spaces (if any), look for dark stains on rafters or damp insulation. Any sign of leakage means the roof’s waterproof membrane or tiles might be compromised (Surveying issues to consider when buying an old property in Spain). Also note if there is no guttering; many Spanish homes lack gutters (Guide to building and other types of surveys in Spain), which can lead to water running down walls and causing damp at the base.
Roof Structure: Determine the roof structure type. A 1930s house might have a timber-framed roof. Inspect the attic or eaves for sagging rafters, rotted wood, or termite damage. A sagging roofline visible from outside is a serious warning sign (Buying property in Spain, is a structural survey recommend - Andalucia.com). If the roof structure is concrete (less common in 1930s homes, but some have concrete beams), check for cracks in the concrete or corrosion in any exposed rebar.
Insulation & Ventilation: Older houses often lack proper insulation. If accessible, have the inspector check the attic for insulation condition and adequacy (Cómo Prepararte Para Una Inspección Técnica De Viviendas Antiguas | Hausum). Poor insulation can be upgraded later, but be aware it affects comfort and energy usage. Also ensure there’s ventilation in the roof space to prevent humidity buildup.
Expected Condition: Many old houses will eventually need roof overhaul. If the roof is 80-90 years old with only patch repairs done, assume it may require re-roofing. However, if a recent roof renovation was done, get documentation (building permit, contractor warranty) and have the quality verified. A solid roof is crucial; ongoing leaks can rot timber and weaken the entire structure over time (Cómo Prepararte Para Una Inspección Técnica De Viviendas Antiguas | Hausum).

Ground Stability (Soil Condition, Subsidence Risk, Landslides)

Soil & Terrain: Research the soil conditions of the site. Granada’s suburbs can have mixed soil types (clays that shrink/swell, or rocky soils). If the house is on flat ground, check for any history of sinkholes or underground water issues. If on a hillside, assess the slope stability. Look at retaining walls or terrace levels on the property: cracks or bowing in retaining walls, or soil pulling away from foundations, can indicate movement.
Site Inspection: Walk around the house’s exterior. Look for signs of ground movement such as tilted fences, cracked paving, or depressions in the yard. Pay special attention to any hillside directly above or below the house for signs of landslides (slipped earth, fallen rocks) (Cómo Prepararte Para Una Inspección Técnica De Viviendas Antiguas | Hausum). Also check if any large trees are very close to the house; tree roots can undermine foundations or, if the tree has been removed, the soil can settle (Surveying issues to consider when buying an old property in Spain).
Foundation Exposure: If the foundation edge is visible, inspect it for cracks or differential settlement. In one reported case, a poorly planned development led to a retaining wall collapse that left a house’s foundation partly exposed and unsupported (Guide to building and other types of surveys in Spain). While extreme, it underscores the need to ensure surrounding ground supports the structure.
History of Issues: Ask the seller and neighbors if there have been any previous landslides or flooding in the area. Granada province has seen landslides in certain zones (Desprendimientos, hundimientos y socavones: la historia negra de ...), so local knowledge is valuable. Also verify if the area is seismic; Granada is in a seismically active region (historically affected by tremors). A 1930s house was not built to modern earthquake codes, so check for earthquake retrofitting (unlikely in most homes, but some owners may have added reinforcements). If serious ground instability or seismic weakness is suspected, consider having a structural engineer or geotechnical engineer evaluate it. Modern builds in the area undergo rigorous seismic foundation studies (borehole soil tests, etc.) – older homes lack this, so you must rely on visual clues and expert opinion (Buying property in Spain, is a structural survey recommend - Andalucia.com).
Drainage: Ensure the site drains properly. Water pooling near the foundation can cause erosion or subsidence. Look for drainage channels, and check that downspouts (if present) lead water away from the house. Poor drainage might manifest as damp soil against walls or algae growth on exterior walls. Simple landscaping fixes can sometimes solve drainage issues, but if you see evidence of major past water damage or earth movement, that’s costlier to address.

Electrical and Plumbing Systems

Electrical System: Many Spanish homes built in the early 20th century have had piecemeal electrical upgrades. Check the main electrical panel (“cuadro eléctrico”) – is it modern with circuit breakers, or old with ceramic fuses? A modern-looking fuse panel and new outlets could hide old wiring behind the walls (Surveying issues to consider when buying an old property in Spain). Look for a mix of outlet styles or old cloth-insulated wires in the attic; a mixture often means only partial re-wiring was done (Surveying issues to consider when buying an old property in Spain). Houses from before the 1970s might even have aluminum wiring, which is less safe than copper and now obsolete (Cómo Prepararte Para Una Inspección Técnica De Viviendas Antiguas | Hausum). If the wiring is outdated, plan for a full rewire to meet current safety standards (with grounding and sufficient circuit capacity). Always ask the seller for the Boletín Eléctrico (electrical safety certificate) if they have one, which confirms the installation meets code (Surveying issues to consider when buying an old property in Spain). If they cannot provide it, anticipate needing an electrician’s inspection and upgrades.
Plumbing System: Old plumbing can be equally problematic. Determine if the water pipes are copper, galvanized steel, or even lead. In very old houses, lead pipes might exist and should be replaced for safety (Cómo Prepararte Para Una Inspección Técnica De Viviendas Antiguas | Hausum). Galvanized steel pipes (common mid-20th century) corrode internally, causing low pressure and rusty water – replacement with copper or PEX is often needed. Check water pressure at various taps and see if the water runs clear. Inspect for leaks or damp spots under sinks and around the base of walls; persistent damp near a bathroom could mean a hidden pipe leak (Surveying issues to consider when buying an old property in Spain). Because many Spanish homes have pipes buried in walls or floors, leaks can go unnoticed for years and cause structural damage (Surveying issues to consider when buying an old property in Spain). A thermal camera or moisture meter can help detect moisture behind tiles or plaster.
Waste System: Confirm whether the house is connected to the municipal sewer or using a septic tank (Surveying issues to consider when buying an old property in Spain). Many old houses in small towns had cesspits or septic systems. An inspector should locate the septic tank (if any) and assess its condition – an old brick cesspit might need an update to meet today’s standards. If on a sewer, you might consider a video inspection of the sewer line (to check for tree root intrusion or collapse, especially if clay pipes were used decades ago). One buyer reported a sewer scope saved them thousands by revealing broken sewer pipes before purchase, allowing negotiation on price. Always flush toilets and run all taps during the inspection to see if drainage is smooth (Surveying issues to consider when buying an old property in Spain).
Water Heater/Boiler: If the house has a hot water boiler or heating boiler, check its age and ask for maintenance records. An old unit might need replacement for efficiency and safety. If there’s gas service, ensure there’s a recent inspection sticker for the gas installation.
Upgrades Needed: Keep in mind that completely renewing electrical and plumbing systems is common in 50+ year-old houses. It’s often considered essential in a renovation (Buying an old house in Spain: All you need to know). Neglecting to update these can lead to frequent breakdowns – e.g. an expert recounted a case where not changing old pipes led to 12 pipe bursts in 10 years (Buying an old house in Spain: All you need to know). Budget for these upgrades in an old house purchase unless it’s proven they were recently done properly.

Pest and Damp Inspection (Woodworm, Termites, Humidity)

Damp (Humedades): Older Spanish houses often lack a damp-proof course in walls, so rising damp is a frequent issue (Surveying issues to consider when buying an old property in Spain). Inspect lower sections of walls for salt efflorescence (white powdery deposits) or bubbled/blistering paint – these indicate chronic damp where water is wicking up the wall and evaporating, leaving salts behind (Surveying issues to consider when buying an old property in Spain). Also look for black mold spots in corners, musty odors, or dehumidifiers in use (sign the home has moisture issues). External walls: check if plaster is flaking or if there are algae on the wall, suggesting persistent moisture. In Granada’s climate, damp can result from rainwater, groundwater, or plumbing leaks, so identifying the source is key. Minor damp can often be managed with improved ventilation, adding a damp-proof membrane, or injection damp-proofing, but severe structural damp might require more extensive work.
Timber Pests (Carcoma, Termites): Termites (termitas) and wood-boring beetles (carcoma) are a serious threat in old houses with wooden elements. Even if a house is mostly stone or brick, it will likely have wood roof beams, window frames, doors, or floorboards that are susceptible (Surveying issues to consider when buying an old property in Spain). Termites can silently chew through wood; one expert noted a case in northern Spain where a 20x20 cm timber beam was reduced to 5x5 cm in cross section by termites, nearly hollowed out (Buying an old house in Spain: All you need to know). Look for signs of infestation: small exit holes in wood, tiny piles of wood dust, blistered or warped wood, or shed insect wings near windows. Tapping wood beams to hear if they sound hollow can also hint at internal damage. In many village homes, woodworm beetles (which leave pinholes) are common; extensive powderpost beetle damage can weaken timbers over decades.
Pest Inspection: It’s wise to have a professional pest inspection for wood-destroying organisms. Many pest control companies in Spain offer a free or low-cost termite inspection (Inspección Gratuita de Termitas - Anticimex), knowing that treatment (if needed) is expensive. If termites are found, get a quote for treatment – typically ranging from €900 to €2,300 for an average house depending on severity (¿Cuánto cuesta un tratamiento contra las termitas? Precios en 2025). Treatments may involve chemical barriers or bait systems. Ensure any existing wood is treated and structurally sound; severely damaged beams must be reinforced or replaced.
Other Pests: Check for signs of rodents or bats in the attic, and for wood rot (fungus) in any chronically damp timber. While not “pests,” mold and dry rot fungi can eat through wood like pests do. If the house has an enclosed crawlspace, definitely inspect underneath (or have a specialist do so) for dry rot, mold, or termite mud tubes on foundation walls.
Damp Proofing History: Ask if any damp-proofing work has been done (injections, new damp course, etc.) and if there are guarantees. Also check if the exterior ground level is higher than the interior floors – if so, that can cause damp seeping through walls. This might require re-grading outside or adding drainage.
Takeaway: Damp and pests are often “hidden problems” that a casual viewing might miss but can lead to huge repair costs if ignored (Buying an old house in Spain: All you need to know). Since Spanish law makes it hard to claim these as seller’s hidden defects later, you want to catch them now. A thorough inspection with moisture meters and pest experts will help avoid nasty surprises.

Neighboring Buildings in Terraced Houses (Shared Walls & Risks)

If the house is terraced or shares party walls (paredes medianeras) with neighbors – common in Spanish townhouses – you must consider the condition of those adjoining structures as well:

Shared Wall Condition: Inspect any shared walls for cracks or dampness. A crack running through a party wall could affect both properties. If you find a serious crack on a shared wall, it’s not just your house at risk – the neighbor’s structure might be involved too. You’ll need to coordinate repairs, so understand the cause (ground movement affecting both houses, etc.). Also look for water damage on shared walls – e.g. if the neighbor’s roof is leaking, moisture may seep through to your side. Water infiltration through party walls is a common issue in terraced homes if one side is poorly maintained.
Neighbor’s Property State: Take note of the general state of adjacent properties. Are they well maintained or visibly derelict? If a directly attached neighbor house is in disrepair (for instance, an abandoned house with a collapsing roof), it could pose structural risks to your home (e.g. collapse could compromise your shared wall). In Spain, if a building is dangerously unsafe, authorities can step in – in fact, the law requires buildings over ~50 years to undergo periodic structural inspections (ITE), partly so that neighbors can be assured of each other’s building safety (Periodic inspection 50year plus houses - Spain forum - Expat.com) (Technical inspection requirements when buying an older property in Spain - Survey Spain). If the neighbor house looks unsafe, it’s worth inquiring if it passed its ITE or if any actions are pending, since a failing adjacent building can affect your investment. Neighbors have been known to alert authorities about safety concerns, prompting forced repairs (Technical inspection requirements when buying an older property in Spain - Survey Spain).
Legal Responsibility (Medianería): Understand the legal status of the party wall. In Spanish law, a “medianera” wall is typically jointly owned by both neighbors (unless title documents state otherwise) (Qué es una medianera y tus derechos sobre ella | Abogados GAIA) (Qué es una medianera y tus derechos sobre ella | Abogados GAIA). Both parties must maintain the shared structure and usually neither can alter it in a way that harms the other’s property (LA SERVIDUMBRE DE MEDIANERÍA I: CONCEPTOS BÁSICOS.). This means if structural reinforcement or damp-proofing is needed for the median wall, both owners might share the cost. When buying, ask who owns the party wall and if any agreements or disputes exist. If the wall is officially owned by the neighbor and your home just leans on it (which can happen), you may need to purchase the right of use (derecho de medianería) to have a say in its modification (Qué es una medianera y tus derechos sobre ella | Abogados GAIA) (Qué es una medianera y tus derechos sobre ella | Abogados GAIA) – your solicitor can investigate this.
Noise and Vibration: Not structural, but note that a shared wall means noise can travel. More critically, heavy construction work by your neighbor (or by you) could cause vibration and stress on the wall. Make sure any major works on either side are monitored by an engineer to avoid damage to the other property. By law, neither neighbor can raise or significantly alter a party wall without consent (LA SERVIDUMBRE DE MEDIANERÍA I: CONCEPTOS BÁSICOS.).
Community Considerations: If the house is part of a row of houses that share a roof or other communal elements, check if there is a community association or any shared insurance or maintenance fund for those elements. In many cases each house is fully independent, but sometimes terraces share a roof waterproofing or a structural retaining wall. Ensure any shared structure has no known issues or pending repair assessments.
Bottom Line: Don’t view the house in isolation. “You are buying your home and part of the building that you share with neighbors, with a joint duty to maintain safety and habitability,” as one property expert put it (La casa no ha pasado la Inspección Técnica: qué consecuencias tiene para la compraventa — idealista/news). So, evaluate neighboring properties’ condition and clarify responsibilities for shared structures. A great house with a problem neighbor wall can become a headache if not addressed.

2. Step-by-Step Inspection Process

When evaluating an older property in Spain, it’s wise to follow a structured process. Below is a recommended step-by-step approach, including who to hire at each stage, and what red flags to watch for:

Step 1: Preliminary Research and Visual Check

Do your homework before committing to anything. Start by reviewing all available information on the property:
- Document Review: Request and review the house’s documentation and history (Cómo Prepararte Para Una Inspección Técnica De Viviendas Antiguas | Hausum). This includes original building plans, any addition/remodel permits, previous survey or inspection reports, and maintenance records. For example, if the house underwent a major renovation or extension, verify that it had a building license and was signed off by an architect (Guide to building and other types of surveys in Spain). Knowing past work helps target areas to inspect (e.g. a recently added wing or a rebuilt roof). Also, check if there’s an existing ITE report (Technical Building Inspection, required for older buildings – more on this in section 4). An ITE report will detail structural and safety findings and whether repairs were mandated (La casa no ha pasado la Inspección Técnica: qué consecuencias tiene para la compraventa — idealista/news).
- Initial Walkaround: Visit the property (preferably with someone experienced if possible) in daylight and take your time (Buying an old house in Spain: All you need to know). Examine everything from the ground up: walk the perimeter looking at walls, then check each room for obvious defects. Note any cracks, damp patches, warped wood, signs of leaks, etc., as discussed in Section 1. This preliminary check is to identify obvious defects or areas of concern. A retired structural engineer in Spain noted that in most houses, “if there was a defect it was pretty obvious despite what the vendor told me” (Buying property in Spain, is a structural survey recommend - Andalucia.com) – many serious issues leave clues. Mark these for your inspector to investigate thoroughly.
- Ask Questions: Don’t be shy about asking the seller or agent direct questions regarding issues. For example: “Have you had any problems with damp or infestations?” “When was the roof last repaired?” “Is the electrical system upgraded?” While you can’t solely rely on the answer, it can prompt disclosure of known issues or at least signal how forthcoming the seller is. Also ask why the owner is selling – sometimes, a candid owner might reveal, for instance, “We were planning to renovate but it’s too much work,” hinting at underlying problems.
- Deal-Breaker Check: At this early stage, identify any immediate deal-breakers for you. For instance, if you see a major structural crack that scares you, or the whole house smells of mildew and rot, you might decide not to proceed further. It’s better to walk away early than spend money on inspections for a house that clearly has a massive problem. Trust your gut here: “Any doubts, no matter how perfect the house looks, walk away. There will always be a better one,” advises a veteran structural engineer (Buying property in Spain, is a structural survey recommend - Andalucia.com).

Step 2: Hire Qualified Inspectors and Specialists

If the house still looks promising after your initial look, bring in the experts. In Spain, it’s not standard practice for every buyer to do surveys, but it is highly recommended, especially for older homes (Periodic inspection 50year plus houses - Spain forum - Expat.com). Here’s the recommended order and who to involve:

General Building Survey by an Architect/Engineer: Engage a qualified surveyor – in Spain this role can be filled by an Arquitecto Técnico (aparejador) or an Arquitecto Superior experienced in building surveys. You can also find independent chartered surveyors (some RICS-certified) who operate in Spain. The key is to hire someone who works for you (the buyer) and is experienced with older Spanish buildings (Surveying issues to consider when buying an old property in Spain). This professional will do a top-to-bottom survey: structure, roof, installations, damp, pests, etc., compiling an extensive report. Essentially, they act as a detective to uncover defects and assess repair needs (Surveying issues to consider when buying an old property in Spain). Provide them any documents you gathered and your list of observed concerns so they can pay special attention to those. This survey is the cornerstone of your due diligence.
Tip: Choose an inspector who welcomes your presence during the inspection. Walking through with them can be very educational – they can point out issues in real time. Also ensure they will provide a written informe (report) with photos, and ideally an estimated cost of necessary repairs or renovations (Why You Need a Survey on Your Spanish Home - A Place in the Sun). Having cost estimates helps you plan and possibly negotiate price.
Specialist Inspections (if needed): Depending on the general survey findings and the house’s condition, you may need additional specialist checks:
Structural Engineer: If the surveyor finds significant structural concerns (e.g. suspected foundation movement, severe cracks), hire an Ingeniero de Estructuras (structural engineer) or an architect specializing in structures to perform a deeper analysis. They can do things like calculations, recommend reinforcement, or at least give a second opinion on whether a crack is active or old. This is usually needed only for major issues – for example, if there’s a diagonal crack you’re very worried about, a structural engineer’s assessment can confirm if it’s a current threat or an old settled issue.
Electrician and Plumber: While the general survey covers electrical/plumbing basics, it may not catch all details. Especially if the house’s systems are old, consider having a licensed electrician and a plumber do separate inspections of those systems (¿Consejos/arrepentimientos al comprar una casa antigua? : r/homeowners) (¿Consejos/arrepentimientos al comprar una casa antigua? : r/homeowners). As one experienced homeowner advised, don’t rely on only one inspector for everything; bring in specialists for the wiring and pipes (¿Consejos/arrepentimientos al comprar una casa antigua? : r/homeowners). An electrician can test the circuitry, check the condition of the wiring insulation, and gauge if the system can handle modern power needs. A plumber can do a pressure test, inspect the boiler, and even run a sewer camera if you suspect drain issues. These inspections might cost a few hundred euros each, but they can uncover issues (like faulty old wiring or hidden leaks) that a general survey might not fully diagnose (¿Consejos/arrepentimientos al comprar una casa antigua? : r/homeowners).
Roof Specialist: If the roof is tricky to access or the surveyor flags potential issues, you could have a roofing contractor take a closer look. They can assess the remaining life of the roof, check the timber condition underneath tiles, and quote for any needed repairs (¿Consejos/arrepentimientos al comprar una casa antigua? : r/homeowners). This is optional but useful if the roof is old or if you plan to replace it anyway.
Pest Control Expert: Arrange a pest inspection focusing on wood pests and maybe rodents. Many companies will do an initial termite check for free or a small fee (Inspección Gratuita de Termitas - Anticimex). If the general survey found any wood dust or damage, absolutely get a pest specialist to confirm if there’s an active infestation and its extent. Termites can be hard to detect, so an expert might use things like moisture meters, acoustic detectors, or even small borescope cameras to check inside wood. Given how damaging termites are, this step is very important in areas where they are present (Andalusia does have termites in many regions).
Geotechnical Survey: Rare for a pre-purchase due diligence, but if you have serious fears about soil stability (e.g. steep slope, signs of landslides), you could commission a geotechnical engineer to do a soil study. This is expensive and usually only done if you plan a major renovation or if something in the survey strongly suggests unseen ground issues. Typically, a geotechnical study would involve soil boreholes and lab tests – probably overkill unless the house shows alarming foundation movement or you’re investing huge sums to remodel it.
Others: If the property has a pool, have a pool specialist inspect it (they can pressure-test pipes, check the structure for leaks). Also, if there’s a chimney, consider a chimney sweep inspection (to ensure it’s not cracked or blocked).
Review Findings and Estimates: Once these inspections are done, you’ll have reports detailing any problems. Carefully review these with your architect/surveyor and lawyer. The survey report should highlight “red flag” defects versus minor issues. Some problems will be cosmetic or easily fixable, while others might be structural or very costly. This is the time to gather repair estimates from builders if needed. For instance, if the surveyor says “roof timber is rotten in places,” call a contractor for a quote to repair or replace the roof. Knowing whether an issue is a €5,000 fix or a €50,000 overhaul will heavily influence your decision and negotiation.
Common Red Flags: Be on high alert if you see in the reports: foundation failure, major structural instability, pervasive damp with structural rot, widespread termite damage, ancient electrical systems that are unsafe, plumbing that needs complete replacement, or big legal irregularities (like part of the house built illegally). Any one of these might not kill the deal if you’re prepared (for example, you might take on an electrical rewire), but multiple major issues could be a sign to reconsider. Remember, the goal is no hidden surprises after purchase – everything significant should be known and budgeted for now.
Deal-Breakers vs. Negotiable Issues: Decide which issues are acceptable and which are deal-breakers. For many buyers, structural movement that is ongoing (active settlement or a failing foundation) is a deal-breaker due to uncertainty and cost. A roof needing replacement, on the other hand, might be negotiable if you budget for it. Extensive termite damage to structural wood could be a deal-breaker if it requires stripping out large portions of the building. Spanish experts often advise caution: “If you have any serious doubts about the house’s condition, walk away” (Buying property in Spain, is a structural survey recommend - Andalucia.com) – there are always other properties. However, if you love it and issues are fixable, use the information to renegotiate the price or require the seller to fix certain things.
Renegotiate or Retreat: With the inspection results in hand, you usually have three options:
Proceed as-is: If the house is in remarkably good shape or only minor fixes are needed, you might go ahead with the purchase at the agreed price. It’s rare with a 1930s house that nothing needs doing, but it could be that any issues are trivial or already reflected in the price.
Negotiate Repairs/Price: It’s common to negotiate based on survey findings. If you discovered, say, that the electrical system is unsafe and needs a €5,000 rewire and the roof has leaks, you can ask the seller for a price reduction to cover those costs, or request they fix certain issues before closing. Use the written reports as evidence. In Spain, outright price haggling after signing an “arras” (deposit contract) can be tricky, but it’s possible if you have a clause allowing it or by mutual agreement due to new information. At the very least, bring it up – some sellers will concede to a lower price or fix something serious (especially if it might scare off any buyer).
Abort the Purchase: If the inspections uncovered severe problems that you’re unwilling or unable to take on, you may need to back out. Hopefully, you arranged the contract such that your deposit can be returned if serious defects were found (an important consideration to discuss with your lawyer before signing any preliminary contract). If not, you might lose a small deposit, but that could be better than inheriting a money-pit house. Be sure to have your lawyer review the situation; if a seller failed to disclose a known issue or an ITE failure, you might have legal grounds to cancel without penalty.

Throughout this process, keep close communication with your lawyer to align the inspection period with any contractual deadlines. In Spain, once you’ve signed a contract and paid a deposit (arras), backing out typically means losing the deposit unless conditions were stipulated. So, ideally do all important inspections before or during a conditional contract phase.

Red Flags and Potential Deal-Breakers

Knowing the common red flags will help you quickly identify if an old house is going to be trouble. We’ve mentioned many in context above; here’s a concise checklist of major red flags (things that signal costly problems or hazards):

Serious Structural Cracks: As noted, diagonal or stepped cracks wider than ~3-4mm, especially if recent or active (can slip a piece of paper through them), are red flags (Buying property in Spain, is a structural survey recommend - Andalucia.com). Cracks accompanied by doors out of square or sloping floors raise concern of foundation settling or wall movement.
Foundation Problems: Any evidence the foundation is failing – e.g. part of the house noticeably sunk, large cracks in the foundation itself, or doors/windows on one side significantly misaligned – is a big red flag. Also, if the house straddles a known fault line in the ground or is half on solid ground, half on fill (as per the earlier hill scenario), be very cautious (Buying property in Spain, is a structural survey recommend - Andalucia.com). Foundations are literally the base of the investment; issues here can be expensive or sometimes impossible to fully fix.
Roof Near End of Life: A roof that is sagging, heavily leaking, or has badly rotten supports is a red flag. Roof replacement on a large house can be costly, and if the roof structure is failing it might indicate long-term neglect (meaning other parts could be neglected too).
Major Damp and Mold: If an old house has extensive damp in multiple areas (basement, ground floor walls, around windows, etc.) plus visible mold growth, it’s a sign of poor waterproofing and ventilation. While treatable, pervasive damp can hide rot in wooden elements or be very persistent. It may also indicate that the house will need proper damp-proof coursing or drainage work around the foundation. Treat serious damp as a structural issue in terms of importance, because of the damage it can do.
Pest Infestation: Active termite infestation is a red flag, especially if it’s unclear how far it’s gone. If you find termite damage to crucial beams (like those holding up floors or roof), you may have to replace those structural elements. Termites can be eliminated with professional treatment (¿Cuánto cuesta un tratamiento contra las termitas? Precios en 2025), but severe past damage reduces the house’s integrity until fixed. Similarly, extensive wood-borer damage or dry rot is problematic. If an inspection finds that half the timber in the house is compromised, that’s a major undertaking to repair.
Outdated Wiring/Plumbing: While not as immediately dangerous as structural issues, very old wiring (60+ years, no grounding, maybe DIY splices) is a safety hazard (fire risk) and definitely a red flag. Old plumbing (especially lead pipes) is a health hazard. If the survey suggests the home’s systems are antiquated, you must factor the full replacement cost. It’s not necessarily a deal-breaker (many old homes get new wiring/plumbing successfully), but ignore it at your peril. These must be addressed early after purchase if not before (Buying an old house in Spain: All you need to know).
Illegal or Non-Compliant Additions: A big gotcha in Spain can be if part of the house was built or altered without permits. For example, an owner might have added an extra room or enclosed a patio illegally. This is a red flag because it can lead to legal problems: the authorities could require you to demolish unpermitted additions (if discovered within the statute of limitations) (Guide to building and other types of surveys in Spain). Signs include newer construction that isn’t reflected in the official plans or property records, or a discrepancy between cadastral area and reality. Always have your lawyer verify that the house’s built area and features match its legal description (Guide to building and other types of surveys in Spain). If something significant is unregistered, you’ll need to legalize it or accept the risk.
Neighborhood Issues: Check if the house is subject to flooding (ask around), or if it’s in a protected historic zone (which could limit modifications). If it’s attached, check that neighbors’ homes aren’t about to undergo major construction (which could affect your walls). Also, if the house failed a previous ITE or was declared “ruina” (ruinous) by the council unless repaired, that’s obviously a huge red flag (though typically that would be known).
Seller Behavior: A less tangible red flag is if the seller is very hesitant to allow inspections or provide info. If a seller says “oh, no need for a survey” or won’t let your inspector come, that’s alarming. Transparency is what you want; obstruction could mean they know of problems.

Potential Deal-Breakers are essentially any of the above red flags if they are extreme or combined. For example, one or two isolated issues (like “roof needs work and wiring is old”) can be addressed. But if you find a house has foundation issues and severe termite damage and no legal paperwork for an extension – it may be wise to walk away. As one forum advisor put it: “Any doubts... walk away” (Buying property in Spain, is a structural survey recommend - Andalucia.com). You must assess your own risk tolerance, budget, and how much inconvenience you’re willing to endure. Always prioritize structural integrity and safety; you can remodel kitchens and bathrooms easily, but you can’t easily rebuild a collapsed wall or underpin a sinking house without major expense.

3. Expected Costs and Timescales

Ensuring an old house is structurally sound does incur extra time and cost before purchase. It’s important to budget for these inspections and factor in potential repair costs. Below is a breakdown of typical costs in Spain (in Euros) for inspections and how long each step might take:

Inspection and Survey Costs

General Building Survey (Architect/Surveyor): For a comprehensive pre-purchase survey by a qualified professional, expect roughly €1,000–€2,000 depending on the property size and complexity. A Spanish architect notes that spending about €1,500–€2,000 on a thorough survey is worthwhile when buying a €200k house (Buying an old house in Spain: All you need to know). Some basic inspection services might charge less (one inspection company advertises prices from ~€345 for a basic check-up (Cómo Prepararte Para Una Inspección Técnica De Viviendas Antiguas | Hausum)), but a 1930s house usually warrants a more in-depth survey. This cost typically includes the site visit and a detailed written report.
Timescale: You might need to book an independent surveyor at least 1–2 weeks in advance (popular coastal areas sometimes have busy surveyors). The inspection itself is usually done in a single day (a few hours on site). The written report is often delivered within a week of the visit. So, allow 1–3 weeks total for the survey process from scheduling to receiving the report.
Structural Engineer Consultation: If you hire a structural engineer in addition to the general survey, costs can vary widely. A one-time consultation/inspection might be in the few hundred euros range (perhaps €300–€800) depending on travel and time, whereas a detailed analysis or structural calculations could be more. Often, if a major structural issue is suspected, you may directly hire the engineer for a full assessment instead of a general surveyor. For budgeting, let’s say ~€500 for a specific structural inspection (could be more if tests are done).
Timescale: Similar to a surveyor – likely a week or two to schedule. Their on-site evaluation might only take an hour or two for a single issue, and a brief report or opinion letter could be produced within days.
Electrician Inspection: To have a electrician inspect the installation and issue a report or the boletín certificate, estimate around €150–€300. Some electricians might do a simple check for less, but if you need a formal certificate (say the seller’s is outdated), there’s typically a fixed fee. If upgrades are needed before a certificate can be issued, that’s extra.
Timescale: Usually can be arranged within a few days. An electrical check might take 1–2 hours. If it’s just an informal inspection, you get verbal feedback immediately and maybe a follow-up quote for necessary work. The official certificate (if requested and the system passes or after fixes) might take a day or two to prepare.
Plumber Inspection: Similar cost to electrician for a consult. A plumber might charge ~€100–€200 for a site visit to check pipes, water heater, etc., if it’s not part of a larger job quote. If you ask a plumber to do a camera inspection of the drains, that could be another couple hundred euros, depending on length of pipes.
Timescale: Also a few days to arrange typically. A basic plumbing check is done in an hour or so (running water, checking visible pipes). A more involved sewer scope could take a couple hours. Results are basically immediate (they’ll tell you what they find and you can get a quote for fixes if needed).
Pest Inspection: Many pest control companies offer free termite inspections (Inspección Gratuita de Termitas - Anticimex), as they make money on treatments. Others may charge a nominal fee (~€50–€100) for a detailed pest survey if it’s outside their usual service area or a very large property. Given the high stakes, this is money well spent (or free!). If an active infestation is found and you go ahead with purchase, you’re looking at €900–€2,000 or more for treatment as mentioned (which you might negotiate with the seller) (¿Cuánto cuesta un tratamiento contra las termitas? Precios en 2025).
Timescale: Pest inspections can usually be done quickly – within a few days of calling. The inspection itself maybe an hour or two. They often give on-the-spot feedback (“We found termites in the attic”) and then a written report or treatment estimate within a day.
Roof Inspection: If you specifically call a roofer or builder to inspect the roof structure, they might do it for free if they’re providing an estimate, or charge a small fee if it’s purely consultative. Let’s budget ~€100 for a builder’s time if not rolled into a quote.
Timescale: Again, a few days to a week to get someone reliable out. The inspection would be quick, maybe an hour or less, plus time to write an estimate for any work.
Geotechnical Survey: A formal geotechnical study with boreholes can be expensive (easily €1,000–€3,000+), and is rarely done unless you plan major structural work or have serious doubts about the soil. Usually not undertaken pre-sale unless the situation is exceptional.
Timescale: Could take a few weeks to arrange and complete (including drilling and lab testing), and longer for a full report – not really compatible with a short closing timeline, which is why it’s seldom done as part of purchase due diligence.

Total Pre-Purchase Inspection Costs: For a typical buyer of a 1930s house, if you do a full building survey (€1500), electrician & plumber checks (~€300), and pest inspection (free or €50), you might spend on the order of €1,800–€2,000 on due diligence. Allocate a bit more if you also pull in a structural engineer or other specialists. While this is not trivial, it’s a fraction of the purchase price and can save you from costly surprises or give you leverage to reduce the price. “I consider that it pays to spend 1,500 or 2,000 euros on an architect who comes to inspect when you are paying 200,000 euros for [the house],” one Spanish architect advises – skipping it often leads to years of regret (Buying an old house in Spain: All you need to know).

Timeline Before Purchase

The process of inspections will extend the time needed before you can safely close the deal. Here’s an approximate timeline assuming you move efficiently:

Week 1: Do preliminary visit and research. Engage a lawyer and make an initial offer (perhaps conditional on survey). Line up your chosen surveyor/architect.
Week 2: General building survey takes place. Also in this week, arrange pest inspection and any specialist (electric/plumbing) visits – sometimes these can all happen in the same week overlapping. By end of week, you have on-site feedback, though written reports are pending.
Week 3: Receive the full survey report. If major issues were found, spend a few days getting repair quotes or specialist follow-ups (e.g. structural engineer does a closer look at a crack). By mid-to-late week 3, you have all info needed. Meet with your lawyer and possibly the surveyor to discuss results.
Week 4: Negotiate with seller on any price/repair points arising from the survey. Finalize your decision. If proceeding, your lawyer will ensure all paperwork is in order (checking that any required certificates like ITE, energy cert are provided) and set a date with the notary for closing. If you decide not to proceed, you withdraw (hopefully without losing your deposit if done in time/with cause).
Week 5-6: (If needed) Extra time to resolve any legal or mortgage matters, or to allow seller to do agreed repairs. Then sign the escritura (deed of sale) before a notary.

Realistically, expect about 4-6 weeks of due diligence before purchase on an older house. It can be faster (some determined buyers do it in 2-3 weeks), but giving yourself a month or more is wise. Make sure the seller knows you need this time. Many foreign buyers sign a preliminary contract (Contrato de Arras) that allows around 4-6 weeks until closing – use that period for inspections and securing finances. Rushing an old-house purchase is risky; take the time needed to be thorough.

Budgeting for Repairs

Aside from inspection costs, plan a budget for likely repairs and upgrades that the inspections highlight. Typical costs in Spain for common remedial works (very rough estimates, as of mid-2020s):

Full rewire of a 3-bed house: €5,000 – €8,000 (depends on size, ease of routing cables, new fixtures).
Full plumbing replacement (incl. new pipes, hot water heater, etc.): €4,000 – €8,000 (again size dependent). A lot of this cost is labor to break and restore walls/floors to lay new pipes.
New roof (structural + tiles) on ~100m² roof area: €10,000 – €20,000 (can vary with materials; simpler retile without replacing structure could be less).
Damp proofing treatment: €1,000 – €3,000 (for injection DPC or interior tanking of walls, per area of house affected).
Termite treatment: €1,000 – €2,000 (¿Cuánto cuesta un tratamiento contra las termitas? Precios en 2025) as mentioned. Repairs to wood from termite damage could be minor (a few beams reinforced for €500) or major (entire roof timber replacement for tens of thousands) – case specific.
Structural repairs (e.g. underpinning a foundation or tying a cracked wall): This ranges widely – could be €3k for minor crack stitching, or €30k+ for major foundation works. A structural engineer’s report will guide this.
Miscellaneous (new windows for better insulation, modernizing kitchen/bath, etc.): you should factor these in if the house is very outdated, though they’re more about comfort than structural soundness.

Remember, an old house purchase often comes with renovation costs. The key is to ensure any critical structural or system issues are known so you can budget or decide if it’s worth it. If you find yourself adding up a six-figure renovation on a house that costs six figures, you might reconsider the investment unless the location/character justify it.

4. Legal and Regulatory Considerations in Spain

Buying a property in Spain involves several legal checks and documents, especially for an older home. To protect yourself and ensure the house is up to code (or that you understand what’s required to get it there), pay attention to these considerations:

Required Reports and Certificates

By Spanish law, certain reports/certificates must be provided by the seller (or available) when selling a property, particularly an older one:

Inspección Técnica de Edificios (ITE): This is essentially a structural safety inspection mandated by law for older buildings. The national law sets the requirement for buildings over 50 years old to have an ITE certificate, with renewals every 10 years (Technical inspection requirements when buying an older property in Spain - Survey Spain). (In some regions, the threshold is even lower; for example, some municipalities require it at 45 years or earlier (La casa no ha pasado la Inspección Técnica: qué consecuencias tiene para la compraventa — idealista/news).) A 1930s house is well over the age limit, so it should have a current ITE certificate. The ITE is performed by an architect or surveyor and filed with the local authorities, stating whether the building is in sound condition or if remedial works are needed (La casa no ha pasado la Inspección Técnica: qué consecuencias tiene para la compraventa — idealista/news). As a buyer, ask to see the ITE report upfront (Technical inspection requirements when buying an older property in Spain - Survey Spain). It will reveal if any serious issues were officially noted. According to Idealista (a Spanish property portal), “All buildings over 45 years must undergo ITE every 10 years... the architect issues a certificate to the authorities with a verdict; if there are problems, the severity and repair costs are evaluated... It’s like an ITV (roadworthiness test) for buildings” (La casa no ha pasado la Inspección Técnica: qué consecuencias tiene para la compraventa — idealista/news) (La casa no ha pasado la Inspección Técnica: qué consecuencias tiene para la compraventa — idealista/news). If the ITE was failed or marked “unfavorable,” the owner is typically required to carry out repairs within a certain time. An ITE failure without fixes is a huge red flag – in extreme cases, a building that cannot pass ITE might face a demolition order (though that’s rare) (La casa no ha pasado la Inspección Técnica: qué consecuencias tiene para la compraventa — idealista/news). Also, not having done a required ITE at all can lead to fines (e.g. in some cities a €6,000 fine) and even complicate selling or financing (La casa no ha pasado la Inspección Técnica: qué consecuencias tiene para la compraventa — idealista/news). So, ensure the house has either a pass on ITE, or if not, understand why and what’s needed to remedy it. If the seller hasn’t done it, they should before sale (some notaries may not proceed without it).
Certificado de Eficiencia Energética (Energy Certificate): In Spain, virtually all homes for sale or rent must have an energy efficiency certificate (label from A to G) done by a certified professional. The seller must provide this document to the buyer and to the notary. It doesn’t affect structural soundness, but it’s required by law (Technical inspection requirements when buying an older property in Spain - Survey Spain) and gives you an idea of the house’s insulation and efficiency (older homes often rate poorly, e.g. E, F, or G). If the seller doesn’t have one, they need to obtain it before completion – typically their responsibility and cost (~€100-€250).
Occupancy or Habitation Certificate: Called “Cédula de habitabilidad” or “Licencia de Primera/Segunda Ocupación” depending on region. Some regions (like Catalonia) require an up-to-date occupancy certificate for sale, but in Andalusia it’s not universally required for second-hand sales. However, if the house was extensively reformed or vacant for a long time, the local council might require a new occupancy license. It’s worth asking your lawyer about the local requirements. If one is needed and the house has defects that violate habitability standards (e.g. no bathroom or dangerous wiring), that would have to be addressed. Generally, if a house has been lived in continuously, this isn’t a barrier in Andalusia, but verify.
Building Permits and Final Certificates: If any major building works were done recently (within the last 5-10 years), ensure there’s a Licencia de Obra (building permit) and a Certificado Final de Obra from an architect. This proves the work was legal and completed correctly. Why does this matter to you? Because if, say, the previous owner built an extension illegally, as the new owner you could be held responsible to legalize or even demolish it if authorities find out (Guide to building and other types of surveys in Spain). The Spanish Property Insight guide notes that it’s the owner at the time who is liable for any unpermitted works if action is taken within the statutory period (typically 5 years from completion of works) (Guide to building and other types of surveys in Spain). So you don’t want to inherit someone else’s illegal build. A thorough lawyer will check the planning history of the house at the Town Hall (ayuntamiento) to ensure any additions (like a new floor or a pool or major structural changes) were licensed. If something was done more than 6 years ago, it’s usually beyond the legal enforcement period (prescripción), but it might still lack paperwork that could complicate future renovations or sales.
Land Registry (Registro) and Catastral info: Make sure the property is correctly registered in the Land Registry and that the description (size, boundaries) matches reality. Sometimes old houses have discrepancies (e.g. extensions not recorded). Also check there are no unexpected liens or charges on the property. Your lawyer will obtain a Nota Simple from the registry to confirm details. While not a “report,” it’s a crucial document to review. If the house shares walls or other elements, there might be easements or community statutes noted.
Previous Insurance or Reports: Ask if the owner has any structural insurance or previous technical reports. Unlikely for a house of this age (decennial insurance is only for new builds within 10 years), but if, for example, the owner did an ITE or structural survey for themselves, seeing that could be useful. Also, if the house had damage in the past that involved insurance (like subsidence or flood claims), see if any documentation is available – it could reveal a past issue.

Compliance with Building Regulations

Spain has evolved building codes (Código Técnico de la Edificación, introduced mid-2000s) that new constructions must follow, especially regarding structural safety (including seismic standards, since Granada is a seismic zone), insulation, electrical safety, etc. An older house will not meet many of these modern standards by default – but as an existing structure, it’s generally grandfathered in until you make changes. Here’s what to consider:

Safety and Habitability: At minimum, the house should meet basic safety requirements. The ITE covers safety, stability, and habitability. For example, it checks that there are no elements in danger of falling, that the building isn’t at risk of collapse, and that it has usable utilities. If the house passed ITE, it likely meets the baseline standards for continued use (La casa no ha pasado la Inspección Técnica: qué consecuencias tiene para la compraventa — idealista/news). However, if you plan to renovate or change the building, current codes will apply to those new works. That means, for instance, if you are opening up walls or adding rooms, the new construction must follow today’s structural and thermal regulations.
Renovation Permits: Any significant renovation (beyond cosmetic work) will require a permit from the local council. Structural changes certainly do, as do changes to the facade, installing a pool, etc. When you apply for a permit, the town technicians will check that the changes comply with technical codes and local ordinances. Be prepared that upgrading an old house might entail adding things like insulation or strengthening structures to meet code if you open up the structure. It’s wise to hire an architect for any major renovation – they will ensure the plans meet regulations and can handle the permit process.
Heritage or Local Rules: If the Granada house is in a historic area or has a protected status (less likely in Alhendín’s case, but possible if it’s an old town center house), there could be additional rules. For example, you might be required to preserve the facade or use specific materials for repairs. Check with the ayuntamiento if the house is listed or in a conservation zone.
Seismic Considerations: Granada province has seismic risk, and modern houses are built with reinforced concrete frames and earthquake-resistant designs. Your 1930s house likely has thick masonry walls. While you are not required to retrofit it, be aware of this difference. If doing structural work, consider voluntarily reinforcing the structure (for example, adding a concrete tie beam or steel braces) to improve earthquake resilience. A structural engineer can advise on this. Some buyers choose to do this as part of a renovation for peace of mind, especially if the house has shown past movement.
Utility Compliance: If the house has a very old electrical or gas installation, upgrading it isn’t just a safety recommendation – it may be required to get a higher capacity electric contract or a gas contract. The electrical “boletín” certificate will only be issued if the installation meets a minimum standard (e.g. proper earth, circuit breakers, etc.). Similarly, the town might require you to install a modern septic system if the house is not on mains sewer and the old one is deemed unsafe. These are things that come up when trying to modernize an old house to current norms.
Illegal Building Issues: We touched on unpermitted additions. Compliance also means ensuring the house is a legal build. If by some chance the house was originally built without proper permission (not uncommon in rural areas decades ago), legalization could be complex. In town centers, most houses have long-standing recognition, but if it’s on rustic land, check it’s properly registered as a dwelling. The good news is that a 1930s house is often on the old urban fabric of the town, so it’s likely fine. But do have the lawyer verify zoning and that the use as a dwelling is allowed. Sometimes old houses in agricultural land might not technically be legal residences if built before regulations – there are procedures to grandfather them or declare them “asimilado a fuera de ordenación” (legalized usage), which your lawyer can explain. Avoid buying a property that cannot obtain that status or you could end up with a building you can’t officially inhabit or upgrade.

In summary, make sure you or your lawyer checks all regulatory boxes: the ITE, energy cert, building licenses, and registration. A well-maintained paper trail is often a good sign (it indicates diligent ownership). If something is missing, factor in the cost/time to address it (e.g., maybe you need to pay for an ITE to be done, or get an electrician to certify the installation because the seller never upgraded it).

Protecting Your Investment (Insurance, Warranties, Legal Recourse)

After doing all the inspections and legal checks, you want to ensure you’re protected going forward as well. Here are some measures and what to expect:

Home Insurance: The day you complete the purchase, have a home insurance policy in place. Standard home insurance in Spain (“seguro de hogar”) covers damage from certain events (fire, weather, water leaks, etc.) and includes liability (if parts of your building harm a third party, like a tile falling on a neighbor’s car). For an older house, make sure the insurer knows its age and condition. Insurance will not cover pre-existing defects or normal wear-and-tear, but it will cover unforeseen events. For example, if after you move in, a windstorm blows some old roof tiles off and causes interior damage, that should be covered. But if a week after buying the ceiling collapses due to long-term termite damage that you didn’t fix, the insurer could deny the claim as a pre-existing issue. So, use insurance as a safety net, but don’t rely on it to fix known problems – that’s your responsibility. It’s also wise to get earthquake coverage included (most policies do or have it as an option) given the region. Insurance cost will depend on the insured value and coverage, but get quotes (usually a few hundred euros a year for full coverage).
Hidden Defects and Seller Liability: In theory, Spanish civil code (Art. 1484 and onwards) provides that a seller is liable for vicios ocultos (hidden defects) for 6 months after sale, if those defects make the property unfit or significantly reduce its value, and they were not obvious or known to the buyer. However, practically speaking, pursuing this is difficult and rarely done successfully with houses. Firstly, most sale contracts include clauses where the buyer accepts the property “as is” (sometimes phrased as “cuerpo cierto” and with exclusion of the seller’s liability for hidden defects to the extent allowed by law). Secondly, you’d have to prove the defect was truly hidden (not detectable with a reasonable inspection) and likely that the seller knew of it (if you claim bad faith). As one Spanish architect put it, “It is almost impossible to prove that the seller knew the state of the house… the judge will usually consider that the buyer is responsible for not having been correctly informed” (Buying an old house in Spain: All you need to know). Spanish practice strongly leans on caveat emptor (buyer beware) (Periodic inspection 50year plus houses - Spain forum - Expat.com). This is why getting your own inspections is vital – after purchase, you cannot count on a legal claim to recoup costs. There is no equivalent of a new-build 10-year warranty on second-hand homes (that 10-year structural warranty (Seguro Decenal) only applies to new construction by developers, and it’s only valid for the first 10 years from completion (Buying property in Spain, is a structural survey recommend - Andalucia.com)). In a sale between individuals, once you sign, the responsibility is basically yours unless you can prove fraud.
Contract Clauses: To protect yourself, you can negotiate certain clauses in the reservation or arras contract. For example, a clause that allows your deposit to be refunded if serious defects are found by your surveyor can be very helpful. Or a clause that the sale is contingent upon the seller fixing issue X before completion (e.g. “seller to treat and eliminate current termite infestation at their cost”). Not all sellers will agree, but it’s worth discussing with your lawyer. At minimum, have the seller explicitly state in the contract that the property has no known structural issues or hidden defects; while that may be hard to enforce later, it at least gives you a representation in writing.
Post-Purchase Renovation Warranties: If you do renovation work post-purchase, contractors in Spain generally must give a 1-year warranty for their work (and 3 years for certain structural/installation issues if they are considered “building work” under LOE law, and 10-year for structural if it’s a major new construction). Ensure any builder you hire provides a contract and receipt for work – this way, if problems arise with the new work, you have recourse against that contractor. This is more about protecting your investment after you start fixing it up.
Monitor the House: Even after purchase, keep an eye on those previously-identified issues. For instance, if there was a small crack that was deemed not serious, periodically check it hasn’t grown. If you fixed something (like repaired the roof), maintain it. Owning an old house means staying vigilant – it’s part of protecting your investment long-term.
Community and Neighbors: If you share elements with neighbors (like a party wall or a joined roof), maintain good communication. If an issue arises (e.g. a shared wall crack), collaborate on fixing it early. Spanish law requires neighbors to allow repairs of shared structures and to contribute in proportion to their use of it (Quien debe asumir el coste de mantenimiento de la medianería ...). Resolving issues amicably and swiftly will save money and prevent small problems from becoming big ones (for example, a small leak through a neighbor’s wall, if fixed, avoids a major damp problem later).
Legal Recourse: In the unfortunate event a severe problem appears after purchase that truly was hidden (say a hidden well under the house causing collapse, or seller concealed termite damage by replacing visible wood), consult a lawyer immediately. You have a 6-month window from purchase to initiate a hidden defects claim. Beyond that, your only hope would be proving fraud (deliberate concealment), which is even harder. But again, these cases are rare – most buyers in Spain accept that once purchased, the home and its issues are theirs. This makes pre-purchase diligence and proper insurance the cornerstone of protection.

Summarizing Expert Advice

Spanish property experts universally stress doing due diligence on older homes. Hire professionals to inspect the property – as one architect strongly recommends: “Let yourself be advised. I strongly recommend to have a survey done by a trusted architect before you commit to the purchase” (Buying an old house in Spain: All you need to know). Cutting corners to save a little upfront can lead to big regrets. Also, don’t skip the legal checks – ensure all required certificates (like ITE and energy cert) are in order and review them. Think of the ITE as a quick diagnostic: in Málaga province, since ITEs were mandated, about 16% of reports have flagged some issues needing repair, meaning 84% were sound (Technical inspection requirements when buying an older property in Spain - Survey Spain). You want to know which category this house falls into. If issues exist, you want them addressed before it becomes your problem.

Finally, remember that buying an old house is taking on a piece of history. There will always be quirks and maintenance needs. If the structure is sound and the price fair, don’t be intimidated by manageable repairs – just go in with eyes open and budget for them. With the right inspections and legal safeguards, you can purchase your Granada 1930s dream home with confidence that it won’t literally fall apart on you. Good luck, and enjoy the process of making that beautiful old house your secure new home!

Sources: Spanish property surveyors and architects emphasize thorough checks for structural movement, damp, pests, and utilities when buying older homes (Surveying issues to consider when buying an old property in Spain) (Surveying issues to consider when buying an old property in Spain) (Surveying issues to consider when buying an old property in Spain) (Buying an old house in Spain: All you need to know). In Spain, sellers generally offer no post-sale liability for hidden defects on used homes – caveat emptor applies (Periodic inspection 50year plus houses - Spain forum - Expat.com). Thus, professional inspections (structural, roof, electrical, plumbing, pest) are advised to identify any red flags (e.g. diagonal cracks, foundation issues, wood infestations) before purchase (Buying property in Spain, is a structural survey recommend - Andalucia.com) (Buying property in Spain, is a structural survey recommend - Andalucia.com). Ensure required safety reports like the 50-year ITE structural inspection are up to date and review them (Technical inspection requirements when buying an older property in Spain - Survey Spain) (La casa no ha pasado la Inspección Técnica: qué consecuencias tiene para la compraventa — idealista/news). A pre-purchase survey in Spain may cost €1–2K (Buying an old house in Spain: All you need to know), but can prevent far costlier surprises and give leverage for price negotiations. Always confirm that the property has no unpermitted additions or outstanding legal issues, as the current owner is liable for any needed legalization or fines (Guide to building and other types of surveys in Spain). By following a stepwise due diligence process – from initial visual checks to hiring qualified surveyors and specialists – and by securing the proper legal documents, you can significantly reduce the risk of hidden structural problems in your Granada home purchase. (Buying property in Spain, is a structural survey recommend - Andalucia.com) (Surveying issues to consider when buying an old property in Spain)

Granada Property Guides

Pre-Purchase Property Inspection Guide for Spain