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New-build inspection

Snagging Inspection in Benahavís

A defect list that's independent of the developer, before you sign the handover certificate (acta de entrega), so you don't discover the problems once they're already your responsibility.

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Defect check on a new-build home before handover

What's included

  • Inspection before the handover certificate, before you sign for receipt of the property
  • Room-by-room defect list, with a photograph of every issue
  • Measurements with specialist equipment: thermal imaging camera, endoscopic camera, moisture meter, electrical tester, gas leak detector, digital level and sound level meter

Is it for you?

  • Off-plan buyers in Benahavís arriving at key handover
  • Investors with several units in the same development
  • Overseas buyers who can't attend every site visit in person
The developer wants you to sign quickly

It's common to feel pressure to sign the handover certificate fast. An independent review, done before you sign, is your only real leverage to demand fixes. Once the certificate is signed, that leverage shrinks considerably.

What we check

What we check at handover

Structure and masonry

Cracks, out-of-plumb walls, damp and shell finishes.

Installations

Electrics, plumbing, air conditioning and hot water.

Finishes and joinery

Floors, tiling, paintwork, windows and doors.

Common and outdoor areas

Pool, gardens, garage and storage rooms included in the development.

How we work

  1. Booking

    You give us the property address and let us know the day and time of the visit, already arranged with the developer, before the handover certificate is signed.

  2. Inspection

    Room-by-room review lasting 1.5 to 3 hours depending on the size of the property: finishes, installations, joinery and common areas where applicable.

  3. Defect report

    Defect list with a full photographic report, delivered within 48-72 hours and ready to hand to the developer.

  4. Review of fixes (optional)

    If you need it, we return to the property to check what's been corrected before you sign the final certificate. Quoted separately.

Legal warranties

Warranty periods for a new-build home

The Spanish Building Act (Ley de Ordenación de la Edificación, LOE) sets three liability periods depending on the type of defect. They run from the developer's acceptance of the building works, which usually comes before your key handover, so it pays to detect and document defects as early as possible.

1 year

Finish defects

Paintwork, tiling, misaligned joinery and other finishing defects.

3 years

Habitability

Damp, thermal or acoustic insulation, and plumbing or electrical installations.

10 years

Structure

Foundations, columns, beams and slabs: damage that compromises the building's strength and stability.

Frequently asked questions

What exactly is snagging, and how is it different from a home inspection?
Snagging is a review of a new-build property before key handover, focused on finish and workmanship defects against the contracted project. A home inspection is for resale property and assesses the overall condition of an already-used property, not the quality of freshly completed construction.
When should I book the snagging inspection?
As soon as the developer gives you an estimated handover date. Ideally, the visit should take place at least a week before you sign the handover certificate, so you have the report in hand and the fixes are raised before you take the property.
How long do I have to claim for defects in Spain?
The LOE sets three periods depending on the type of defect: 1 year for finish defects, 3 years for defects affecting habitability (damp, insulation, installations) and 10 years for structural defects, covered by the ten-year warranty (garantía decenal). They run from the acceptance of the building works, not from your key handover. The sooner defects are detected and documented, the easier it is to have them fixed.
Can't I check the property myself?
You can walk round it and note the obvious issues, but many defects can't be seen with the naked eye. With a thermal imaging camera, electrical tester, sound level meter or plumb gauge we detect hidden damp, thermal bridges or faulty installations. Developers also know how to present a property flawlessly; we know where to look.
Are you independent from the developer?
Yes. We have no ties to the developer, the builder or any other party to the transaction. You are our only client.
Do I need to be present?
No. The developer just needs to give us access on the agreed day; we carry out the inspection and send you the full report.
Do you include an estimate of repair costs?
No. The report documents every defect so the developer can fix it, which is their obligation. If any repair falls to you, the report lets you ask professionals for real quotes.
How much does snagging cost?
It depends on the type and size of the property. We send you a tailored, no-obligation quote before booking the visit. The follow-up review of the fixes, if you need it, is quoted separately.

Do you already have a confirmed handover date?

Write to us as soon as the developer sets your signing date: we need to carry out the review before then.

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