12 Questions to ask your estate agent when viewing a house for sale in Spain

You may prefer to deal directly with the owner, but this can be more time consuming, especially if you live outside Spain. Using an estate agent can simplify the task, but it's crucial they provide all the information that will help you make the best possible decision.

To make your job easier, here are some essential questions to ask when viewing a house for sale in Spain.

1. What is the property’s legal status?

Understanding the legal status of the property is fundamental. Ask your agent:

• Is the property registered with the local land registry? If not, you could be facing a scam. Sometimes, someone might try to sell a property they don't own. The land registry (Registro de la propiedad) keeps detailed records of the property's history and any claims against it.

• Are there any existing debts or encumbrances on the property? In Spain, these types of charges must be settled before the sale, and the buyer cannot be forced to assume them. However, debts like an outstanding mortgage or seizure can slow down the sale process.

• Is the housing affected by any type of public protection? Whether it's protected or free-price housing, there may be sale limitations. The property could be under a protection regime for a certain period, during which it cannot be sold freely on the market.

• Does the property have a valid habitation certificate (Cédula de Habitabilidad)? This document certifies that it meets the mandatory habitability and safety standards determined by local authorities. It's not compulsory in all Autonomous Communities, but it ensures the property is legal for residential use.

Ensuring a clear legal status means you won’t inherit any legal issues. For more detailed guidance, check our article on 10 Documents you should ask for before buying a property in Spain.

Example: You might discover that the property is not registered correctly, which could lead to legal disputes over ownership.

2. What are the costs associated with the property?

Understanding the full financial commitment is essential. The sale price might fit your budget, but other expenses could arise, both one-off and regular. Ask about:

• Property taxes (Impuesto sobre Bienes Inmuebles, IBI). Normally paid annually or in two instalments.

• Community fees (only if the property is part of a community). These depend on factors like the number of residents, community size, and common area types (gardens, gym, etc.).

• Utilities, maintenance costs and outstanding building contributions. The more services the property has associated with it, the more likely it is to require additional expenses on a recurring basis. The "derramas" or contributions are important to assess the value of the property update (remember that, if a "derrama" is being paid, the seller must pay it off in full before the transaction is completed).

These costs can add up and should be factored into your budget. It is essential to consider all ongoing costs, not just the purchase price, to ensure that the property remains affordable in the long term.

Example: Asking about community fees beforehand can prevent surprises like high costs due to upcoming building refurbishments.

3. How old is the property?

Knowing the age of the property can provide insight into its maintenance needs and potential future costs. Ask:

• When was the property built? Depending on the city, the area, and the year of construction, you will discern whether it is a solid property made of good quality materials or not. You will also get a sense of its architectural and structural advantages and limitations.

• Have there been any major renovations or updates? It is important to know not only what renovations have been carried out, but also what may be pending. Structural reforms (windows, plumbing, or electrical installation) are very important, and if they are very old or have not been carried out yet, you may have to face these costs soon.

Older properties might have charm but can come with more maintenance issues, while newer properties might offer more modern amenities and require less immediate upkeep. In any case, ask for a plan of the house to see its real distribution and the situation of columns and load-bearing walls.

Example: A property built in the 1950s may have outdated plumbing and electrical systems needing replacement, while a house built in the 2000s is likely to have more modern installations, reducing immediate repair costs.

4. What is the property’s market history?

Understanding the property's market history can provide insights into its value and future resale potential. Ask:

• How long has the property been on the market? If you have been in this situation for too long, it may be a warning sign that there are problems with it.

• Have there been any previous offers or price reductions? It is not always the case that the owner or your estate agent will want to pass this information on to you. However, if they do, it will be useful for you to know how much room you have to negotiate the price.

• What is the current state of the local real estate market? Comparing the situation of the property with the surroundings and the prices in the area will help you to know if it is an opportunity or if it is overpriced.

Example: A property that has been on the market for 18 months without any offers might indicate issues such as a less desirable location, overpriced listing, or the need for significant repairs, all of which should be thoroughly investigated.

5. What is the condition of the property?

A thorough inspection of the property's condition can save you from future expenses. Ask:

• When was the property last renovated? If the previous owner modified the floor plan to knock down walls or create new rooms, you will be able to assess whether the renovations are useful, whether you will have to reverse them, and even whether you can afford them. Also, recent renovations can be an indication of higher materials and quality, as well as lower costs in the medium term.

• Are there any known structural issues or repairs needed? Many of these interventions are related to regulations, which are updated periodically over time. For example, if the property is in a building with uralite water pipes, it is compulsory to remove it, because it is a hazardous material.

• Are there any humidity concerns? In the case of second-hand housing, this is one of the most common and most complex problems to solve. It is related to indoor air renewal measures and ventilation. Make sure there is no mould, damp-related insects, or lifted paint on the walls. These are usually signs that there is a problem with humidity.

• Is there an energy efficiency certificate (Certificado de Eficiencia Energética)? A very favourable energy efficiency score will be related not only to the windows of the house, but also to the air conditioning and indoor air regeneration systems. Older buildings and single-family properties tend to have low energy efficiency ratings. Also watch out for contaminated soil certifications, which are becoming increasingly important.

Consider hiring an independent surveyor to assess the property’s condition comprehensively. For more details on what to look for during a property visit, see our article on what to look out for when visiting a property for sale in Spain.

Example: Discovering that the property has outdated electrical wiring and a leaking roof during an inspection can save you from unexpected and costly repairs after purchase.

6. What do the community rules of residents provide for?

When buying a property in Spain, whether first or second hand, it is essential that you have access to the community rules. They regulate important aspects of coexistence and the use of common areas and can have a significant impact on quality of life and even your finances. Ask:

• What specific rules do they establish for the use of common areas? It will help you to know what your rights are as an owner, including whether you can have a copy of keys to access courtyards or storage rooms.

• Are there any community rules regarding renovations or renting out the property? In this respect, it is becoming increasingly common for homeowners’ communities to expressly prohibit renting for tourist use, regardless of the regulations of each local council.

• Are pets allowed? It is atypical for there to be limitations in this regard, but there could be rules on where pets can be kept and under what conditions.

• Are there any shared facilities or amenities? In the more modern housing developments, it is common to find services such as event rooms, gymnasiums, and even coworking facilities. Find out what you need to know to use them.

• What are the rules on alterations and modifications to properties? Some communities may prohibit closing off terraces, modifying the façade of the building, or even choosing different colours for items such as awnings or blinds.

Knowing the community rules and the situation of the neighbouring community helps the buyer to avoid unpleasant surprises and to make an informed decision. Community rules directly affect lifestyle and finances and can influence the future revaluation of the property. In addition, the existence of conflicts or overcharges may imply additional costs that were not initially foreseen.

Example: The demand for compliance with schedules for carrying out works or the refusal to place elements on the façade, such as air conditioning machines, can affect your plans for the house.

7. What is included in the sale?

Clarify what is included in the sale to avoid surprises. Ask:

• Are fixtures and fittings included?

• Does the sale include any furniture or appliances? You may be interested in the house with all these elements, but if not, consider that emptying a house full of furniture may represent an unexpected expense.

• Is there a garage or storage space included? This not only enhances the value of the house, but also makes it more functional, especially if space is limited or the area lacks sufficient parking spaces.

Knowing exactly what you're purchasing helps avoid misunderstandings later. It’s also crucial to get this information in writing as part of the sale agreement.

Example: Ensuring furniture is included in the sale can prevent misunderstandings and additional costs for buying new furniture.

8. Is the seller willing to negotiate?

Negotiating the price can lead to significant savings. Ask:

• Is the asking price firm, or is there room for negotiation? In Spain, it is customary to make an offer lower than the initial sale price and, on that basis, try to find a suitable mid-point for both sides.

• Are there any incentives or offers currently available?

It's common for there to be some flexibility in the asking price, especially if the property has been on the market for a while. Understanding the seller's position can help you make a more informed offer.

Example: Understanding the seller's flexibility can help you negotiate a better price, especially if the property has been on the market for a while.

9. Can you speak with the current owners or tenants?

Speaking directly with the current owners or tenants can provide valuable insights. Ask your agent if this is possible and:

• Why are the current owners selling the property? Knowing this can help to understand whether there is urgency to sell and what the negotiating margin is on the price. It can also reveal possible problems with the property or the area. In addition, a seller who moves to another city for work may be willing to accept a lower offer due to the need to sell quickly.

• What is the profile of the seller? Identifying the seller can reveal a lot about the legitimacy of the transaction and avoid future legal problems, delays, or obstacles. It is important to know whether it is a private individual, a company, a bank, a developer, or an inheritance. In the latter case, we may find that several heirs do not agree on the negotiation of the price or the terms of the transaction.

• What has their experience been living in the property?

• Are there any issues they have faced while living there?

Speaking with the current owners can give you a more personal perspective on the property and its history, which can be invaluable in making your decision.

Example: Talking to current owners might reveal problems like noisy neighbours or frequent water pressure issues, giving you a clearer picture of what to expect.

10. What is the neighbourhood like?

Understanding the neighbourhood can influence your decision. Ask:

• What amenities are nearby (schools, hospitals, supermarkets)? If you are planning to travel with your family, this information is essential.

• How safe is the neighbourhood? Ensuring you buy a property in a secure environment can provide peace of mind and a sense of well-being.

• Are there any noise issues or other nuisances? In areas with an abundance of entertainment venues, such as bars and restaurants, this is more likely to occur.

Visiting the neighbourhood at different times of the day can provide a better sense of what living there might be like. This can help you gauge the overall environment and suitability for your lifestyle.

Example: Talking to current residents can reveal positive aspects such as friendly neighbours and a strong sense of community, which can enhance your living experience.

11. Are there any ongoing or planned developments in the area?

The surrounding area can significantly impact your property's value and your quality of life. Ask:

• Are there any planned infrastructure projects nearby? Knowing about future developments in terms of communications, such as roads or train stations, can improve your quality of life and increase the value of your home.

• Is the area prone to seasonal flooding or other environmental concerns? Some neighbourhoods may have been built on former riverbeds or canyons ("ramblas") which, in extreme rainfall situations, can overflow.

Checking with the local town hall (Ayuntamiento) or using online resources like Spain's Ministry of Transport, Mobility, and Urban Agenda can provide up-to-date information on planned developments.

Example: Finding out about a planned construction project nearby can help you avoid purchasing in an area that will soon become noisy and congested.

12. What is the buying process and timeline?

Finally, understanding the buying process in Spain is crucial for a smooth transaction. Ask:

• What is the typical buying process and timeline?

• What are the required documents and legal procedures?

• Are there any additional costs or taxes involved in the transaction?

Having a clear timeline and understanding the process can help you plan better and avoid delays. Your agent should provide a detailed step-by-step guide of what to expect.

Example: Understanding that the typical buying process in Spain takes about 2-3 months, including securing financing, completing legal checks, and paying necessary taxes, can help you plan your move and avoid unexpected delays.

Buying a property in Spain as an international buyer involves many considerations and potential pitfalls. By asking these essential questions, you can ensure you are making a well-informed decision. We recommend working with a reputable estate agent and seeking legal advice to navigate the complexities of the Spanish real estate market.