How to find a good builder for your home in Spain

With numerous construction companies available in Spain, identifying the right one can seem overwhelming. Before starting construction, it's important to ask the right questions when viewing potential properties. Take a look at 12 questions to ask your estate agent when viewing a house for sale in Spain to ensure you're fully informed.

This guide will help you through the process by outlining the essential factors to consider when hiring a builder, from evaluating experience and reputation to understanding construction costs in Spain and verifying insurance.

Why is choosing the right builder in Spain essential?

Choosing the right builder for your project in Spain is critical to ensuring everything runs smoothly from start to finish. Your builder will be responsible for making your home a reality while adhering to Spanish regulations, timelines, and your budget.

They also tend to have strong relationships with local suppliers and subcontractors, which can make the building process smoother and more efficient. Working with a well-regarded builder can give you peace of mind, knowing that the project will be managed professionally, and any challenges that arise will be handled competently.

Their ability to collaborate with specialists in various fields, such as plumbing, electrical work, painting, tiling, and more, ensures that each aspect of your project is handled by an expert. This coordination allows to manage the timeline efficiently, reducing delays, and preventing miscommunications. It also helps to minimize the risk of costly errors or unexpected expenses, as the project is executed with precision from the start.

A reputable builder in Spain will be well-versed in local regulations, building codes, and legal requirements. Their expertise ensures that all the necessary permits are obtained and that the project complies with Spanish laws, which can be particularly complex for foreign buyers. This builder should also have a deep understanding of the local climate and environmental conditions. This means knowing which materials and construction techniques are best suited to the area, ensuring the longevity and durability of your property.

What to look for in a builder in Spain: experience, reputation, and costs

Several factors will help you identify the best builders in Spain for your specific project, including experience, pricing, and reputation.

How to evaluate a builder’s experience in Spain

The builder’s experience is one of the most critical factors when deciding whom to hire in Spain. The country has specific building regulations, climate conditions, and material preferences that an experienced local builder will be familiar with. Whether you are constructing a new home or renovating an existing one, an experienced builder can help avoid costly mistakes and delays.

Key points to evaluate a builder’s experience:

• How long has the builder been working in Spain? Builders with at least five to ten years of experience will have a better understanding of the complexities involved in construction and renovation projects in the country.
• Have they completed similar projects? For example, if you’re constructing a luxury villa, ensure they have previous experience in similar high-end builds. If you’re renovating a traditional Spanish finca, look for builders who have worked on similar properties.
• Can they provide a portfolio of their past projects? Ask for examples of previous work so you can evaluate their expertise firsthand. This will also help you gauge the quality of their work.

How to balance cost and quality when hiring builders in Spain

Cost is a significant factor when finding a builder in Spain, but it’s essential not to base your decision solely on the lowest bid. Spain’s construction costs vary depending on factors such as the project’s size, location, and materials used.

Things to keep in mind when assessing builder costs:

• Always request itemised quotes that break down labour, materials, and other additional expenses. This will help you compare bids from different builders accurately.
• Beware of bids that seem too low. In construction, unusually low quotes can be a red flag, signalling potential hidden costs or the use of inferior materials.
• Conversely, higher quotes don’t necessarily equate to better quality. Take the time to understand what is included in the price, and don’t hesitate to ask questions if something seems unclear.

How to assess a builder’s reputation in Spain

A builder’s reputation is crucial when determining their reliability and professionalism. Researching their track record in Spain can give you invaluable insight into how they operate and handle challenges.

Steps to evaluate a builder’s reputation:

• Ask for recommendations from locals, real estate agents, or expat communities. Word of mouth is incredibly valuable when finding trusted builders in Spain.
• Use online platforms such as Habitissimo and Houzz, where clients review, and rate builders based on their experiences.
• Ask the builder for references from past clients. Reputable builders will be happy to provide you with contact details for previous customers. When speaking with former clients, inquire about the project’s completion time, adherence to budget, quality of work, and how the builder handled any challenges.

Why good communication with your builder matters

Good communication between you and your builder is essential for the project’s success. You’ll want a builder who provides clear and honest updates about the project’s progress, potential issues, and costs. Any reluctance to provide transparent answers or vague responses should be considered a warning sign.

Look for builders who:

• Offer regular updates on the project’s timeline and status.
• Are transparent about potential challenges and how they plan to tackle them.
• Respond promptly and clearly to any questions or concerns you have.

What are the costs of building or renovating a home in Spain?

Before embarking on your construction or renovation project, it’s essential to understand the typical construction costs in Spain. Costs can vary depending on the region, the complexity of the project, and the materials used. Besides the construction costs, it’s important to factor in expenses like taxes. For a full overview, read more about expenses and taxes on the purchase of a property in Spain.

New construction costs in Spain

• Standard builds range between €1,000 and €1,500 per square meter.
• In high-end locations like Marbella, Ibiza, or Mallorca, costs can rise to €3,000 per square meter for luxury builds, especially if premium materials are used.

Renovation costs in Spain

• Renovation expenses typically range from €500 to €1,200 per square meter, depending on the extent of the work.
• Complex projects, such as structural changes or extensive remodelling, will fall on the higher end of the price scale.

Additional costs to consider:

• Architect fees: Typically account for 5-10% of the total project cost.
• Project management fees: Around 5% of the total project value, particularly for larger, more complex builds.
• Building permits: Costs vary by region but generally range between 3-5% of the project’s total value.
• VAT (IVA - Impuesto sobre el Valor Añadido): In Spain, VAT for new builds is 10%, while renovation work is subject to 21%. Be careful: some professionals may offer to invoice you without VAT, but this will not only be a fraud, but will also limit your rights if you want to make claims or exercise your rights.

For specific details on building permits and regional costs, it’s a good idea to visit your local Ayuntamiento (town hall) or consult local construction platforms.

How to select the right builder in Spain: key tips

Finding the right builder can be a straightforward process if you follow these practical steps:

• Get recommendations: Expat forums, such as those on Facebook or specific to your region, can provide valuable insights into reliable builders in Spain.
• Request multiple quotes: Obtain at least three itemised quotes. This will make it easier to compare services and prices side-by-side and ensure you get a competitive rate.
• Verify insurance: It’s crucial to ensure your builder has public liability insurance and worker’s compensation insurance. Always request proof of insurance before signing any contracts to protect yourself from liability in the event of accidents or damages.
• Check for local experience: Ensure the builder has experience working in Spain, including knowledge of local construction methods, climate considerations, and legal requirements.
• Conduct background checks: Verify that the builder is registered with the Spanish Chamber of Commerce and holds a valid business license. You can also ask for their CIF (Certificado de Identificación Fiscal) number to confirm their registration.

What additional factors should you consider when choosing a builder in Spain?

There are several other important considerations to keep in mind when selecting a builder in Spain.

What are the payment terms?

In Spain, it is common for builders to request payment in stages, with the final payment made upon completion of the project. Make sure you agree on clear payment terms before the project begins. Avoid any builder who requests a large upfront payment, as this could be a potential red flag.

Can there be significant variations in the final cost of the work or renovation?

It is common in Spain for the initial budget to be lower than the final cost. This is normal: sometimes unexpected problems appear, especially in renovations of older homes, which may require additional expenses to solve. On other occasions, once the work has begun, you may prefer materials of different quality or appearance. It is normal for the final deviation to be between 5% and 15%. To avoid surprises, demand a detailed breakdown of the costs and the items in which they are increasing.

Why is the quality of materials important?

A well-built home requires not only skilled labour but also high-quality materials. Ask the builder about the suppliers they use and inspect their previous work to ensure it meets your standards. Homes constructed with good-quality materials will be more durable and require less maintenance in the long run.

Do you need local regulations and permits?

Your builder should be familiar with local building codes and environmental regulations. Ensure that they obtain the necessary permits from the Ayuntamiento to avoid fines or delays.

Building or renovating a home in Spain is a significant investment that requires careful planning and the right professionals. By choosing a builder based on their experience, reputation, communication style, and compliance with local regulations, you’ll increase the chances of your project being completed on time, within budget, and to a high standard of quality.

Take the time to gather multiple quotes, verify references, check insurance, and establish clear lines of communication with your builder. With proper preparation and the right builder, your home project in Spain can be a smooth and rewarding experience that brings your vision to life.

If you're ready to begin, consider reading our guide on Starting your renovation project in Spain: Step by step for detailed guidance on how to manage the next phase of your journey.