Viewing a property in Spain: what to check before you make an offer

A property viewing is one of the most important steps in the buying process — and in Spain, it carries more weight than in many other countries. Unlike in France or the UK, sellers in Spain are not legally required to provide a comprehensive survey pack or disclose structural defects upfront. That means the viewing is often your first and best opportunity to identify potential problems before committing to anything.

This guide covers what to look for during a viewing, the Spain-specific checks that many buyers overlook, and the questions you should ask before making an offer. If you are planning a dedicated trip to view properties, our guide to property viewing trips in Spain covers how to prepare and make the most of your time. For a full overview of the buying process, the step-by-step guide to buying property in Spain as a foreigner is a useful starting point.

Before you go: what to prepare

Being well prepared before a viewing makes a significant difference to how much useful information you come away with. A few steps to take before you arrive:

• Review the floor plan in advance, if one is available, and note any questions about room sizes or layout
• Check the property's location on a map — proximity to main roads, commercial areas, flight paths, and railway lines can affect noise levels significantly
• Look up the property on the Land Registry (Registro de la Propiedad) or ask your lawyer to do so — this will confirm the legal ownership and flag any charges or debts registered against it
• Visit the area at different times of day before the viewing, if possible — the character of a neighbourhood at 10am can be very different from 10pm

If you have not yet engaged a lawyer, now is the time to do so. Their checks will cover things no viewing can reveal — outstanding debts, planning violations, and ownership disputes among them. For more on what an independent property lawyer in Spain does and what they cost, we cover this in a separate guide.

Legal and administrative checks — Spain-specific

These are the checks that matter most in Spain and that buyers from other countries most commonly overlook. Some can be done during or after the viewing; others require your lawyer's involvement. If you are not yet familiar with the key terms used in the Spanish property market, our guide to essential real estate terms in Spain is a helpful reference.

Ask for the cédula de habitabilidad

The cédula de habitabilidad (habitation certificate) confirms that the property meets the minimum legal requirements to be used as a residential dwelling. Not all regions require it for a resale, but it is mandatory in Catalonia and several other communities. If the property does not have one, it may not be legally habitable — and you may struggle to connect utilities or obtain a mortgage.

Check for illegal extensions or building violations

This is one of the most common issues in the Spanish property market, particularly in rural areas and on the costas. Extensions, conversions, and outbuildings built without planning permission are not always visible from a viewing alone, but you can ask the agent directly whether all built space is registered and licensed. Your lawyer will verify this against the Land Registry and the local planning department (ayuntamiento). Illegal structures are not necessarily a deal-breaker, but they need to be identified before you sign anything.

Confirm the IBI and community fee status

In Spain, unpaid debts on a property — including the annual IBI (Impuesto sobre Bienes Inmuebles, the local property tax) and community fees — can transfer to the new owner on completion. Ask the seller or agent for the most recent IBI receipt and a certificate confirming that community fees are up to date. For a broader overview of the taxes that apply to property owners in Spain, the tax guide for expats in Spain covers this in detail.

Ask about the energy performance certificate

Sellers in Spain are legally required to provide an energy performance certificate (certificado de eficiencia energética). This rates the property's energy efficiency on a scale from A to G. Properties with a low rating will have higher utility costs — worth factoring in alongside the costs of setting up utilities in Spain once you complete.

Structural and physical checks

Spain has no mandatory seller survey pack. A structural survey is not legally required, but for older or extensively renovated properties it is strongly advisable. During the viewing itself, pay close attention to the following:

Orientation and natural light

Orientation cannot be changed after purchase, and in Spain's climate it has a direct impact on comfort and running costs. South and west-facing properties accumulate more heat — relevant for cooling costs in summer. North-facing properties stay cooler but may need more heating in winter. Ask for a floor plan and check which rooms face which direction, and at what time of day you are viewing — a property that feels bright at midday may feel very different in the afternoon.

Damp, moisture, and ventilation

Damp is one of the most common problems in Spanish properties, particularly in older buildings near the coast. Look carefully at wall and ceiling corners, around window frames, and in bathrooms and kitchens for signs of staining, discolouration, or a musty smell. Check that windows close properly and that there is adequate ventilation in bathrooms and the kitchen. Coastal humidity accelerates the deterioration of window seals, door frames, and exterior finishes.

The condition of windows, doors, and insulation

Open and close every window and door during the viewing. Poorly fitting frames are both a noise issue and a thermal issue — they will increase cooling and heating costs significantly. In apartments particularly, listen carefully for noise from neighbouring properties and from the street. If possible, visit on a weekday as well as a weekend to get a realistic sense of ambient noise levels.

Communal areas and the building facade

When buying an apartment or property within a community, you are also buying a share of the communal areas. Inspect the entrance, lift, garage, storage areas, and any communal garden or pool. The condition of the facade is particularly important — deterioration, cracking, or water staining can indicate structural problems or expensive maintenance ahead. Ask when the building was last painted or repaired, and whether any works are planned, as these will be charged to owners through the community fees.

Plumbing, electrics, and appliances

During the viewing, carry out these basic checks:

• Turn on taps to check water pressure and drainage speed
• Test all light switches and ask about any sockets that do not work
• Check which rooms have air-conditioning outlets — in most of Spain this is not optional for comfortable summer living
• Ask about the age and condition of the boiler and hot water system
• Check the condition of kitchen appliances if they are included in the sale
• Look at the fuse box — an outdated electrical installation may need upgrading, which is an additional cost

Questions to ask during the viewing

A viewing is also an opportunity to gather information. For a full list of the most useful questions to put to the agent or seller, our guide to questions to ask your estate agent when viewing a property in Spain goes into detail. As a starting point, these are the most important:

• How long has the property been on the market, and have there been any previous offers?
• Why is the seller selling?
• Are all extensions and modifications fully licensed and registered?
• What are the monthly community fees, and are they up to date?
• When was the last IBI paid, and what is the annual amount?
• Is the property connected to mains water and sewage, or does it rely on a well or septic tank?
• Are any planned works or special levies due through the community of owners?
• What is included in the sale — fixtures, fittings, furniture, appliances?
• Has the property ever been rented out, and does it have a tourist licence?

On that last point: if you are planning to let the property as a holiday rental, you will need a regional tourist licence. The rules vary significantly by autonomous community, and some areas have introduced restrictions on new licences — it is worth asking directly whether the property already has one and whether it is transferable. For buyers with investment intentions, our guide to buy-to-let property in Spain covers the key legal and financial considerations.

After the viewing: next steps

If the viewing goes well and you want to proceed, there are a few important steps before making any financial commitment. Do not sign a reservation agreement or pay any holding deposit without having your lawyer review the terms first — even a small payment creates a commitment under Spanish law.

Your lawyer will then carry out full due diligence on the property — checking the Land Registry, planning records, debt status, and the seller's legal right to sell — before you sign the contrato de arras (pre-sale contract) and pay the main deposit. To make sure you have everything in order, our guide to the 10 documents to ask for before buying a property in Spain is essential reading at this stage, alongside our essential document checklist for buying property in Spain.

If you do not yet have a NIE number (the tax identification number required of all foreign buyers in Spain), apply for it as soon as possible — you will need it before you can complete a purchase. And when you are ready to make an offer, our guide to getting an offer accepted on a property in Spain covers the practical steps involved.