New-build buying checks
New-build handover on Costa Blanca South: a buyer’s checklist
A room-by-room inspection and a clear written record help turn the excitement of collecting keys into an organised handover.
At a glance
- Inspect the specific home and its allocated extras, rather than relying on the show home.
- Record every issue by room, with photographs and a written follow-up plan.
- Mark an untested installation as untested, rather than assuming it works.
- The construction-liability clock does not necessarily start when you receive your keys.
What should you check before collecting the keys to a new home on Costa Blanca South? Compare the actual property with the agreed specification, test accessible fittings, document unfinished work and establish who will resolve each issue. Arrange the inspection before completion where access allows. A buyer’s visual check, a technical inspection and your solicitor’s legal completion checks serve different purposes.
1. Agree the visit and bring the right documents
Ask the developer for a daylight appointment, enough time to inspect and confirmation of whether water and electricity will be available for demonstrations. Bring the agreed floor plan, specification, approved variations, a phone and a simple checklist. A rushed video tour is a poor substitute for checking the actual rooms.
Spanish consumer-information rules cover plans, materials, installations and occupancy information. Request the relevant documents ahead of the visit and compare them with the contract and retained marketing material. Refer discrepancies to your solicitor; do not assume an unexplained substitution is acceptable. [2]
2. Work through rooms in the same order
Start at the entrance and photograph each room before focusing on details. Look for damaged glazing, cracked tiles, uneven finishes and visible moisture marks. Open accessible windows, internal doors, wardrobes and electric shutters with the developer’s representative. Check catches, seals and whether doors rub against floors.
In kitchens and bathrooms, ask for taps, drainage, toilet flushing, hot water and fitted appliances to be demonstrated where commissioned supplies allow. Ask how the air conditioning, ventilation and any bathroom underfloor heating operate. Record anything that cannot be tested and arrange a later demonstration. A short visit cannot certify waterproofing, insulation or structural performance.
3. Include terraces, parking and shared areas
For an apartment in Torrevieja or Orihuela Costa, check the actual route from the street to the home, including any promised lift, allocated parking and storage. Ask which communal facilities are operational and which remain unfinished; record the position in writing rather than relying on a render.
For a home in San Miguel de Salinas with a terrace or solarium, examine accessible thresholds, visible drainage outlets, guardrails and exterior finishes. The same checks apply in the other locations. A technical professional should assess suspected defects, drainage falls or safety concerns; photographs alone cannot establish compliance.
4. Turn observations into a usable snagging list
Give each item a number, exact location, short description and dated photograph. For example: “Bedroom 2, balcony door: latch does not engage.” Separate damage, missing work and untested items. Send the list through the developer’s stated aftersales channel and retain acknowledgement.
Request a responsible contact, proposed repair dates and a reinspection arrangement. If you will be abroad, agree who may provide access and how completed repairs will be evidenced. Ask your solicitor about unresolved items and any proposed acceptance wording before signing. A snagging list does not itself change payment obligations or create a right to withhold money.
5. Understand the documents and liability periods
Request the building documentation, including access to the Libro del Edificio, instructions and relevant guarantees. Article 7 of Spain’s Building Act (LOE) describes the building record, including the reception record and use and maintenance instructions; article 16 also addresses owners’ documentation and upkeep duties. Keep these alongside your property-specific completion paperwork. [1]
LOE distinguishes one year for the builder’s finishing defects, three for defects affecting habitability and ten for qualifying structural damage affecting stability. Article 17 measures these periods from reception without reservations or their rectification, not automatically your key date. This technical reception is between builder and developer. Claims have separate time limits; seek advice promptly rather than treating ten years as blanket cover. [1]
6. Make the first weeks practical
Record meter readings, count keys and remotes, and save manuals and aftersales contacts. Ask for a demonstration of normal controls and shut-off points. Revisit outstanding items after occupation and keep a dated repair history.
Verdi Estate can help coordinate communication and access around your purchase. An independent architect or architectural technologist can assess technical concerns, while your solicitor advises on contractual consequences. Whether comparing new developments in San Miguel de Salinas, Torrevieja or Orihuela Costa, plan the handover before booking a move.
Questions about new-build handovers
Do all defect periods begin when I collect the keys?
No. LOE article 17 refers to technical reception without reservations or their rectification. Ask for the relevant dates and professional advice on your particular issue; contractual and claim deadlines also matter.
What if the electricity or water is not ready for testing?
Record the affected checks as untested, obtain a written plan for demonstration and ask your solicitor how the outstanding supply arrangements affect completion. Do not record an untested installation as working.
Is a developer’s inspection the same as an independent survey?
No. A developer walk-through helps identify and discuss visible issues. An independently appointed technical professional has a separately agreed inspection scope; neither replaces the solicitor’s legal checks.
Sources and further reading
- BOE — Ley 38/1999 de Ordenación de la Edificación, arts. 6, 7, 16–18 (texto consolidado)
- BOE — Real Decreto 515/1989, información al comprador de vivienda, arts. 3–5 y 9 (texto consolidado)
Sources checked on 26 October 2026. This practical checklist is general information, not a technical certification or individual legal advice. Defects, documents, remedies and deadlines depend on the property and contract.