Independent buyer guide
New Build Buyer Guide: Defects, Snagging & Handover in Spain
Buying a new-build property in Marbella or elsewhere on the Costa del Sol is a major investment. Before handover, it helps to understand the condition of the property, what has been completed and how accessible systems operate.
Before handover
Understand what you are accepting
A property being new does not automatically mean that every detail is complete, correctly installed or functioning as expected. A completed home can still contain finish defects, incomplete work, installation problems, functional issues, or visible moisture and drainage concerns.
Doors, windows, air conditioning, plumbing and electrical systems may also merit practical checks where access, utilities and safety allow. An independent inspection gives the buyer a structured way to observe, test and document the property before acceptance.
Terminology
What is new build snagging?
“Snagging” means identifying and recording defects, incomplete work and functional concerns in a newly built property. The term is widely used by British and Irish buyers. Buyers from other countries may describe a similar service as a new build inspection, handover inspection, property inspection, technical inspection or a check for new build defects.
A snagging inspection is intended to identify observable conditions and test accessible elements within an agreed scope. It is not destructive investigation, structural or engineering certification, or legal advice. InspectoProperty provides independent property inspection and snagging services in Marbella and the Costa del Sol.
A clearer record
Why inspect before handover?
Issues can be easier to record while the property is still in the handover process. A structured report creates a clear record, while photographs make the location and nature of each finding easier to communicate.
The report can be raised with the relevant developer, builder or property contact. Where the transaction and handover arrangements allow, identifying issues early may give the buyer an opportunity to request rectification. This does not mean that every issue must legally be resolved before completion.
A later Follow-Up / De-Snagging Inspection can check previously reported findings after rectification is reported complete.
“Before you accept a new property, it helps to know what you are actually accepting.”
Observable conditions
What can go wrong in a new-build property?
Examples an inspection may identify include the items below. The exact scope varies with the property, accessibility, available utilities, operating conditions and agreed service; not every inspection checks every item.
Finishes & tiles
- Poor paintwork or damaged finishes
- Plaster defects
- Tile alignment or grout issues
- Flooring defects
Doors & windows
- Poor alignment
- Sealing or operation problems
- Glazing or frame damage
Plumbing & drainage
- Visible leaks
- Drainage problems
- Poor flow where practical to test
- Accessible connection issues
Electrical
- Sockets, switches and lighting
- Visible installation concerns
- Functional testing where safe
Air conditioning
- Units not operating correctly
- Abnormal airflow or basic functional concerns
- Condensate, drainage or visible installation issues
Bathrooms & kitchens
- Sanitaryware, taps, showers and drainage
- Cabinetry, worktops and appliances
- Visible leaks or incomplete works
Terraces & balconies
- Surface defects and thresholds
- Drainage or standing water
- Balustrades and doors
- Visible water-related issues
Waterproofing & moisture
- Visible water ingress
- Abnormal moisture readings
- Signs of leakage
- Terrace drainage, standing water or visible waterproofing-related evidence
Incomplete works
- Unfinished installations
- Missing fixtures
- Incomplete finishes
- Missing or incomplete accessible elements
Thermal imaging and moisture measurements can provide useful evidence, but they do not prove that a concealed defect exists or establish its underlying cause. Further investigation may be recommended.
Practical consequences
Why small issues can matter
A drainage issue can lead to standing water. A leaking air-conditioning condensate line can cause water damage. Poorly sealed wet areas can contribute to moisture problems. These outcomes are not inevitable, but early observations can help direct attention to what needs checking.
A damaged finish can be easier to document before occupation than after moving in. An incomplete installation can be easier to raise during handover than later. Left unresolved, some conditions can become more difficult to address, may lead to further investigation or can create additional inconvenience if discovered later.
A practical sequence
The handover process
- 01
Inspect
Review accessible areas systematically and note their visible condition.
- 02
Test
Operate accessible components and systems where it is safe and practical.
- 03
Measure
Take relevant readings where they add useful evidence.
- 04
Document
Record the location, condition and supporting photographs.
- 05
Report
Organise findings into a clear record with practical next actions.
- 06
Raise findings
Share the report with the relevant developer, builder or property contact where appropriate.
- 07
Rectification
Allow the relevant party to respond and report the work completed under the applicable arrangements.
- 08
Follow-up
Check previously reported findings again after rectification is reported complete.
Raising findings is a practical communication step, not a statement of a legal requirement or entitlement.
Useful evidence
What a good snagging report should contain
A useful report may include the following information, depending on the finding and the evidence available:
- Finding reference
- Exact location
- Clear description
- Photographic evidence
- Relevant measurements where taken
- Recommended action
- Status
Clear observations. Clear next steps.
Timely communication
Why report speed matters
The sooner the buyer has a clear report, the sooner documented findings can be raised with the relevant party where the transaction and handover arrangements allow.
InspectoProperty delivers detailed inspection reports within 24 hours, providing a practical record for timely communication.
After inspection
What happens after the report?
The inspection report can be shared with the relevant developer, builder or property contact. If rectification is reported complete, a Follow-Up / De-Snagging Inspection can check the previously reported findings again.
An initial inspection identifies and documents findings. A follow-up inspection checks previously reported findings after rectification is reported complete. It is not legal certification of repair quality and does not guarantee that concealed or unrelated defects are absent.
General legal context
New build defect liability in Spain
Finishing or execution
Article 17 refers to certain execution defects affecting finishing or completion elements.
Habitability
Article 17 refers to certain defects in construction elements or installations that affect the habitability requirements set out by the LOE.
Structural
Article 17 refers to certain defects affecting structural elements and compromising mechanical resistance and stability.
These are commonly referenced statutory liability periods under Article 17 of Spain's Ley 38/1999, de Ordenación de la Edificación (LOE). Different defects fall into different legal categories; the nature of the defect, the contractual circumstances and the parties involved all matter.
Article 18 contains separate prescription rules for bringing actions after damage appears. The liability period in which a defect must arise and the time for pursuing a claim are not the same question. Buyers should not assume that every issue qualifies for the same period or remedy.
Official references: BOE consolidated text of Ley 38/1999 and Junta de Andalucía guidance on property purchase documentation.
Legal information disclaimer. This guide provides general information for property buyers and is not legal advice. Specific rights, responsibilities and remedies depend on the property, contract, defect and applicable law. Buyers should obtain appropriate legal or technical advice where required.
Planning the visit
When should you book an inspection?
The ideal timing depends on access, the construction stage, availability of utilities, commissioning of systems, the developer's handover process and the buyer's contractual arrangements. There is no single mandatory inspection date suitable for every purchase.
An inspection is often most useful when carried out close enough to handover for the relevant areas and systems to be accessible and testable, while still leaving practical time to communicate findings. Buyers should confirm access and timing with the relevant property contact.
Responsible scope
What the inspection can and cannot tell you
The inspection can
- Visually inspect accessible areas
- Perform non-invasive checks
- Functionally test where safe and accessible
- Take relevant measurements
- Document findings photographically
- Use appropriate tools where relevant
The inspection cannot guarantee
- Detection of concealed defects
- Identification of every underlying cause
- Structural certification
- Engineering certification
- Legal conclusions
- A defect-free property
Some observations require specialist investigation before their significance or underlying cause can be determined.
Further investigation
When a specialist may be needed
Certain findings may justify assessment by an appropriately qualified structural engineer, architect, HVAC specialist, plumber, electrician, waterproofing specialist or lawyer. The appropriate professional depends on the nature of the observation and the advice required.
InspectoProperty records observable conditions within the agreed inspection scope. It does not replace those specialist services.
Buying from abroad
Why an independent inspection can be useful for international buyers
International buyers may not live locally, may be unfamiliar with Spanish construction terminology, may be unable to attend every stage personally, or may be communicating with a developer or property contact remotely.
In those circumstances, an independent inspection can provide a structured record of the observed condition. Clear locations, descriptions and photographs can support communication without suggesting that foreign buyers have different legal rights or are necessarily disadvantaged.
Independent inspection
How InspectoProperty fits into the process
InspectoProperty provides an independent inspection service in Marbella and the Costa del Sol. Depending on the buyer's stage, relevant services may include a New Build Snagging Inspection, Pre-Purchase Property Inspection, Follow-Up / De-Snagging Inspection, moisture and humidity checks within an agreed inspection, or a Post-Renovation Property Inspection.
If you are approaching handover of a new-build property in Marbella or the Costa del Sol, an independent snagging inspection can help you document observable issues before you accept the property.
Final buyer checklist
Before accepting your new property
- Has the property been visually inspected?
- Have key rooms and finishes been checked?
- Have accessible systems been functionally tested?
- Have visible moisture or drainage concerns been investigated where relevant?
- Have findings been photographed and clearly located?
- Do you have a structured report?
- Have findings been raised with the relevant party?
- Will a follow-up inspection be needed after rectification?