Snagging Your New Build in Marbella: A Buyer's Guide
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Taking possession of a new build property in Marbella without a proper snagging inspection can be an expensive mistake. Here is what snagging involves and how to do it right when buying property in Marbella off-plan.
What is snagging?
Snagging is the process of inspecting a newly completed property in detail to identify defects, incomplete work, and items that do not meet specification before you take formal possession. In Spain, as in other markets, it is normal for new builds to have a list of minor issues on handover. The question is whether you identify them systematically and address them before completion - or discover them gradually afterwards.
Why snagging matters in Spain
New build developers in Spain provide a one-year warranty on finishing defects and a ten-year garantia decenal on structural matters. In principle, defects discovered after completion can be claimed against the warranty. In practice, claiming under warranties after the fact is less straightforward than having the developer address items before you sign off on completion. A proper snagging inspection before you accept the keys is the most powerful position you can be in.
What a snagging inspection covers
A thorough snagging inspection for a Marbella new build checks: walls and ceilings (cracks, uneven plaster, paint finish), flooring (chips, alignment, grout), doors and windows (alignment, seals, hardware), kitchen and bathrooms (tile alignment, plumbing, appliance operation), electrical (all sockets, switches, lighting), plumbing (water pressure, hot water, drainage), air conditioning (all units operational), terraces and external areas (waterproofing, drainage, finishes), and communal areas if applicable.
Using a professional snagger
Professional snagging surveyors operate in the Marbella area and are worth engaging for properties above a certain value. A professional typically identifies significantly more issues than an owner doing their own inspection - and produces a formal report that the developer is obliged to respond to. Costs vary but typically run 300-700 euros depending on property size.
What happens if the developer does not resolve snags?
If a developer refuses to address items identified in snagging before completion, you have leverage - you have not yet signed off the completion and paid the final balance. This is the moment of maximum negotiating power. Your lawyer should be involved if there is any dispute about snag items before you accept the keys.
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Check if it's still free - PlanMarbella.comFrequently Asked Questions
Can I delay completion if snagging items are not resolved?
If there are significant snag items outstanding, your lawyer can advise on the position under the purchase contract. Major defects may justify delaying completion or retaining part of the final payment in escrow until items are resolved. Minor snags might be accepted with a written commitment from the developer to address them post-completion.
What is the new build warranty period in Spain?
Spanish law provides three warranty periods for new construction: 1 year for finishing defects (cracks in plaster, fitting issues), 3 years for habitability defects (leaks, damp, insulation failures), and 10 years for structural defects (garantia decenal). Report warranty issues in writing to preserve your rights.
Do I need a snagging inspection if the developer has done their own check?
Yes. The developer's check identifies items they plan to address. Your snagging inspection identifies everything. These lists are rarely the same. An independent inspection is always in the buyer's interest regardless of what the developer has already checked.