Do You Need a Survey When Buying Property in Marbella?
PlanMarbella
Surveys are not legally required in Spain, which is why many buyers skip them. Here is why that can be a mistake when buying property in Marbella - and what to get surveyed.
Surveys in Spain - the context
In the UK, getting a survey before buying a property is standard practice - most lenders require one, and buyers understand the value of independent structural assessment. In Spain, surveys are not legally required and lenders do not mandate them. As a result, many buyers skip them entirely, particularly for apartment purchases.
This is often fine. And sometimes it is a very expensive mistake.
When a survey is genuinely worth having
For an older detached villa or townhouse when buying property in Marbella, a structural survey is strongly recommended. Spanish coastal construction from the 1970s and 80s varies significantly in quality. Issues with waterproofing, roof condition, drainage, and damp are not unusual in properties of that era. A survey that costs 500-1,500 euros can identify problems that would cost tens of thousands to fix.
For newer apartments in large developments, the risk profile is lower - modern construction standards are better regulated, and there is usually a 10-year builder's warranty (garantia decenal) for structural defects. Many buyers of new or newer apartments feel comfortable skipping a structural survey, particularly if their lawyer's due diligence reveals no red flags.
What a Spanish survey covers
A typical survey from a Spanish chartered surveyor (arquitecto tecnico or aparejador) covers structural integrity, roof condition, damp and waterproofing, drainage, electrical and plumbing systems, and any visible signs of subsidence or movement. You can also request a valuation survey if you want an independent assessment of market value.
How to find a surveyor in Marbella
Your lawyer can usually recommend an independent surveyor. Make sure the surveyor has professional indemnity insurance and is registered with the relevant professional body. Ask for the report in English if that is your preferred language - most surveyors working with international buyers in the Marbella area can provide bilingual reports.
Using the survey in negotiation
If a survey reveals issues, you have a legitimate basis to renegotiate the price or ask the seller to remedy problems before completion. This is entirely normal. A survey is not just a safety check - it is also a negotiating tool. Some of the most experienced buyers in the Marbella market survey every property precisely because it gives them leverage.
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Check if it's still free - PlanMarbella.comFrequently Asked Questions
Is a survey legally required when buying in Spain?
No. There is no legal requirement for a buyer to commission a survey in Spain. However, for older properties or properties that have been significantly altered, having an independent structural assessment is strongly advisable.
What does a property survey cost in Marbella?
A structural survey typically costs 500-1,500 euros depending on property size and what is included. A valuation report may cost separately. Compare this against the potential cost of undiscovered structural problems, and the math is straightforward.
What is the garantia decenal in Spain?
The garantia decenal is the 10-year structural warranty that builders of new properties in Spain must provide. It covers major structural defects in the building. If you are buying a new or recent property, check whether this warranty is still active and whether it transfers to you as the new owner.