Snagging Inspection for New-Build Homes on the Costa del Sol

This page is for buyers who are about to receive the keys to a new-build home on the Costa del Sol. You will learn what snagging is, why it matters, and how we help you do it well. You will also see how we protect you even when you cannot fly in. Honest and practical, with no scary sales talk.

Quick summary: Snagging means checking a brand-new home for faults before you sign for it. The big myth is that "new means perfect." It does not. We help you check the spots that commonly go wrong, we can attend with you, and we can recommend a paid professional inspector for full peace of mind. The key point is simple. We catch defects before you sign the handover, while you still have leverage to get them fixed.

The numbers that matter:

• 55% of new-build buyers in Spain report defects, according to the consumer body OCU.
• 30% of those defects are still unfixed a year later.
• About 35 defects is what a professional inspector finds on an average property.
• 1-3-10 is Spain's new-build warranty, explained in full below.

What snagging really is

Snagging is the careful check of a new home for faults before completion. A "snag" is any defect, big or small. It could be a cracked tile, a door that will not close, a small leak, or paint that is not quite right. Builders work fast on large developments, so snags are normal, not a sign of a bad builder.

The goal is to list every fault clearly, with photos, and get the developer to agree in writing to fix them, all before you take legal ownership. That timing is everything.

• We can attend the inspection with you, walking each room together at a calm pace.
• If you prefer to inspect yourself, we guide you to the spots that fail most often.
• For complete peace of mind, we can recommend a professional snagging company, which is a paid service.

Bonus tip: Test that everything actually works. Flick every switch, plug something into each socket, run the taps and the shower, and open and close every door and window. Take a photo of each fault as you go, so the developer has a clear list to fix.

Why "new means perfect" is a costly myth

Many buyers assume a new home needs no checking. The brochure looks flawless, so surely the finished flat will be too. Sadly, the data tells a different story. Spain's respected consumer organisation, the OCU, found that 55% of new-build buyers report defects. Worse, 30% of those defects are still unresolved a full year later.

This is not rare bad luck. It is the norm on busy developments. A professional inspector finds about 35 separate defects on a typical property. Most are minor, but some are serious and expensive if missed.

• A finished flat can still have poor paint, gaps in sealant, or doors that stick.
• Some snags are cosmetic. Others affect how you live in the home every day.
• The earlier a fault is found, the cheaper and easier it is to put right.

So the polished show home does not mean your unit is perfect. It means you should check carefully, before you sign.

What usually goes wrong

Let us be realistic about what you actually find on a new-build, because it is rarely dramatic. Most snags are small and easy to fix.

The common ones are:

• Something does not work, like a socket, a light, a tap, or an appliance.
• A small leak, or a shower that is not sealed properly, so water runs out under the glass.
• Paint or a finish that is not quite right.
• Something that is not straight, or sits slightly off.

Now and then there is a bigger problem, but it is rare. When it does happen, a lot depends on the developer: whether they take responsibility and fix it quickly, and how good their after-sales service is. This is one reason we tell you honestly what a developer is like after the sale, where we know.

It is also rare, but worth a quick check, that something you paid for is missing or unfinished, such as the air-conditioning or a storeroom. It almost never happens, but the handover is the moment to confirm everything in your contract is actually there.

Do not sign before you have actually snagged

When you take the keys, you sign to say you have received the home and accept its condition. This is often the acta de entrega (the handover certificate), and you may also be asked to sign a snagging list. The catch is that many buyers do not realise this visit is their snagging moment.

It happens all the time. A buyer turns up to collect the keys, is handed a form, and is told to "just sign here." They had no idea they were meant to inspect the whole home first, so they never brought a professional or even a proper checklist. Once they sign, their leverage drops sharply.

• Know in advance that the handover is when you snag. Treat it as an inspection, not a formality.
• Sign only after every snag is listed and the developer has agreed, in writing, to fix each one.
• Agree a timeframe for the repairs. It varies by developer, so get it in writing.
• Keep your own copy of the snag list, with photos and dates.

Warning: Do not sign anything at handover until you have actually inspected the home and listed the faults. Many buyers sign on the spot without realising that was their one strong moment. Issues can also appear after you move in, which is what the warranty is for, but the faults you can see on the day are far easier to fix before you sign.

Your 1-3-10 warranty, and how long you have to claim

Spanish law gives new-build buyers strong protection. It is called the LOE warranty, and people remember it as "1-3-10." Each number is a different layer of cover, and each starts from the day of handover.

• 1 year covers finishes. This means paint, tiling, sealant, and similar surface work.
• 3 years covers habitability issues. This includes damp, water leaks, and electrical faults.
• 10 years covers structure. This means the foundations, beams, and load-bearing walls.

Two more facts protect you further. You have 2 years from the moment you discover a defect to make your claim. And the 10-year structural cover is insurance-backed. So it pays out even if the developer has gone bust.

A simple example helps. Say damp appears in year two. That falls under the 3-year habitability cover, so you are protected. You then have 2 years from spotting it to bring your claim. Knowing these windows means you never miss your chance to act.

How we act for you even from abroad

Most buyers cannot easily fly to Spain for handover. That should not cost you your leverage. This is where careful planning, and a small legal tool, make all the difference.

A Poder Especial is a limited power of attorney. It lets a named person act for you on one specific task, such as completing your purchase. It usually costs about 50 to 150 euros to set up.

• Your lawyer can complete the purchase on your behalf using this document.
• A trusted representative can attend and approve the handover while you stay home.
• A professional snagging report, with photos, can be reviewed by you remotely before anything is signed.

This is exactly where Spain Developments stays with you. Many agents disappear the day the sale closes. We do the opposite. We help you snag your home, on your behalf, even when you are a thousand miles away.

When you are ready, talk to us about your handover. We will help you check the right places, line up an inspection, and make sure nothing is signed too soon.

Conclusion

A new home is not automatically a perfect home. The OCU found 55% of buyers report defects, and a professional check finds about 35 of them. Your strongest moment is before you sign the acta de entrega. Spain Developments helps you snag carefully, points you to a professional inspector if you want one, and can act for you from abroad. Because we look after you after the sale, your snags get fixed while you still hold the power. Get in touch whenever your handover date is near.