Don’t buy blind in Spain. Protect your investment.
We inspect your future home in Spain to uncover hidden defects, prevent nightmare renovations, and give you the ultimate negotation tool before you sign the deposit.
Join the smart home buyers who purchase with certainty
The Spanish real estate traps sellers hide from expats
The Spanish market is full of structural and legal asymmetries. What you see is rarely what you get.
The Myth of the "Nota Simple"
You assume a clean Nota Simple or Notary check guarantees a safe purchase. It doesn’t. The registry only proves legal rights, not physical reality. It won’t tell you if the roof leaks or if the structure suffers from aluminosis.
The "Derrama" roulette & Expired ITE
Buying a flat with an expired ITE (building inspection) can mean inheriting a €15,000+ bill for urgent facade or roof repairs just months after moving in.
Urban uncertainty & The AFO Trap
In coastal areas and rural fincas, illegal extensions are endemic. An AFO certificate doesn’t mean your property is fully legal—it means the town hall tolerates it, but will systematically deny any future licenses to build a pool or a guest house.
Your technical shield for a surprise-free purchase
A Home Inspection isn’t a bureaucratic cost. It is the most lethal financial negotiator in your buying journey.
- Absolute certainty before the “Arras”
In Spain, once you sign the Arras (deposit contract), you lose your 10% if you back out. Know the exact physical condition of the property before committing your savings. - The ultimate negotiation tool
We turn subjective doubts into quantifiable financial liabilities to negotiate the price down. - Prevent the EPBD 2026 “Eco-trap”
By 2026, new EU energy directives will force mandatory, expensive renovations on G-rated and F-rated homes. We assess your home’s thermal obsolescence so you don’t buy a stranded asset.
Forensic technology applied to your future home
We conduct a 360º audit of over 200 critical points.
X-Ray Vision (Thermography)
We detect thermal bridges, heat leaks, and hidden rising damp behind freshly painted walls without breaking anything.
Electrical & Plumbing
Verification of electrical panels (REBT regulations) and piping materials (detecting obsolete lead or fiber cement).
Structural Integrity Assessment
We analyze load-bearing walls, foundations, and test for endemic Spanish construction defects like aluminosis (concrete degradation) that compromise the building’s safety.
Room-by-room inspection
We check over 200 points in every property: doors, flooring, wall finishes, fixtures and joinery.
Spain is different everywhere:
we audit local risks
Coastal Areas & Balearics
Specific detection of saline corrosion, rising damp in ground floors, and AFO urban legality checks for villas.
Madrid & Central Spain
We expose cheap “House Flipping” cover-ups. We detect unapproved structural changes behind brand new drywall and measure Radon gas.
Barcelona & Catalonia
Crucial testing for Aluminosis (cement degradation) in buildings constructed between 1950 and 1970, and strict ITE community checks.
How much is your peace of mind worth?
Would you pay 345€ to avoid a 15,000€ hidden repair bill?
Home Inspection
Standard technical inspection
Audit of +200 checkpoints
Thermography included
Technical report in 48 hours
Repair cost estimate
Home Inspection + Floor Plan
Ideal if you’re planning renovations
Audit of +200 checkpoints
Thermography included
Technical report in 48 hours
Repair cost estimate
Professional floor plan to budget renovation works
Post-report consultation with the technical team
Home Inspection Express
Priority visit & report
Audit of +200 checkpoints
Thermography included
Visit and report in 24h
Repair cost estimate
Post-report consultation with the technical team
The report that pays for itself
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Case: the “freshly painted” money pit
Oliver M.Barcelona (Center)Saved: 25,000€The apartment looked flawless. However, Homter’s inspector used thermal imaging cameras to look behind the freshly painted walls. They found severe rising damp and a leaking roof structure that had just been covered up. We used their forensic technical report to drop our offer by 25,000€ to cover the real repair costs.
- Home inspection in Barcelona center.
- Risk avoided: hidden defects masked by cosmetics.
- Result: successfully renegotiated purchase price.
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Case: the illegal extension trap
Simon R. & Claire H. (UK)MenorcaSaved: 70.000€We were about to pay the deposit for a beautiful villa. Homter’s technical architect did a full property survey and checked the local town hall records. It turned out the swimming pool and the guest annex were completely illegal and not registered in the catastro. The fine and demolition would have been our problem. They saved us from an absolute nightmare.
- Full property survey & Urban legality check.
- Risk avoided: inheriting urban infractions and demolition orders.
- Result: pulled out of the purchase safely before signing arras.
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Case: the charming (but dangerous) old apartment
Emma T. (USA)Madrid (El Viso)Saved: 10.000€I fell in love with a 1920s apartment. Homter’s home inspection revealed that behind the aesthetic renovation, the original lead pipes were still there, and the electrical panel was a fire hazard that didn’t meet modern Spanish regulations. Armed with Homter’s exact repair budget, I forced the seller to reduce the price by 10k€.
- Technical inspection (apartments up to 100m²).
- Risk avoided: dangerous obsolete infrastructure.
- Result: price reduction matching the renovation quote.
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Case: the “snagging list” on a brand new build
John & Marie (Ireland)ValenciaSaved: 30,000€You assume a brand-new off-plan apartment will be perfect. Homter did a snagging list inspection right before they handed over the keys. They found 42 issues!! poor insulation, badly sealed windows, and plumbing leaks… Because Homter documented it professionally, the developer had to fix everything under warranty before we moved in.
- New build snagging inspection.
- Risk avoided: paying out of pocket for builder’s mistakes.
- Result: 100% of defects repaired by the developer at zero cost.
Before you sign the “Arras”, protect yourself
Once you transfer your deposit, the defects are your problem. You have a tight 72h window to shield your investment. We coordinate urgent visits so you don’t lose the property.
15′
Strategy call
100%
Free
Clear your doubts about Home Inspections in Spain
A bank appraisal (Tasación) only protects the bank’s financial risk by determining the market value. It is a superficial 20-minute visual check. A Home Inspection protects you by conducting an exhaustive 2-to-4-hour technical audit of electrical panels, structural integrity, and hidden dampness using thermography.
We move fast. We coordinate the visit within 48 to 72 hours and deliver the report the next day so you don’t lose the deal. The Spanish market moves quickly, but signing the arras without an inspection is a massive financial risk.
You gain absolute negotiation power. You have two options: use the quantified report to force the seller to lower the price or execute the repairs before the closing. If they refuse, you can safely walk away from a bad deal.
It is extremely difficult. In Spain, you only have 6 months to claim “vicios ocultos”, and the burden of proof falls entirely on you. It requires expensive legal battles and expert testimonies to prove the defect existed before the purchase. A preventative inspection avoids the Spanish courts entirely.
Yes. New builds in Spain are not exempt from flaws. We perform a “Snagging List” before you receive the keys, forcing the developer to fix functional and aesthetic defects under warranty.
The Nota Simple issued by the Property Registry only certifies legal ownership and financial debts (mortgages, embargos). It provides absolutely zero information about the physical, structural, or volumetric reality of the building. You need an independent technical inspection to uncover physical defects.
Buying a property with an expired or unfavorable ITE (Building Technical Inspection) means you risk inheriting immediate, high-cost community fees (derramas) for structural or facade repairs. Furthermore, many bank risk departments will deny your mortgage if the building lacks a valid ITE.
No. An AFO (Asimilado a Fuera de Ordenación) is merely an administrative tolerance of a past illegal construction. It strictly prohibits any new extensions, volume modifications, or major building licenses. We audit urban legality to ensure your future renovation plans are actually legal.
We use advanced thermal imaging cameras (thermography) and deep-penetrating hygrometers. This allows our architects to “see” behind freshly painted walls and detect hidden water leaks or capillary rising damp before mold appears.
Yes. The upcoming European Energy Directive (EPBD 2026) will introduce strict renovation passports. If you buy a historically old apartment with an “F” or “G” energy rating, you will be legally mandated to undertake invasive and costly thermal renovations. Our inspection assesses this risk so you can negotiate the price accordingly.
No. Agency-recommended tradespeople often have a severe conflict of interest; their primary goal is to help the agent close the sale. They may provide deliberately low repair estimates (“lowball estimates”) that they are later unwilling to execute. You need an independent auditor.
Stop buying alone. Start with advantage
Don’t gamble with your biggest investment. Get an expert on your side to find, negotiate, and finance your future home