Snagging Inspection for New-Builds in Spain

You are about to take the keys to a brand-new home on the Costa del Sol. Before you sign off and pay the final balance, you need a snagging inspection. This guide explains what it is, what to check, and why it protects your money. It is written for foreign buyers of new-build property.

Quick summary

• A snagging inspection checks a finished new-build before you accept it.
• Check the legal paperwork first, especially the First Occupation Licence.
• List every fault in writing and get it fixed before completion.

What is a snagging inspection?

A snagging inspection is a careful check of a finished new-build before you accept it. You look for defects: cracks, leaks, poor finishes, and systems that do not work. You list every problem (each one is a "snag") and ask the developer to fix them before completion.

The reason is simple. Once you sign off and pay the final balance, it gets much harder to make the developer act. Builders are quick before the sale and slow after it. Snagging is your moment of leverage. Use it.

Why snagging matters in Spain

Modern construction is complex. Even good developers leave small faults. The experts say the final 5% of a build carries most of the hidden risk. That last 5% is exactly what snagging is for.

The Costa del Sol has its own challenges too. Heavy seasonal rain tests roofs and drainage. Flat roofs are common, so waterproofing must be done right. Strong sun and salty coastal air are hard on finishes. A home that looks perfect on a sunny viewing day may hide problems that only show up later.

Skip snagging and you risk months of stress after you move in: chasing a developer who has already been paid, paying for repairs yourself, or living with faults that never get fixed.

The legal paperwork to check first

In Spain, a new-build is not truly finished until the paperwork is complete. A physical build is only half the story. Never sign off without confirming these documents exist.

• Certificado Final de Obra (CFO). The architect and technical architect (aparejador) sign this to certify the works match the licensed project. It starts the warranty and licence process.
• Licencia de Primera Ocupación (LPO). The First Occupation Licence from the town hall (ayuntamiento). Without it, you cannot legally live in the home or connect water and electricity in your name. This is the single most important document.
• Boletines (installation certificates). Official stamped certificates for the electrical, water, gas, and telecoms systems.
• Warranties and manuals. Guarantees for appliances, air conditioning, and pool machinery, plus the Libro del Edificio (the Building Book, which sets out maintenance).

Warning: do not complete without the LPO. Some buyers are pushed to complete before the LPO is granted. Do not. Without the LPO, you may be unable to connect utilities or even live there legally. Your lawyer must confirm it is in place.

The full snagging checklist

Work through the home room by room, in daylight and with the lights on. Bring this list. Take photos of every fault.

Outside the home

• Facade and roof. Look for cracks, uneven rendering, and missing roof tiles. Check gutters and downpipes are fitted and clear of building debris.
• Waterproofing and drainage. Check terraces, the roof, and any basement. With heavy Costa del Sol rains, proper drainage and damp-proofing are essential.
• Pool and garden. Test the pool machinery. Check the pool tiles are intact and the automatic irrigation works.
• Gates and walls. Test automatic gates and intercoms. Check boundary walls match the agreed height and finish.

Mechanical and electrical systems

• Air conditioning and heating. Test the air conditioning on both hot and cold. If there is aerothermal underfloor heating, check each zone reaches temperature and the manifold is labelled.
• Plumbing. Turn on every tap and shower. Flush every toilet. Check the water pressure, look under sinks for leaks, and check hot water reaches the furthest bathroom quickly.
• Electrics and smart home. Test every socket and light switch. If the home has a smart (domotics) system, check it works and ask to be shown how to use it.

Inside the home

• Floors and tiling. Tap tiles lightly. A hollow sound means poor fixing. Check grout lines are clean and even, with no chipped tiles.
• Walls and ceilings. In natural and artificial light, look for uneven plaster, paint drips, and hairline cracks.
• Doors and windows. Open and close every one. Check locks, seals, and that there are no scratches on glass or frames.
• Kitchen and wardrobes. Check built-in units align, soft-close hinges work, and surfaces are undamaged.

Who should do the inspection?

You can do a basic snagging check yourself with this list. But a professional finds far more. They know what Spanish building standards require and where defects hide.

Your options:

• Specialist snagging company or surveyor. They produce a detailed report to hand to the developer. Best for most buyers.
• Project manager. On larger or luxury builds, they manage the handover, the snag list, and the fixes.
• Yourself, with this checklist. Better than nothing, but you may miss technical faults.

Bonus tip: Book the inspection before you sign off, never after. The developer has every reason to fix snags while they still need your final payment. Once you have paid and signed, that leverage is gone.

What happens after the inspection

Snagging is not just making a list. It is getting the faults fixed. Here is the process.

1. Create the snag list. Write down every defect, with photos and locations.
2. Send it to the developer in writing. Keep a dated copy. A written record matters if there is a dispute later.
3. Agree a deadline. Set a clear date for the fixes, before completion.
4. Re-inspect. Check the work is actually done and done well. Do not take their word for it.
5. Then complete. Only sign the deed and pay the final balance once you are satisfied, or once a clear written plan covers any remaining items.

Do not sign off the snagging documents until the home has been checked properly and independently. Once you sign, getting action becomes much harder.

Snagging when you live abroad

Most buyers of Costa del Sol new-builds live in another country. You may not be in Spain at handover. That is fine, as long as you plan for it.

You can send a professional snagging inspector or project manager in your place. Your independent lawyer can confirm the LPO and other paperwork are in order before you complete. If you cannot attend the notary, you sign a Power of Attorney (poder notarial - a legal document that lets your lawyer act for you) so your lawyer signs the deed for you. You do not have to be present to be protected.

This is where the right team makes the difference. At Spain Developments, we help arrange an independent snagging inspection and work with independent Spanish lawyers, never the developer's lawyer, who confirm the licences and paperwork before you pay. As a developer-paid buyer's agent, our role is to make sure the finished home matches what you were promised, even when you are buying from abroad.

Before you sign off: snagging checklist

• First Occupation Licence (LPO) confirmed in place.
• CFO, boletines, warranties, and Libro del Edificio received.
• Full snag list made with photos, inside and out.
• Snag list sent to the developer in writing, with a deadline.
• Fixes re-inspected before you pay the final balance.

The bottom line

A snagging inspection is your last and best chance to get a new-build right before you pay for it. Check the paperwork first, especially the First Occupation Licence. Then check the building, inside and out, and put every fault in writing before completion.

Use a professional, hold the developer to a clear deadline, and only sign off when you are satisfied. If you are buying a new-build on the Costa del Sol, Spain Developments can arrange an independent inspection and an independent lawyer, so the home you receive is the home you paid for.