Before the viewing

Ask the estate agent to send you as much information as possible before you arrive. Request:

• The full property address
• The asking price
• The cadastral reference
• The approximate floor area
• The plot size, where applicable
• The year of construction
• The energy-efficiency certificate
• The estate-agent listing
• A floor plan
• Details of community fees
• Details of any known renovations
• Confirmation of what is included in the sale

Spain's cadastral reference — known as the referencia catastral — is the official identifier assigned to a property by the Cadastre. It can be used to locate the property within official cadastral records and mapping.

Bring a notebook or use your phone to record answers, but ask permission before taking photographs, videos, or audio recordings.

Questions about the property's general condition

Begin by asking about the overall age and condition of the building. Useful questions include:

• When was the property built?
• How long has the current owner owned it?
• Why is the property being sold?
• How long has it been on the market?
• Has the asking price been reduced?
• Has the property been empty for any length of time?
• Are there any known structural problems?
• Have there been any problems with damp, leaks, cracks, or subsidence?
• Has the roof ever been repaired or replaced?
• Are there any current insurance claims involving the property?
• Have any professional surveys or technical inspections been completed?

Look carefully for:

• Cracks in walls and ceilings
• Water staining
• Mould
• Bubbling paint
• Uneven floors
• Damaged tiles
• Rust or corrosion
• Signs of woodworm
• Doors or windows that do not close properly
• Recently painted areas that could be hiding damage

The estate agent or seller may provide useful information, but their comments should not replace an independent inspection by a suitably qualified surveyor, architect, or technical professional.

Questions about damp and water damage

Damp can be an important concern in both older and newer Spanish properties. Ask:

• Has the property ever experienced flooding?
• Are there any recurring roof leaks?
• Has damp-proofing work been carried out?
• Is there damp in the basement, ground floor, or storage areas?
• Have any pipes burst?
• Have neighbouring properties experienced water problems?
• When was the plumbing last inspected?
• Where is the main water shut-off valve?

Be particularly observant in:

• Basements
• Bathrooms
• Kitchens
• Rooms adjoining terraces
• Rooms beneath flat roofs
• Properties built into hillsides
• Rural properties
• Homes that have been left unoccupied

A musty smell, fresh paint in one isolated area, or furniture positioned directly against damaged walls may justify further investigation.

Questions about electricity, plumbing, and utilities

Do not assume that all systems are modern, compliant, or capable of supporting your intended use. Ask:

• When was the electrical installation last updated?
• What is the contracted electrical capacity?
• Does the power trip when several appliances are used?
• Is the property connected to mains water?
• Is the water pressure reliable?
• Is the hot water supplied by electricity, gas, solar energy, or another system?
• Is there mains drainage or a septic tank?
• If there is a septic tank, where is it and when was it last emptied?
• Is the property connected to mains gas?
• Are there current electricity and water contracts?
• Are there any unpaid utility bills?
• Is fibre-optic internet available?
• Is mobile reception reliable inside the property?

For rural properties, also ask about:

• Wells
• Water-storage tanks
• Irrigation rights
• Pumps
• Solar installations
• Generators
• Septic systems
• Access to utility infrastructure

Do not rely solely on verbal assurances about wells, water rights, electrical installations, or septic systems. Ask your lawyer or relevant technical professional to verify important matters before purchase.

Questions about heating and cooling

Many properties in Spain have different heating and cooling arrangements from those commonly found in northern Europe. Ask:

• Is there central heating?
• Which rooms are heated?
• Is the heating powered by electricity, gas, oil, pellets, or another source?
• Is there air conditioning?
• Are the air-conditioning units fixed or portable?
• How old are the units?
• When were they last serviced?
• Are the windows double glazed?
• Are there shutters, blinds, or awnings?
• How warm does the property become during summer?
• How cold does it become during winter?
• Which direction does the property face?
• How much direct sunlight does it receive?

In inland locations such as Córdoba, buyers should consider both summer cooling and winter heating rather than assuming that heating will not be necessary.

Questions about renovations and alterations

Never assume that an extension, terrace enclosure, converted garage, swimming pool, or outbuilding has the required permissions. Ask:

• What changes have been made to the property?
• When were they completed?
• Who completed the work?
• Were planning permissions or licences obtained?
• Are there invoices, plans, or completion certificates?
• Are all extensions included in the registered description?
• Are all buildings shown in the cadastral records?
• Has the property's recorded floor area been updated?
• Has any part of the property been converted from agricultural, storage, or commercial use?
• Are there any outstanding planning issues?

Common alterations worth checking include:

• Additional bedrooms
• Enclosed terraces
• Converted garages
• Roof terraces
• Swimming pools
• Pergolas
• Guest accommodation
• Agricultural buildings
• Storage rooms
• Boundary walls
• Conservatories
• Basement conversions

The Cadastre provides physical and mapping information about properties, while the Land Registry records legal ownership and registered rights. These records serve different purposes, so apparent discrepancies should be investigated by an independent lawyer or qualified professional.

Questions about ownership and registered charges

During the viewing, you can ask:

• Who is the registered owner?
• Are there several owners?
• Does everyone required to sell agree with the sale?
• Is there an outstanding mortgage?
• Are there any liens, embargoes, rights of way, or other registered charges?
• Are any tenants currently living in the property?
• Does anyone else have a right to occupy or use it?
• Is the property part of an inheritance or divorce?
• Is the seller acting through a power of attorney?
• Is a recent nota simple available?

A nota simple is an informational extract from the Spanish Land Registry. It can provide details about registered ownership, the property description, and registered charges or limitations. It can be requested through the Property Registry, including online, and may also be requested in English.

The estate agent may provide a copy, but your independent lawyer should obtain and review current registry information before you sign a reservation or deposit agreement.

Questions about boundaries, access, and land

These questions are particularly important for rural homes, fincas, and properties with large plots. Ask:

• Where are the exact boundaries?
• Are the boundaries marked physically?
• Does the fenced area match the land being sold?
• Is there direct access from a public road?
• Is any access shared with neighbours?
• Is the access road public or private?
• Who maintains the road?
• Are there registered rights of way?
• Do neighbours cross the land?
• Does the property rely on access across another person's land?
• Are any parts of the plot cultivated or used by somebody else?
• Are there any disputes about boundaries?
• Are there streams, drainage channels, or protected areas on the land?

Do not rely only on fences, walls, trees, or informal explanations as evidence of legal boundaries.

The cadastral reference can help identify a parcel on official cadastral mapping, but boundaries and ownership rights should still be checked professionally where they are material to the purchase.

Questions about community fees

For an apartment, townhouse, or property within an urbanisation, ask:

• Is there a community of owners?
• What are the monthly or annual community fees?
• What do the fees cover?
• Are payments up to date?
• Are there any outstanding debts attached to the property?
• Are any extraordinary community charges expected?
• Have any major works been approved?
• Are there planned repairs to roofs, façades, lifts, pools, or communal areas?
• Can you see recent community meeting minutes?
• Are there restrictions on renovations?
• Are pets allowed?
• Are holiday rentals permitted?
• Are there rules governing terraces, façades, parking, or noise?
• Is there a reserve fund?
• Who manages the community?

Ask to review recent minutes rather than relying solely on a summary from the seller or agent. Minutes may reveal proposed works, disputes, unpaid contributions, or recurring maintenance problems.

Your lawyer should confirm whether the seller is up to date with community payments before completion.

Questions about local taxes and running costs

Ask the seller or agent for evidence of typical annual costs. These may include:

• Property tax, known as IBI
• Community fees
• Rubbish-collection charges
• Electricity
• Water
• Gas
• Internet
• Home insurance
• Pool maintenance
• Garden maintenance
• Alarm services
• Septic-tank maintenance
• Private-road contributions

Useful questions include:

• What was the most recent IBI bill?
• Are all local taxes paid?
• What are the average electricity costs in summer and winter?
• What are the usual water charges?
• What does it cost to maintain the garden or pool?
• Are there any shared maintenance costs?
• Are any municipal charges expected to increase?

Ask to see recent bills where possible.

Questions about the energy-efficiency certificate

Ask:

• Is there a valid energy-efficiency certificate?
• What is the property's energy rating?
• When was the certificate issued?
• Are any recommended improvements listed?
• Has the property been improved since the certificate was prepared?
• Can you receive a copy before making an offer?

Also ask about:

• Insulation
• Window glazing
• Solar panels
• Hot-water systems
• Heating efficiency
• Air-conditioning efficiency
• Roof insulation

The certificate is useful, but it should not be treated as a complete building survey.

Questions about furniture and included items

Do not assume that everything visible during the viewing is included. Ask:

• Is the property being sold furnished?
• Which items are specifically included?
• Which appliances are included?
• Are light fittings included?
• Are curtains and blinds included?
• Is garden furniture included?
• Are tools or maintenance equipment included?
• Are water tanks, pumps, solar equipment, and generators included?
• Will any items be removed before completion?
• Will the property be cleared of unwanted belongings?
• Will an inventory form part of the contract?

Ask for the agreed contents to be listed in writing. Photographs may also help document included items, provided the seller or agent permits them.

Questions about the swimming pool

Where a property has a pool, ask:

• Is the pool registered?
• Was it built with the required permission?
• When was it constructed?
• Has it ever leaked?
• When was it last resurfaced?
• How old are the pump and filtration system?
• What does annual maintenance cost?
• Is there a pool cover?
• Is the pool filled using mains water, a well, or another source?
• Is it private or communal?
• Are there safety requirements?
• Who currently maintains it?

Check for:

• Cracks
• Missing tiles
• Staining
• Damaged surrounds
• Noisy pumps
• Poor water clarity
• Leaking equipment

A pool inspection may be advisable if its condition or legality is important to your purchase decision.

Questions about the roof, terrace, and exterior

Ask:

• When was the roof last inspected?
• Has it ever leaked?
• Who is responsible for roof repairs?
• Is the roof private or communal?
• Has the terrace been waterproofed?
• Are there drainage problems?
• Are any exterior walls retaining walls?
• Are cracks monitored?
• Who owns and maintains boundary walls?
• Has the façade been repaired recently?
• Are gutters and downpipes in working order?

For apartments, clarify whether terraces, patios, roof spaces, and storage areas are privately owned, communal, or assigned for exclusive use.

Questions about parking and storage

Ask:

• Is a parking space included?
• Is it separately registered?
• Is the space allocated or communal?
• Is there secure access?
• Can a larger vehicle fit comfortably?
• Is street parking normally available?
• Is there an electric-vehicle charging point?
• Can one be installed?
• Is a storage room included?
• Is it registered with the property?
• Is it dry and secure?

Visit at a busy time if parking availability is important.

Questions about neighbours and the local area

The property itself is only part of the decision. Ask:

• Who lives nearby?
• Are neighbouring properties occupied permanently or seasonally?
• Are there holiday rentals nearby?
• Is the area noisy during summer?
• Are there dogs, livestock, workshops, bars, schools, or event venues nearby?
• Is there planned construction?
• Is the area affected by traffic?
• Are there seasonal smells from agriculture or industry?
• How far away are shops, healthcare, schools, and public transport?
• Is the road safe and accessible at night?
• Are there flooding or drainage problems during heavy rain?
• How reliable are local services?

Try to visit the area:

• During the day
• In the evening
• On a weekday
• At the weekend
• During busy or hot periods, where practical

Speak with neighbours where appropriate. Their perspective may differ significantly from the sales presentation.

Questions for rural properties

Rural property purchases may involve additional practical and legal complexities. Ask:

• What is the property's authorised use?
• Is the house legally recognised as residential?
• Are all buildings registered?
• Is the property connected to mains electricity?
• Is the electricity supply legal and adequate?
• Where does the water come from?
• Is the well registered or authorised?
• Are there water rights?
• Is the water suitable for drinking?
• Is there a septic tank?
• Is vehicle access legally protected?
• Who maintains the access road?
• Are there agricultural leases or grazing rights?
• Are there protected trees or environmental restrictions?
• Is the land affected by hunting rights?
• Are there irrigation-community charges?
• Is the property in a flood-risk area?
• Can the buildings legally be extended or renovated?
• Can the property be used for tourism or holiday accommodation?

Rural properties should receive careful legal and technical due diligence. Statements made during a viewing should be verified independently before any commitment is made.

Questions about renovation potential

When buying a property to renovate, ask:

• What work is permitted?
• Are there planning restrictions?
• Is the building protected?
• Can internal walls be removed?
• Can windows or doors be changed?
• Can the roof be altered?
• Can a pool be added?
• Can outbuildings be converted?
• Are architects or technical plans required?
• Are municipal licences required?
• Are there restrictions imposed by the community of owners?
• Is there space for builders to access the property?
• Where can building materials be stored?
• Are there reliable local contractors?
• Are there known structural issues?

Do not base a purchase decision on an informal statement that planning permission “should be easy.” Obtain advice from the relevant local authority and qualified professionals.

Questions about the sale process

Before leaving, ask:

• Has the seller received other offers?
• Is the seller open to negotiation?
• What timescale does the seller want?
• Is the property currently occupied?
• When could vacant possession be provided?
• Is a reservation payment expected?
• Would a deposit be refundable?
• What documents will be provided before any payment?
• Is the estate agent representing the seller?
• Who holds any reservation money?
• What happens if legal or technical problems are discovered?
• Will the property be removed from the market?
• Are any agency fees payable by the buyer?

Never feel pressured to make an immediate payment during a viewing. Before signing or paying anything, have an independent Spanish property lawyer review the proposed document and explain the consequences.

Questions to ask yourself

After the viewing, consider:

• Did I receive clear answers?
• Were any questions avoided?
• Did the physical property match the listing?
• Did the apparent boundaries match what was described?
• Were there unexplained alterations?
• Did I notice damp, cracks, odours, or unusual noises?
• Will the property work in both summer and winter?
• Can I afford the likely maintenance and improvement costs?
• Am I relying on assumptions that need professional verification?
• Would I still want the property if repairs cost more than expected?
• Am I feeling rushed?
• Do I need to see it again?

A second viewing is often worthwhile, particularly if you are seriously considering making an offer.

What to bring to the viewing

Consider bringing:

• Your prepared question list
• A notebook
• Your phone and charger
• A tape measure
• A small torch
• Comfortable shoes
• A bottle of water
• A copy of the listing
• A floor plan
• Details of your intended use
• An interpreter, where needed

Do not carry out invasive inspections or operate equipment without permission.

Red flags that deserve further investigation

Pause and seek professional advice when you encounter:

• Pressure to pay immediately
• Reluctance to provide documents
• Unclear ownership
• Large differences between the listing and the property
• Unregistered buildings or extensions
• Unexplained cracks or damp
• Unclear boundaries
• Access across somebody else's land
• Informal water or electricity arrangements
• Occupants whose status is unclear
• Large community debts
• Planned extraordinary community charges
• Claims that licences or permissions are unnecessary
• Verbal promises that cannot be confirmed in writing

A red flag does not automatically mean that you should abandon the property, but it does mean that further investigation is needed.

How an interpreter can help during a viewing

A property interpreter can help you:

• Ask prepared and spontaneous questions
• Understand the estate agent's answers
• Follow conversations that move quickly
• Clarify unfamiliar vocabulary
• Communicate concerns clearly
• Reduce misunderstandings
• Keep track of practical follow-up points

An interpreter does not replace:

• A property lawyer
• A surveyor
• An architect
• An engineer
• A tax adviser
• A mortgage adviser
• A planning professional

Each professional has a different role.

Property Bridge Translation provides Spanish–English interpretation and communication support during property viewings and related appointments. It does not provide legal, financial, surveying, architectural, engineering, or technical advice.

Final advice

A successful viewing should leave you with more than a positive impression. You should understand:

• What you are buying
• What is included
• What condition it is in
• What it may cost to maintain
• Which matters still need to be verified
• Which professionals you need to consult
• What the next step would involve

Prepare your questions before arriving, take your time, and do not be afraid to request documents or arrange a second visit.

When the conversation is taking place in Spanish, having independent language support can help ensure that your questions are asked clearly and that the answers are properly understood.