Snagging in Spain: new-build handovers and the 1-3-10 rule
Snagging is now a normal part of buying a new-build home in Spain — especially for international buyers on the coasts, many of whom buy off plan and arrive for handover with a professional snagger. Spanish builders will know the list as repasos.
When to inspect
Inspect after the developer says the property is finished and, ideally, before you sign the deed and pay the balance. If you live abroad, a snagging company or your lawyer's surveyor can do it for you and send the report. Agree in writing which items the developer will fix, and by when, before you complete.
The 1-3-10 rule
Spain's Building Act (Ley de Ordenación de la Edificación, LOE) sets three periods, counted from the formal acceptance of the works (or from when listed reservations are cleared):
- One year — finishes. Defects in the finishing or workmanship, the builder's responsibility. Most snags fall here.
- Three years — habitability. Defects in elements and installations that affect how the home can be lived in, such as damp or failed services.
- Ten years — structure. Serious defects in foundations, columns, slabs and load-bearing walls. The developer must have ten-year insurance (seguro decenal).
The defect has to appear within the period; once it does, there is a further time limit to claim. The one-year window for finishes is short, so inspect again before the first anniversary.
Common snags in Spanish new builds
- Terrace waterproofing and drainage falls.
- Aluminium windows and sliding doors that do not seal or run smoothly.
- Porcelain floor tiles hollow or lipped.
- Air-conditioning drains and condensate leaks.
- Unfinished communal areas — pools, gardens, lifts and garages.
This is a general guide, not legal advice. Periods and rules change, and your own contract can add to them — check it, and take professional advice before relying on a deadline.