A snagging inspection is a professional walk-through of a newly built home to record every defect — from a cracked tile to a leaking terrace drain — before you sign the completion deed and hand over the balance of the price. On the Costa Blanca and Costa Cálida, where thousands of off-plan apartments and villas complete each year, this single step is the difference between a smooth handover and months of chasing a developer to fix problems you should have flagged on day one. In short: never complete on a new build until you (or a surveyor acting for you) have inspected the property and the developer has agreed a written snagging list.
The good news is that Spanish law is firmly on the buyer's side. Under the Ley de Ordenación de la Edificación (LOE 38/1999), every developer building on the Costa Blanca, Costa Cálida, Costa del Sol or Costa Almería must provide legally mandated guarantees — 1, 3 and 10 years depending on the type of defect. The catch is that these guarantees are far easier to enforce if the defect is documented from the outset. This guide explains exactly what to check, when, and how to protect yourself in 2026.
"Snagging" (in Spanish, elaborating a lista de repasos or lista de deficiencias) is the process of identifying finishing defects in a new build. It is standard practice in the UK and increasingly expected on Spain's coasts, where a large share of new construction is bought off-plan by international buyers who often cannot visit during the build.
New build stock on the Costa Blanca (Torrevieja, Orihuela Costa, Finestrat, Guardamar) and the Costa Cálida (Mar Menor, San Javier, Águilas) is typically delivered fast and to a competitive price point. Quality is generally good, but volume construction means finishing snags are common: hollow-sounding wall tiles, doors that don't close cleanly, hairline plaster cracks, misaligned kitchen units, poorly sealed shower trays and terrace drainage that pools water. None of these are disasters — but each is far cheaper and quicker to fix while the developer still holds your money.
Snagging sits right at the end of the off-plan journey, between the developer notifying you that the property is finished and the notary completion. The typical sequence on the Costa Blanca and Costa Cálida is:
If you are still weighing your options, our comparison of off-plan vs resale on the Costa Blanca sets out the trade-offs, and the complete guide to the Costa Blanca covers the wider buying picture.
Before, whenever possible. Once you have signed and paid, your leverage drops sharply — you are relying on guarantee claims rather than a developer keen to close the sale. Practically, some developers will only give access to a finished unit very close to the completion date, so book your snagging inspector as soon as you receive the handover notice. If the developer refuses a pre-completion inspection, treat that as a red flag and involve your lawyer immediately. A good Spanish property lawyer can insist on inspection access and can hold back completion until agreed snags are dealt with or a retention is put in place.
A professional snagging surveyor on the Costa Blanca or Costa Cálida typically spends 2–4 hours on an apartment and longer on a villa, testing everything. Here is what a thorough inspection covers.
The LOE sets three legally mandatory guarantee periods, running from the date the works are certified as complete. These apply across the Costa Blanca (Comunidad Valenciana), Costa Cálida (Murcia) and Costa del Sol and Costa Almería (Andalucía) — they are national law, not regional.
| Guarantee period | Covers | Typical examples | Who is liable |
|---|---|---|---|
| 1 year | Finishing and completion defects | Cracked tiles, poor paintwork, faulty fittings, misaligned doors | Builder / contractor |
| 3 years | Habitability defects in installations | Plumbing leaks, damp, faulty electrics, heating/AC installation, ventilation | Builder and architect/technicians |
| 10 years | Structural defects affecting stability | Foundations, load-bearing walls, beams, roof structure | Developer, architect and builder (backed by insurance) |
Most snagging items fall under the 1-year finishing guarantee, which is precisely why a pre-completion inspection matters: you want them logged and fixed inside that window. For the 10-year structural guarantee, the developer must hold a seguro decenal (decennial insurance) — always confirm this exists.
Under Spanish law (originally Ley 57/1968, now within the LOE), every euro you pay a developer during construction must be secured by a bank guarantee (aval bancario) or an insurance policy, held in a separate account. If the developer goes bust or fails to deliver, you can reclaim your money plus interest. Before you pay a single instalment on a Costa Blanca or Costa Cálida off-plan purchase, have your lawyer verify these guarantees are genuinely in place. This is one of the strongest legal protections available to off-plan buyers anywhere in Europe.
On the Costa Blanca and Costa Cálida, independent snagging surveys are widely available and modestly priced compared with the money at stake.
| Service | Guide price | Notes |
|---|---|---|
| Apartment snagging survey | €250–€450 | Depends on size and location |
| Villa snagging survey | €400–€800+ | Larger plots, pools and solariums add time |
| Full structural survey (older/resale) | €500–€1,200 | Usually for resale, not new build |
| Lawyer attendance at handover | Within your ~1% legal fee | Often included in the conveyancing service |
Use an independent surveyor (an arquitecto técnico or specialist snagging company), never the developer's own inspector. Ask for a written, photographed report you can hand to your lawyer. Remember snagging costs are separate from — and small next to — the taxes and fees of buying, which run to roughly 12–15% on top of the price for a new build (10% IVA plus AJD stamp duty of 1.4% in the Comunidad Valenciana and 1.5% in Murcia, plus notary, registry, lawyer and gestoría). Our complete guide to buying taxes in Spain 2026 breaks these down region by region.
Most reputable Costa developers will remedy an agreed snagging list promptly, because they want a clean completion and a happy client. If they drag their feet, your options are, in order of escalation:
This is exactly where independent legal representation earns its fee — see why we always recommend using a real estate lawyer, especially as a non-resident buyer.
The snagging process is the same across all four coasts, but a few local points are worth knowing:
Wondering how the coasts compare more broadly? Our four-coast comparison for 2026 is a useful companion read.
No — it is not a legal requirement, but it is strongly recommended. Spanish law gives you generous guarantees, but a documented snagging list makes them far easier to enforce and gets defects fixed while the developer still wants your signature.
You should not. Without the Licencia de Primera Ocupación the property is not legally certified as habitable and you may struggle to connect utilities or later sell it. Have your lawyer confirm the LPO before completion.
Under the LOE, you have 1 year for finishing defects, 3 years for habitability/installation defects and 10 years for structural defects, each running from the completion of the works. You then have a further period (generally two years from discovery) to bring a claim.
The developer or builder, provided the defects fall within the relevant guarantee period and are properly documented. This is why a written, photographed snagging report is so valuable.
Very common for international buyers. You can appoint an independent snagging surveyor and grant your lawyer power of attorney to represent you at handover and completion. Many Mediter clients complete their entire purchase remotely.
The principles are identical, but villas take longer to inspect and add items such as the pool, garden, boundary walls, solarium and private drainage. Budget for a longer survey accordingly.
A careful snagging inspection is one of the smartest hours you will spend on your new home. At Mediter Real Estate we help international buyers navigate off-plan and new build purchases across the Costa Blanca, Costa Cálida, Costa del Sol and Costa Almería — from choosing a reputable developer to coordinating your snagging survey, lawyer and completion. Explore our regional guides and contact Mediter Real Estate today to find your ideal new build on the Spanish coast with confidence.
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