What to Inspect Before You Buy Property on the Costa del Sol

A property listing shows you the property as its seller wants it seen: staged, photographed at the right angle, described in language written to sell. None of that tells you whether the roof leaks, whether the electrics were done to code, or whether the terrace waterproofing is failing under the tiles you can't see.

That's what a pre-purchase inspection is for — an independent architect or engineer who works for you, not the seller, going through the property with no incentive except finding the truth before you're committed to it.

Structure

Coastal Andalusian properties face a specific set of structural risks that inland properties don't: salt air accelerates corrosion in reinforcement bars, terraces and flat roofs take direct sun and rain year-round, and many older resale properties were built to standards that have since tightened considerably.

• Visible cracking — and whether it's cosmetic (paint/plaster) or structural (through the wall)
• Damp and water ingress, particularly around terraces, roof terraces, and basement or semi-basement levels
• Condition of the roof and any flat-roof waterproofing membrane
• Signs of previous subsidence or foundation movement
• Balcony and terrace railings — corrosion in coastal properties is common and a real safety issue

Installations

Electrics and plumbing are the two systems most likely to be quietly out of date in a resale property, and the two most expensive to redo after you've moved in.

• Electrical panel age, capacity, and whether it meets current code (particularly relevant if you're adding AC, EV charging, or a pool)
• Visible wiring condition in accessible areas (under sinks, in utility rooms, around the fuse box)
• Water pressure, visible pipework condition, and any signs of past leaks or repairs
• Air conditioning units — age, service history, and whether they're sized correctly for the space
• For properties with a pool: pump, filtration system, and lining condition

New-build snagging vs resale inspection

These are different exercises. A new-build inspection ("snagging") is about catching finishing defects and confirming the property matches what was specified — tiling, paintwork, fittings, doors that close properly, seals around windows. A resale inspection is broader: you're assessing decades of wear, past repairs, and how the building has aged, not just how it was finished.

If you're buying off-plan or pre-completion, a snagging inspection just before handover is standard practice in most of Northern Europe and increasingly expected on the Costa del Sol too — but it's still something you have to arrange yourself; it isn't automatic.

Paperwork worth cross-checking

An inspection isn't purely physical. A thorough visit also cross-references what's actually built against what's legally registered — because a mismatch between the two can be a far more expensive problem than a damp wall.

• Whether extensions, pools, or outbuildings are legally registered (Spain has seen enforcement crackdowns on unregistered additions in some municipalities)
• Habitation certificate (cédula de habitabilidad) status, where applicable
• Any discrepancy between the registered built area and what's actually on site

When to bring in an independent inspector

Not every purchase needs a full architect-led inspection — a modern apartment in a well-maintained community with full documentation is a lower-risk buy than a 1980s villa that's changed hands twice with no paper trail. As a rule of thumb, the case for an independent inspection gets stronger the older the property, the more it's been extended or modified, and the higher the price you're about to commit to.

Cyrus Varzi

Founder, Flow Marbella · MBA, IESE Business School

Cyrus has lived in Marbella since 2019 and works in real estate across the Costa del Sol, helping buyers see the real condition of a property before they make an offer.