Snagging a New-Build in Spain: The Room-by-Room Checklist

Snagging is the friendly final walk-through of your new-build home in Spain. At handover you go room by room with a checklist, note any small finishing touches that need attention, and the developer puts them right. Spain's building law backs your home with 1, 3 and 10-year warranties from delivery.

Walking into your finished home for the first time is one of the best days of the whole journey. The build is complete, the keys are close, and you can finally picture the morning coffee on the terrace and the first round on the course.

Snagging is part of that day. It's a normal, expected step on every new-build, in Spain and in the UK, and developers plan for it. With a good checklist in hand it's a relaxed walk-through rather than a chore, and we guide you through each step from reservation to completion and handover, so you'll know exactly when it happens and what comes next.

What does "snagging" mean?

Snagging (in Spanish, lista de repasos) is inspecting a finished new-build and listing any defects, faults or unfinished details before you accept the property. Typically that's small things: a chipped tile, a door that needs adjusting, a bit of sealant to tidy up.

The items go onto a written, dated snagging list that's handed to the developer. In Spain the promotor (developer) is responsible for putting defects right, and a clear list makes it easy for their team to work through everything.

When is the best time to snag?

The ideal time is at handover, before the final payment and before the deed is signed at the notary. Where a pre-completion visit isn't part of the developer's process, the next best moment is the day you receive the keys, with the list submitted straight away.

Before completion, the home will also have its licencia de primera ocupación (first-occupation licence). This confirms the build matches its approved plans and is fit to live in, and it's what utility companies ask for to connect water and electricity. Your lawyer confirms it's in place before you sign.

What should I bring to a snagging visit?

A notepad, your phone camera, a phone charger to test sockets, a small ball and a roll of painter's tape to mark anything worth a second look. Photograph each item with the date visible so the developer's team can find it easily.

The room-by-room snagging checklist (save this)

Kitchen

• Open and close every cupboard and drawer; check soft-close and alignment.
• Run taps hot and cold; look under the sink for leaks.
• Test the extractor, hob, oven and any included appliances.
• Check worktop joins, splashback tiling and silicone sealant.
• Confirm dishwasher and washing-machine connections are capped and dry.

Bathrooms

• Run showers and baths; time how long hot water takes to arrive.
• Fill and drain each basin, bath and shower tray; watch it clear fully.
• Flush every toilet twice; check for rocking or running.
• Inspect grouting, sealant and any signs of damp.
• Test the extractor fan; check towel rails are fixed firmly.

Living areas

• Roll a ball across the floor to spot slopes; tap tiles for hollow "drummy" sounds.
• Test every light switch, dimmer and socket.
• Open and close all windows and doors; check locks, handles and seals.
• Look along walls and ceilings for cracks, uneven paint and filler marks.
• Check skirting boards, door frames and built-in joinery.

Bedrooms

• Test wardrobe doors, rails, shelves and internal lights.
• Check persianas (blinds) raise, lower and lock smoothly.
• Confirm sockets, TV and data points work.
• Look for daylight gaps around window frames and note any draughts.

Outside, terrace and pool

• Check terrace tiles and drainage, and that water runs away from the building.
• Test exterior lights, sockets, the front-door lock and video entry.
• Inspect render, paintwork and expansion joints for cracks.
• Private pool: run the pump and filter, check the liner or tiling, and confirm lighting and the safety cover.
• Check garden taps, irrigation and boundary gates.

Systems (the invisible essentials)

• Air conditioning: run every unit in heating and cooling modes; listen for rattles.
• Water heater: confirm it fires and holds temperature.
• Consumer unit: check it's labelled and test each breaker.
• Locate stopcocks, meters and the mains water shut-off.
• Confirm broadband, TV aerial and any solar connections are properly finished.

How do snags get fixed?

Once the list is with the developer, their after-sales team schedules the work, usually grouping items so trades can do them together. You check each item off as it's completed, and the list is signed off once everything is done.

Anything that shows up after you move in is covered by the warranties below, and it's handled in exactly the same way: note it, date it, photograph it and send it to the developer's after-sales team.

How long is a new-build covered in Spain?

Spain's new-build warranties come from the Ley de Ordenación de la Edificación (LOE, Ley 38/1999). The periods run from the date the home is delivered, and a claim for a defect should be made within two years of it appearing.

Do I need a professional snagging company?

It's optional. Some buyers like a professional inspector's report, particularly off-plan buyers who can't travel for handover. Others are happy walking through with the checklist above. Either way, the process and the result are the same: a clear list and a home finished just as you want it.

FAQ

Can I snag before I sign at the notary?

Where the developer offers a pre-completion visit, yes, and that's the ideal time. Otherwise, snag on the day you receive the keys and submit your list straight away.

How do snags get fixed?

You hand a dated, photographed list to the developer and their after-sales team schedules the repairs. You tick each item off as it's completed until the list is signed off.

Is my off-plan deposit protected before completion?

Yes. Under Ley 20/2015 and disposición adicional primera of the Ley de Ordenación de la Edificación, developers must guarantee payments made before completion with a bank guarantee or insurance, refundable with interest if the home isn't delivered.

Should I hire a professional snagging company?

It's optional but can be useful, especially for off-plan buyers who can't attend handover in person.

Does snagging replace a survey?

No. Snagging checks finish and function rather than structure. Structural elements are covered separately by the LOE's 10-year warranty.

If you'd like to see our finished homes for yourself, I'd love to show you round. Message me on WhatsApp on +44 7424 864 684 or send an enquiry and I'll get straight back to you.

This article is general information, not legal or financial advice. Confirm your own position with a qualified Spanish lawyer or tax adviser before you act.

About the author — Lee Doherty is the founder of MedSol Real Estate. He spent two years researching the region before buying here himself, and now helps UK and international buyers find golf-resort homes across the Region of Murcia.