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

Snag a new-build in Spain by inspecting it against a written room-by-room checklist before you sign at the notary — ideally at handover — and logging every defect in a formal snagging list. Under Spanish law the developer must fix them, with warranties running 1, 3 and 10 years from delivery.

Buying a brand-new home should feel like the easy part. The build is finished, the keys are close, and you just want to walk in and enjoy it. But the day you inspect that property is the single best moment you'll ever have to catch problems while someone else is still legally on the hook to fix them.

That's what snagging is for. Do it properly and you protect both your money and your peace of mind.

What does "snagging" actually mean?

Snagging (in Spanish, lista de repasos) is the process of inspecting a finished new-build and listing every defect, fault or unfinished detail before you accept the property. Chipped tiles, doors that don't close, a radiator that never warms up — the small stuff that adds up, plus the occasional big thing.

You compile these into a written snagging list and hand it to the developer. In Spain, the promotor (developer) is primarily responsible for putting defects right, so a clear, dated list is your leverage. The golden rule: snag before you sign. Once you complete at the notary, you still have warranty rights, but resolving issues gets slower.

When should you snag, and who fixes what?

Ideally you snag at handover, before the final payment and before the deed is signed. If the developer won't permit a pre-completion visit, snag on the very day you get the keys and submit your list immediately.

Before any of this, the property should hold its licencia de primera ocupación (first-occupation or habitation certificate). This confirms the build matches its approved plans and is legally fit to live in — and it's usually required to connect mains utilities. Don't complete without evidence it exists.

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

Bring a notepad, your phone camera, a charger to test sockets, a small ball, and painter's tape to flag issues. Photograph everything with the date visible.

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 draughts.

Outside, terrace and pool

• Check terrace tiles, drainage and that water runs away from the building.
• Test exterior lights, sockets and 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/tiling, confirm lighting and the safety cover.
• Check garden taps, irrigation and boundary gates.

Systems (the invisible essentials)

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

How long are you covered? Spanish new-build warranties

Spain's warranty regime comes from the LOE (Ley de Ordenación de la Edificación, Law 38/1999). The clock starts at the developer's delivery date — and separately, you have up to two years from spotting a defect to claim it.

Source: Ley 38/1999 (LOE), as summarised by idealista/news, 10 October 2025.

FAQ

Can I snag before I sign at the notary?

Where the developer allows a pre-completion visit, yes — and it's the strongest position to be in. If not, snag the day you receive the keys and submit your list straight away.

Should I hire a professional snagging company?

It's optional but often worth it, especially for off-plan buyers who can't attend in person.

What if the developer ignores my list?

Your defects are covered by the LOE warranties, so you retain a legal route. Keep everything dated and in writing; a Spanish property lawyer can escalate if repairs stall.

Is my off-plan deposit protected before completion?

It should be. Under Ley 57/1968 (reinforced by the LOE), developers must guarantee off-plan deposits so your money is refundable if the build fails to complete.

Does snagging replace a survey?

No. Snagging checks the finish and function; it isn't a structural survey, though the 10-year structural warranty backs you up separately.

Planning to buy off-plan or a brand-new resort home in the Region of Murcia? Talk to the MedSol team about arranging a proper inspection before you sign — and ask us for the printable version of this checklist. Get in touch.