Security and control when building a new build villa in Spain, everything you should know

Building a villa from scratch has its advantages and is a very exciting process, as you can build the house to your own taste and distribute it as you prefer, always within the town planning regulations of each area. 

However, there are risks and questions that need to be kept under control so that the experience is satisfactory and everything runs smoothly without running any kind of risk.

It is common knowledge, and has even been shown on television, that some clients have experienced problems due to unscrupulous builders with no professional ethics.

The only way to know if a builder is good and solvent is through the years we have been working in the sector, because we have seen, worked and heard people's experiences.

In this guide, we provide you with the steps to follow to avoid future problems.


STEP 1: The choice of builder

It is well known that there are plenty of builders in Spain, but it is important to find a builder with experience and solvency. To do this, it is important to have a real estate expert, because only solid and solvent builders will introduce you to them.


STEP 2: Never be the self-promoter 

To begin with, if you decide to buy a villa project to build, do not let yourself be fooled by the builder, and make sure that the builder is the promoter of the house, and not you, that way, the responsibility if there are defects, will be all for him and not for you. 

Many builders use this tactic to get rid of their responsibilities and pass them on to the end client.


"The only obligation or burden that the client has to bear is to meet the established payments".


STEP 3: The specifications

Once you are more or less clear about the layout and style of the house, the developer will provide you with a specifications report.

It is very important that the specifications describe in detail the construction, materials and finishes of the house.

At this point, it is recommended to use an external architect, contracted by the client (never by the builder or developer), to draw up a report on the building specifications, indicating the deficiencies to be rectified and/or improvements to be taken into account and added to the building specifications.

Take your time, and make sure that everything is specified in the building specifications, because if there are questions or unclear points, it is almost certain to be a problem when it comes to the execution of the work.

Example of specification:

In this case we will talk about the electrical system, for example:

The report must specify all the light points in each room, as well as the sockets, TV and Internet connections.

The make and model of the mechanism, as well as the type of wiring, the fuse box and the number of fuses in the installation.

Also the connection and the contracted power.

For a better understanding, the developer should provide an electrical plan and attach it to the specifications.

And so on for each item in the building specifications, i.e. also for plumbing, interior carpentry, exterior carpentry, kitchen, bathrooms, heating and cooling system and a long list of other items that appear in a building specifications of a villa.

But don't worry, because the more technical points that may be beyond your knowledge will be supervised by the external architect you have hired.

With the technology we have nowadays, we recommend that the building specifications include 3D perspectives of all the facades, as well as the most important parts of the interior of the villa, such as the living room, kitchen, entrance and bathrooms. These 3D perspectives should be as close to reality as possible and form part of the private contract, thus ensuring that the style and finishes both inside and outside correspond to what is shown in the 3D perspectives.

STEP 4: Payment methods

It is still quite common today for builders to use payment methods from 20 years ago, where large sums of money are paid before the work is done. 

Do not accept payment methods that do not include certifications.

Certifications are a document from the architect, which certifies that the work has been carried out according to the project and is now finished.

For a good performance and to have everything under control, a construction site should have at least 10 certifications (and payments) during the construction process.

An example of certifications could be the following:

Certification 1: For clearing the plot.
Certification 2: For structure
Certification 3: For enclosures
Certification 4: For roofs
Certification 5: Tiling
Certification 6: Electricity installation
Certification 7: Heating and cooling system installation
Certification 8: Plumbing installation
Certification 9: Swimming pool and outdoor terraces
Certification 10: Plot enclosure and external walls

What do we achieve with the certifications?

With the certifications we have the certainty that this item has been carried out in accordance with the requirements of the project.

Moreover, in case the builder goes bankrupt, we have only paid for what has been built.

What are works certifications?

Its preparation is the responsibility of the project management and, in order for it to be valid, it must be duly endorsed by the corresponding professional association.

Your external architect should visit the construction process on a regular basis to ensure that the work is being carried out according to the housing project. In other words, the architect will be your technical eye during the entire construction process.


STEP 5: The private contract 

The private contract is another important point to take into account when building a villa in Spain.

You will need to sign a private contract with the builder and for this you will need a lawyer to review the contract and make any necessary amendments, as well as the approval of your external architect with the building specifications, which will be part of the contract.

If you follow the above steps, you will have a good experience and full control over the construction process of your new villa in Spain.

You can see our reviews, where you can read some of the satisfactory experiences of our clients, who are now enjoying their new home in Moraira.

Feel free to get in touch with Vicente Ivars from Brassa Homes for your new build villa research in Spain.

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