Build quality on the Costa Blanca: what to look out for

The Costa Blanca, one of Spain's most popular regions, has a long history as a holiday destination and as a place to live for people from all over Europe. That shows in the sheer variety of homes here – from traditional fincas and charming village houses to modern villas and apartment blocks. Back in Utrecht we always work with QKeur. Rob there even helped us write blogs about the most common structural defects found in the different building periods. But what can you expect from the build quality of houses in this region? And what exactly should you be looking out for when you buy?

Contents

• A bit of history
• How are these houses put together?
• Heating: options and challenges
• Why are there so few solar panels?
• Types of foundation and what to watch for
• Septic tanks: what you need to know
• Differences between houses, apartments and fincas
• Electricity, water and gas supply
• Structural defects by building period
• Practical tips from the neighbourhood
• The main differences between the Netherlands and Spain
• So, a new build then?

A bit of history

Housebuilding on the Costa Blanca really took off in the 1960s and 1970s. That was the moment the region became internationally known as a sun-drenched paradise. Many houses were built back then for foreign tourists looking for a second home, mainly from the United Kingdom, Germany and the Netherlands. We love going to Madrid. Plenty of people from Madrid have a second home here on the coast. If you mention in the taxi that you have a house on the Costa Blanca near Xabia they get really enthusiastic. Oh lovely, that is where I always go on holiday.

These homes were often fairly simple in design. Insulation was not a priority at the time because of the mild climate, and foundations were sometimes not designed with the long term in mind either, certainly for houses in hilly areas. Modern building techniques have improved on that over the past few decades, but older houses can still show defects that come straight from the original building practices.

How are these houses put together?

Houses on the Costa Blanca are typically built with materials and techniques suited to the warm Mediterranean climate. An average home consists of:

1. Foundations: depending on the location, a strip foundation, pile foundation or concrete slab is used. Foundations are often shallower than in northern countries, which can cause problems in hilly areas.
2. Load-bearing structure: most houses have a concrete frame, filled in with brickwork or hollow concrete blocks. It is a durable and relatively cheap method that stands up well to the climate.
3. Walls: external walls are often built from a double skin of brick or concrete block with an insulating layer in between. In older houses that insulation is usually missing, which can lead to damp and temperature problems. The walls are very thick to keep the heat out.
4. Roof structure: many houses have pitched roofs with terracotta tiles, though flat roofs are common too. Flat roofs need a good waterproofing layer to prevent leaks.
5. Floors: most homes have ceramic tiled floors, which are practical and cool in summer. Newer homes sometimes have floor insulation to limit heat loss in winter.
6. Windows and doors: modern homes usually have double glazing and aluminium frames. Older houses often have single glazing and wooden frames, which is less energy efficient. They do usually have shutters in front of them, so you can keep the sun out.
7. Finishes: internal walls are generally finished with plaster and paint. External walls are often whitewashed or given a decorative render to reflect the heat.

Heating: options and challenges

Houses on the Costa Blanca were originally designed for summer temperatures. More and more people are now moving here permanently. The Dutch in particular are used to well-insulated, solidly built houses. We are used to underfloor heating and radiators running off a central heating boiler. Here in Spain things are often rather different. A few common options:

1. Electric heating: ideal for smaller rooms, but it can get expensive with heavy use. What you get is radiant heat, and you need several units.
2. Air conditioning with a heat pump: many modern homes have reversible units that both cool and heat. Be aware, though. This mainly heats the air rather than the house itself, and the air ends up rather dry.
3. Underfloor heating: increasingly popular, especially in new builds and renovated villas. Electric underfloor heating is easy to install, while wet systems are more sustainable. Because you often have no gas connection here, as you would in the Netherlands, these systems are more complicated.
4. Pellet or wood-burning stoves: an atmospheric choice for rustic fincas or villas.
5. Solar energy: with so many hours of sunshine, fitting solar panels is a sustainable and efficient option, often combined with electric heating.

Why are there so few solar panels?

Despite the sunny climate, solar panels are still not widespread on the Costa Blanca. That comes down to the high upfront costs, bureaucratic hurdles and a lack of subsidies in the past. Fortunately that has changed, and solar installations are becoming more accessible and more profitable.

Watch out: gas tanks are the norm in Spain. Make sure you sort out a contract with the gas supplier when you buy a property, or that you have enough gas bottles in. A missed connection can lead to awkward surprises, like cold showers or having to eat out because you cannot cook. Did this happen to us straight after our own purchase? It certainly did. Our hot water comes from the electric boiler, but we cook on a gas bottle.

Types of foundation and what to watch for

The choice of foundation often depends on the location and the type of property:

1. Strip foundations: common in older homes on flat ground. This type can cause problems where there is subsidence or a landslip.
2. Pile foundations: used in hilly areas or on loose ground, such as in Benitachell. These are often more durable but need regular inspection.
3. Concrete slabs: widely used in modern homes and apartments. They give you stability, but they need good drainage to prevent damp problems.
4. Gravel bed: often used on fincas, where the foundation is separated from the ground by a layer of gravel to limit damp problems.

Septic tanks: what you need to know

In the Netherlands we are all connected to the mains sewer, essentially. Very, very, very occasionally a house still has a septic tank. Here, in rural areas or villages without extensive sewerage networks, septic tanks are common. New legislation in places such as Benissa, Teulada and Moraira sets stricter requirements for these tanks. When you buy, check whether the septic tank:

1. Meets local regulations: the tank must be watertight and must not leak untreated waste water.
2. Has been properly maintained: emptying and cleaning it regularly is essential to prevent overflows and blockages.
3. Will have to be replaced as part of any renovation: old tanks made of concrete or poor materials often fail to meet current standards and have to be replaced with modern plastic ones.

Differences between houses, apartments and fincas

1. Houses (detached or linked): modern houses tend to have better insulation and fittings. With older houses, the condition of the foundations and the roof is the main thing to check.
2. Apartments: noise is a common problem here, especially in older blocks. Check the communal installations too, such as lifts and drainage.
3. Fincas: these rustic farmhouses often have thick stone walls, which help enormously against the summer heat. The plumbing and the electrics, however, are often outdated.

Electricity, water and gas supply

Infrastructure can vary hugely from one location to the next:

• Electricity: in some remote areas the electrical infrastructure can be outdated, which causes power cuts. Consider a backup generator. It still amazes us every time how the power cables here are strung over the houses and above the road. Also check how many circuits there are. In the Netherlands we are used to switching everything on and using it all at once. Here in Spain that is a good deal less usual.
• Water: many houses are connected to the mains water supply, but fincas often use their own well or depósitos (storage tanks). Check whether the water is fit to drink.
• Gas: in urban areas there is usually a mains gas connection, but in remote areas people mostly use gas bottles or underground gas tanks. Make sure you have a live contract, because without one you can suddenly find yourself without hot water.

Structural defects by building period

1. 1960s and 70s: a lack of insulation, simple foundations and outdated electrical installations.
2. 1980s: better construction, but often still problems with damp proofing and roofs.
3. 1990s: improved foundations, and double-glazed windows becoming more common.
4. After 2000: modern building methods, better insulation and far more attention to sustainability, such as solar panels and energy efficiency.

Practical tips from the neighbourhood

• Humidity: the closer to the sea, the damper it gets. But even further inland damp can be a problem. Take a moisture reading inside the house and check the walls and ceilings for mould or peeling wallpaper.
• Terraces: pay attention to the aspect. Terraces are favourite places to spend time, but in winter the shade is often too cold and in summer it can get uncomfortably hot. Look at how the sun moves round over the course of the year. The naya looks like an unimportant spot. But it is where you will spend a lot of your time. In summer it gives you shade and in winter it makes the temperature that bit more pleasant.
• Structural survey: bring in a building surveyor, ideally someone who knows both Spanish building practice and Dutch standards. That way you know whether you are buying a comfortable house.

The main differences between the Netherlands and Spain

Houses in Spain are built with the Mediterranean climate in mind, which leads to some striking differences:

1. Insulation: in the Netherlands insulation is essential for keeping heat in. In Spain insulation is often limited, which gives you cool houses in summer but cold, uncomfortable ones in winter. We are honestly a little disappointed by how cold everything is. In the Netherlands we had an insulated floor with a lovely solid wooden finish. That is so much nicer underfoot.
2. Heating: in the Netherlands almost every house has gas central heating, while in Spain people mostly use air conditioning units, wood burners or electric heating. This is another thing that is genuinely different. Air conditioning units that heat give off very dry warm air. The whole house never gets properly warm.
3. Building materials: Spanish houses often have thick stone walls to keep the heat out, while Dutch houses are generally built with brick and concrete walls to hold the heat in.
4. Roof structure: flat roofs are common in Spain because there is so little rain, while in the Netherlands pitched, tiled roofs are the norm.
5. Drainage and septic tanks: in Spain, especially in rural areas, septic tanks are common, whereas in the Netherlands virtually every home is connected to an extensive sewerage system.
6. Energy supply: solar panels have been heavily encouraged by subsidies in the Netherlands, while in Spain they have only recently begun to take off.

So, a new build then?

Do not be fooled. A new build is not the whole answer either. We once rented a newly built house. We were the very first tenants. But some things really did strike us as a bit uncomfortable. My father was a building contractor and we are both estate agents. We look at a house rather differently from the average tenant. In Spain the sealant work is extremely poor and sloppy. And it is precisely those missing sealed joints that can cause enormous leaks. Should we say something to the landlord? We did not want to come across as know-it-alls. But we did not want a leak either. You also often see huge rust streaks running down those beautiful whitewashed houses. The wrong screws have been used. And if window frames have not been fitted properly, water can get in that way too. Even with a new build, you should always check that the structural condition is sound. And as for the sealant? You can have the house handed over without the sealed joints and get an outside specialist to do that work. A Dutchman, for example. A buying agent costs you nothing in Spain, but can really help you.

Ready for your dream home?

We go looking with you. We point out the pros and cons of a house and give you a quick scan of its structural condition up front. We flag any defects, the potential and the improvements you could make. So that you can, with complete peace of mind, buy a home.