The most common building defects on the Costa Blanca. In Utrecht I know, neighbourhood by neighbourhood and street by street, exactly what to look out for when it comes to the structural condition of a house. On top of that you know precisely where the weak spots are for each building period. But how does that work in Spain? The climate is different, the ground is different, the oversight is different, and far less has been built to any kind of plan here.
Picture it: a villa on top of a hill, views out over the valley, a soft breeze coming off the sea and that typical Mediterranean light filtering through the olive trees. You make a cup of coffee, step out onto the terrace… and straight into a puddle. Rain trickling through the ceiling and into your new Spanish dream. Hang on, it never rains here, does it?
It doesn't rain here all that often. But over the past year we've seen that it can absolutely pour down here too. At our own place the water turned out to seep inside during really heavy rainfall. You also notice that the sea air makes everything rust far more easily here. There was serious rust on our washing machine. And on the one in my parents' rented flat as well. In Utrecht we never had to think about any of this.
In Utrecht we always have a structural survey carried out. Here in Spain that isn't really a thing the way it is back home. But it's always sensible to have a structural check done. Bring an architect along to a second viewing, or a Dutch builder. They can carry out a survey for you.
We've picked up a fair bit ourselves by now. While we're looking round with you we'll already point out the structural condition. We're happy to share what we've learned here.
The five most common building problems (and how to spot them)
1. Damp – the most underestimated problem
In houses built before 1990 especially, a proper damp-proof course is often missing. Think of:
- Rising damp in the walls (often visible as stains or plaster coming away)
- Leaks from roof terraces or rainwater downpipes
- Condensation in kitchens and bathrooms with no mechanical ventilation
And don't forget the coast: salt and humidity do their work quietly, but very effectively. Plenty of owners realise too late that damp here isn't only a cosmetic problem, but can also attack concrete, steel and wooden floors.
What helps? Injecting a damp barrier into the walls, a water barrier, renewed façade sealing, decent gutters and ventilation with heat recovery. Always have an expert take a look before you buy.
2. Cracks, subsidence and ‘shrinkage concrete’
In the 1970s and 1980s a great deal was built for holiday use. Often cheaply, with less attention paid to solid foundations or to quality control. The properties weren't used in winter, so nobody gave any thought to how they would cope in winter either.
Watch out for these signs:
- Cracks above windows and doors
- Sunken floors (does the hallway suddenly feel a bit hollow underfoot?)
- Hairline cracks in the plaster that ‘move’ with the temperature swings
The ground in the Marina Alta ranges from solid limestone rock to soft clay. In the coastal villages houses are often built on sandy soil. And slopes? Those call for specific stepped foundations with retaining walls.
Our tip: always have the foundations and the slope pressure checked by an architect. And if the land is moving, you want to be certain the house isn't.
3. Roofs and joists with a past
A house with character is wonderful, but character sometimes also means maintenance. Fincas (old country houses) often have wooden beams or cane roof structures. Charming, but vulnerable to damp, wet rot and mould. So always look at this carefully. And keep an eye out for little holes too (woodworm) Flat roofs from later periods, on the other hand, are notorious for leaking. The roof tiles here are sometimes of poorer quality as well. Have all of this checked before you move in. Or straighten every roof tile yourself
What we often come across:
- Cracked roof covering or broken tiles with a lot of debris caught in between
- Rotten wooden rafters
- Poor insulation (heat in summer, cold in winter)
Advice from us: look at the type of roof covering, the pitch and the drainage. New sandwich panels and bitumen layers can prevent a lot of problems, as long as they're properly fitted.
4. Insulation: too little, or too late
Until the early 2000s insulation wasn't a priority in Spain. Houses were often designed to stay cool, but without any thought for comfort in winter or for energy efficiency. And with compulsory energy labels on the way (label D from 2030), that's about to become a problem.
Situations we come across a lot:
- Single glazing
- No cavity wall insulation
- Uninsulated floors and roofs
There are plenty of solutions:
| Measure | Effect |
|---|---|
| Insulating the cavity wall | Up to 30% less energy loss |
| Fitting HR++ glazing + new frames | Comfort and savings |
| Roof or loft floor insulation | Warm winters, cool summers |
| SATE external wall system (a sort of shell around your house) | Higher valuation and insulation |
5. Stay alert with new build
New build on the Costa Blanca usually complies with the Código Técnico de la Edificación (CTE), but make no mistake: even a house from 2017 can have hidden defects.
What we sometimes see:
- Badly finished joints and sealant lines (they really cannot do sealant here)
- Careless fitting of window frames or pipework
- Leaks from terraces caused by poor drainage
Our advice: have new build checked over by a builder or an architect as well. Building guarantees are lovely, but they won't solve a damp problem when you've only just moved in with your suitcases.
Year built vs. risks: a handy overview
| Year built | Risks |
|---|---|
| 1900–1950 | No damp-proof course, weak foundations, wet rot |
| 1950–1970 | Poor ventilation, outdated services |
| 1970–1990 | Damp, subsidence, poor insulation |
| 1990–2005 | Basics fine, but often poor energy performance |
| 2015–present | Technically sound, finish varies enormously |
Finally: a house with character calls for know-how
At Gusto Casa Spanje we don't only look at which way the sun falls or how good the view is, but also at what you might not spot straight away. We know the region and its typical problems, from Jávea to Jalón and from Moraira to Dénia. And while you're at it, don't forget to check the legality and the risks and pitfalls.
Don't forget, we can't pin the risks down here as neatly as you can in the Netherlands with a full survey. There's also less oversight of building work here, and we can't just nip into the crawl space for a look. What we can do is measure the damp levels and bring an architect or a builder along.
Get in touch for a no-obligation buying consultation.
