Technical Inspections for Buildings Over 50 Years Old in Spain

What foreign buyers and property owners must know to comply with Spanish law

Why Building Maintenance Is a Legal Obligation in Spain

All EU countries, including Spain, require property owners to maintain their buildings and plots in a safe, healthy, and structurally sound condition. This obligation ensures that the property can be used safely for its intended purpose—whether residential, commercial, or industrial.

While this is relatively simple for newly built homes, older buildings (50+ years) require more thorough assessment to detect structural wear, hidden issues, and safety risks.

How Can You Know If an Older Building Is Structurally Sound?

Superficial damage may be visible to the naked eye, but serious defects—especially structural ones—can remain undetected without a professional inspection. Spanish law addresses this issue through a mandatory procedure known as the:

Technical Building Inspection

(Inspección Técnica de Edificios – ITE)

All buildings that are over 50 years old in areas with more than 25,000 inhabitants must undergo this official inspection conducted by a licensed architect or surveyor. The purpose is to verify:

Structural stability
Habitability and safety
Health and hygiene conditions
Accessibility and energy efficiency

If deficiencies are found, the property owner is legally required to carry out the necessary repairs at their own cost.

Once the building passes the initial ITE inspection, re-inspections are required every 5 years.

What Are the Consequences of Non-Compliance?

Owners who fail to meet these obligations may face:

Administrative fines
Loss of the Certificate of Habitability
Restrictions on sale or rental
Potential legal liabilities in case of damage or accidents

This can especially impact foreign buyers who unknowingly purchase non-compliant properties.

Where Is the ITE Mandatory?

The obligation applies only in municipalities with more than 25,000 residents. Below is a list of key cities and towns where the ITE is required:

PROVINCE OF MADRID

Madrid, Móstoles, Alcalá de Henares, Fuenlabrada, Leganés, Getafe, Alcorcón, Torrejón de Ardoz, Parla, Alcobendas, Coslada, San Sebastián de los Reyes, Las Rozas, Pozuelo de Alarcón, Majadahonda, Rivas-Vaciamadrid, Collado Villalba

PROVINCE OF BARCELONA

Barcelona, L’Hospitalet de Llobregat, Badalona, Terrassa, Sabadell, Mataró, Santa Coloma de Gramenet, Cornellà de Llobregat, Sant Cugat del Vallès, Manresa, Rubí, Cerdanyola del Vallès, Castelldefels, El Prat de Llobregat

PROVINCE OF VIZCAYA (BILBAO)

Bilbao, Barakaldo, Getxo, Portugalete, Santurtzi, Basauri, Leioa, Sestao, Galdakao, Erandio

PROVINCE OF ASTURIAS (GIJÓN)

Gijón, Oviedo, Avilés, Siero, Langreo, Mieres

ALICANTE PROVINCE

Alicante, Elche, Torrevieja, Orihuela, Benidorm, Alcoy, Elda, San Vicente del Raspeig, Dénia, Villena, Petrer, Santa Pola, Villajoyosa, Jávea, Calpe, Crevillent, Novelda, El Campello

VALENCIA PROVINCE

Valencia, Torrent, Gandia, Paterna, Sagunto, Alzira, Mislata, Burjassot, Ontinyent, Manises, Aldaia, Xirivella, Alaquàs, Xàtiva, Sueca, Oliva, Algemesí, Catarroja, Quart de Poblet

CASTELLÓN PROVINCE

Castellón de la Plana, Vila-real, Borriana, Vall d’Uixó, Vinaròs, Benicarló, Almazora, Onda

MURCIA REGION

Murcia, Cartagena, Lorca, Molina de Segura, Alcantarilla, Mazarrón, Cieza, Águilas, Yecla, Torre Pacheco, San Javier, Totana, Caravaca de la Cruz

MÁLAGA PROVINCE

Málaga, Marbella, Mijas, Fuengirola, Vélez-Málaga, Torremolinos, Estepona, Benalmádena, Antequera, Rincón de la Victoria, Ronda, Alhaurín de la Torre

ALMERÍA PROVINCE

Almería, Roquetas de Mar, El Ejido, Níjar

GRANADA PROVINCE

Granada, Motril, Almuñécar

TARRAGONA PROVINCE

Tarragona, Reus, El Vendrell, Tortosa, Cambrils, Salou, Valls

Buying Property in Spain? Always Check the ITE Status

If you’re buying a property over 50 years old in one of the cities listed above, you must verify that:

✅ The building has passed the required Technical Inspection
✅ Any repairs or improvements recommended have been completed
✅ The building is not overdue for its next 5-year inspection

Failing to confirm this may lead to unexpected legal and financial obligations after purchase.

Summary of Legal Requirements

✔ Mandatory Technical Inspection (ITE) for buildings 50+ years old in towns over 25,000 residents
✔ Certified architect or surveyor must perform the inspection
✔ Owners are responsible for any repairs or renovations
✔ Follow-up inspections required every 5 years
✔ Non-compliance may result in fines, penalties, and loss of habitability certificate
✔ Check the ITE status before buying older properties