The first viewing is rarely much use.
You notice the pool, the terrace and whether the kitchen looks as though it belongs in this century. You are trying to work out whether you like the place. Practical questions get pushed aside because somebody else is waiting outside and the agent keeps opening doors.
The second viewing is where you should start looking at the property as something you may actually have to live with.
Visit at a different time
If the first viewing was at eleven in the morning, return later in the day. A quiet road can become a school run. A shady terrace may receive full afternoon sun. Parking that looked easy on Tuesday morning might disappear on a summer evening.
Orientation matters more in Spain than many British buyers expect. A south or west-facing room can become extremely hot during July and August. A north-facing apartment may feel comfortable in summer but cold and dark during winter.
Open the shutters and look at where the light actually enters. Do not rely on the agent’s description of a property as sunny.
Open every window and door
Do not merely look at the frames. Open them, close them and check whether they lock.
Older aluminium windows are common in Spanish villas and apartments. Some still work perfectly well. Others rattle, allow draughts through the seals or have sliding sections that barely move. Timber frames can swell, split or deteriorate where they have been exposed to strong sun.
Single glazing may also affect temperature, outside noise and the amount of condensation that forms during colder months. If several units need replacing, get an idea of the likely work before making your final decision. Local information about double glazing in Jávea can help you understand the difference between modern aluminium and PVC systems and what needs to be assessed during a site visit.
Check external doors in the same way. Patio doors should slide without being lifted or forced. Locks should engage cleanly and there should not be a visible gap between the frame and wall.
Test the persianas
Roller shutters are easy to ignore until one becomes stuck halfway down a bedroom window.
Raise and lower every shutter. Manual straps can fray and mechanisms may become stiff with age. Electric shutters should operate smoothly without stopping, juddering or making unpleasant mechanical noises.
Ask whether any shutters are connected to the main electrical system or powered separately. If there are no shutters, consider how the rooms are protected from direct summer sun.
Look for damp without searching for a dramatic stain
Damp is not always a large brown patch on the ceiling. Look for bubbling paint, powdery deposits on walls, swollen skirting boards and areas that have been freshly painted without an obvious reason.
Pay particular attention to lower floors, basement rooms, enclosed terraces and walls beside bathrooms. Smell matters too. A property that has been closed for several weeks may be stale, but persistent mustiness deserves further investigation.
Ask when the property was last occupied. Empty homes can conceal problems simply because nobody has used the shower, run the washing machine or noticed water entering during bad weather.
Turn things on
Run the taps and check the water pressure. Flush the toilets. Let the hot water run long enough to confirm that it becomes properly hot.
Switch on the air conditioning in each room and leave it running for a few minutes. An old unit producing cool air is not necessarily working efficiently. Ask when the systems were installed and whether servicing records are available.
Check how the water is heated. It may come from an electric boiler, gas bottles, solar thermal equipment or a combination of systems. Find out where the equipment is located and whether it is included in the sale.
You are not conducting a technical survey. You are identifying questions that need proper answers before you proceed.
Inspect the outside space
A large garden can look wonderful while someone else is maintaining it.
Look at how much land requires watering, pruning and clearing. Ask where irrigation water comes from and whether the system works. Examine retaining walls for cracks or movement and check whether rainwater has a sensible route away from the house.
For a property with a pool, ask about its age, pump, filtration equipment and recent repairs. Look at the waterline and surrounding tiles. Find out how often it is maintained and what that currently costs.
A pool that appears spotless during a viewing tells you that it was cleaned before you arrived. It does not tell you about the condition of the equipment.
Check what has been added
Enclosed terraces, converted garages, outdoor kitchens, extra bedrooms and swimming pools should all be raised with your independent lawyer.
Do not assume an alteration is properly recorded because it looks permanent or has clearly existed for years. Ask for the relevant documents and allow your lawyer to compare the property itself with the title deeds, land registry information and local planning records.
An agent saying that an extension has “never been a problem” is not documentation.
Listen for noise
Stand still for a few minutes without talking.
Listen for nearby roads, dogs, building work, bars, sports facilities and pool equipment from neighbouring properties. In an apartment, listen in the communal hallway as well as inside the rooms.
Ask whether nearby properties are occupied throughout the year or mainly used for holidays. A building can feel completely different during August.
If road noise is a concern, close the windows and then open them again. The difference will tell you more than a general assurance that the area is usually quiet.
Ask about the uninteresting costs
Request recent electricity and water bills where possible. For an apartment or urbanisation, ask for the current community fee and recent meeting minutes. These may reveal planned façade work, lift repairs, disputes or unpaid contributions.
Check the annual IBI council tax and ask whether there are separate rubbish collection charges. Your lawyer should verify the formal figures and confirm whether payments are up to date.
Running costs vary enormously between a compact apartment and a detached villa with a pool, garden and several air-conditioning units. The purchase price is only the first number.
Take photographs and notes
By the time you have viewed four properties, the windows from one will merge with the kitchen from another.
Take photographs with permission and make notes while you are still at the property. Record anything that needs checking, even if it seems minor. A stiff door, an unexplained patch of paint or an air-conditioning unit that was not tested can easily be forgotten once negotiations begin.
A second viewing should leave you with fewer assumptions and a clearer list of questions. If the property still works after you have examined the ordinary parts, it is worth taking the next step with an independent lawyer and an appropriate technical inspection.
