Diving deeper into to common structural issues in Spanish properties
8. How do weather conditions, like heavy rains or extreme heat, impact the structural health of Spanish properties?
8.1. Over time and especially with the extremes of heat and cold, and dry and saturating damp, different materials react differently to climatic changes.
8.2. Different materials in a building expand and contract in different ways according to changes in heat and humidity, creating fissures and even cracks than can let in rain, plant roots and insects, all of which make the problem worse. Long-term thinking on the choice of materials used in the design and construction, plus appropriate maintenance will reduce or eliminate these problems. However, nature has a habit of persistence, which makes delays or cost-cutting in materials inevitably more expensive to correct in the future.
8.3. Beachfront properties are also affected by corrosive salt spray, and humidity in common with river and lakeside properties that can be affected by rising damp and even flooding. These problems are likely to increase if the climate crisis forecasts of rising sea levels, more storms and torrential downpours are correct.
9. Are there specific architectural styles in Spain that are more susceptible to structural issues?
9.1. The established Andalucian style with pitched roof has survived test of time. More modern box like structures have yet to be proved and the flat roofs will require regular maintenance, especially around the edges as they are fully exposed to the heat and drying effects of the sun. In the same way as the traditional structures, they need to deal with rainwater pouring off the roof and rising damp.
10. How do coastal properties in areas like Costa del Sol differ in structural challenges compared to inland properties?
10.1. As mentioned above, coastal properties, by which is meant frontline and close by, will inevitably struggle with humidity, with salt spray and wind blasting sand, all having detrimental effects on the building and the internal comfort. The design and construction materials must take these into account, although building surveys/home inspections often show thoughtless specifications of metals and unprotected wooden elements, which are going to deteriorate quickly unless they are maintained on a much more regular basis than properties further up the hillside.
Common Problems found in building inspections:
11. What are the most common problems found?
11.1. The most common problems found by Survey Spain’s building inspection service undoubtedly relate to damp. So often, construction of the foundations and lower-level walls do not take moisture into account, with slapping on a coat of waterproof paint before mounding earth against the wall being held to be sufficient to keep damp at bay for the lifetime of the building. This is clearly inadequate and does not comply with the building regulations.
11.2. Gutters around the roof edges are not in the design, so when it rains all the water falls and soaks the ground beside the walls, quickly penetrating into the building. At surface level, decorative external tiling is fixed to the lower metre of the wall to stop the splashing roof water spoiling the look of the wall, but that prevents any rising damp evaporating externally, so it can only evaporate through the internal decoration of the wall into the rooms of the house. Absence of damp proof courses in the brickwork and no waterproofing laid under floors built directly onto the ground, make matters worse in older buildings.
Prevention and Maintenance:
12. What regular maintenance steps can prevent common structural issues?
12.1. Setting up a regular maintenance schedule, advised by a competent professional experienced in identifying building defects, is by far the best advice. Every building is individual and has different requirements. It’s much better and less costly to deal with problems externally during construction, preventing especially damp from entering a building, rather than trying to cure its effects thereafter.
12.2. When it comes down to it, the best maintenance step to be taken is in the initial design and specification and especially ensuring that construction is being carried out efficiently and intelligently.
12.3. This is especially the case for the prevention of damp, which appears to be largely ignored traditionally within the whole construction industry, where the concentration is much more on the four or five months of heat rather than the seven or eight months of temperate climate when it can and does rain, sometimes to extreme extent. Single figure temperatures are not uncommon, with frost even being experienced only a short distance inland from the sea.
13. How often should a property be inspected for potential structural problems?
13.1. On the basis of “a stitch in time saves nine”, it’s always best to keep an eye open for any defects, and deal with them promptly. This is especially the case for external fissures and cracks, where they should be filled to prevent ingress of water, etc.
14. Are there any specific warning signs homeowners should be vigilant about?
14.1. Prior to purchase, a careful survey/inspection of the property for evidence of damp ingress from any direction, cracking and off-level window or door lintels, can prevent the purchase of somebody else’s problems.
14.2. Check that the property has or had decennial insurance, even if the 10-year period has passed.
14.3. Look around the neighbourhood and see if any less well presented properties in the area have obvious defects showing.
14.4. Check also for potential rockfalls and landslips from above or even below, which remove support. Also, for potential water hazards coming down hillsides that might affect this particular property or indeed the whole neighbourhood.
14.5. Talk with neighbours and gardeners, janitors and anyone who may have been in the area for a while, as to their experiences over the last few years that might have affected or have an effect on this property in the future.
14.6. Obtain a copy of the last few years’ AGM Minutes of the community in which the building lies, as these will list the common concerns.
