Here is a simple question: how much of a property can you really see in a twenty-minute viewing?And more importantly—what don’t you see?
Over the coming months, I will be writing a series of columns based on the work we do at Survey Spain Network—RICS Chartered Surveyors and Home Inspectors—sharing some of the issues we encounter every day when inspecting properties across the Costas of Spain and its islands. The aim is not to turn this into a column about individual problems, but rather to help you become a more informed buyer, owner or investor.
Because the reality is this: most property issues are not dramatic. They are not headline‑grabbing disasters. They are the unexpected details that can take the edge off the sunshine dream—sometimes costly, often simply frustrating. Things you assumed—or were told—were standard or acceptable but later discover they are not.
So where should we begin?
Perhaps with a question: what are the most common defects we find?
Surveyor taking a photo of a cracked garage floor of a residential home
– Still one of the most frequent issues—and not always for the reasons people expect.
New build problems? “Brand new” does not always mean problem‑free.
But there is more to it than physical defects. Some of the most significant problems we encounter are not visible at all. They lie in missing or misunderstood information. Buyers often assume they know what to ask—but do they? And do they know the questions they didn’t realise they needed to ask?
Then there is another, slightly uncomfortable question: who is really in control of the process? There is an old saying—“he who pays the piper calls the tune”. In property transactions, it is worth considering how that principle might apply, and whether your interests are always being fully represented.
These are some of the themes that together we can explore in the coming months:
- Damp and moisture problems
- New build buying processes and defects
- The essential information every buyer should have
- The questions buyers don’t realise they need to ask
- And the influence of who pays for what in the process
But rather than simply presenting a list, I would like this to become a conversation.
So let me ask you: what patterns of problems have you come across? Have you discovered something after purchase that surprised you? Was it a structural issue, a paperwork problem, or simply something no one mentioned at the time?
Your experiences—whether small observations or more significant issues—will help shape future columns, ensuring they remain practical, relevant, and useful for everyone.
After all, in property, what you don’t know can matter just as much as what you do.
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