Category: Building Defects Spain

Building Defects Spain for the professional analysis of construction problems and dispute resolution or litigation by experts qualified in the UK and Spain.

Property movement and cracking in Spain, decaying reinforced concrete

There are many reasons why property movement and cracking in Spain can cause a property to become unstable.  Sometimes this is due to subsidence but this is not always the case.  Indeed, a relatively common problem in Spanish properties can be due to the decay of the steel reinforcement used in the construction of the property itself. Many properties in Spain (whether houses or flats) have a ferro-concrete construction.  This means that steel is used to reinforce the concrete used in building the property.  So, for example, steel rods are surrounded by concrete to give the concrete strength for walls, foundations, ceiling and roof slabs as well as beams.  Meanwhile, some properties have a steel beam construction.  This is then enclosed with blocks or brickwork. Obviously, it is important that the steel within a property is correctly connected and protected from damp so as not to lose its integrity.  This is…

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Retaining wall collapse in Spain, a serious problem

A problem that I frequently encounter when called to assess building problems is retaining wall collapse in Spain. Retaining walls (of varying sizes and made of differing materials) are an essential component to the stability of a property in Spain and they are a common sight on estates built upon hilly or steep ground.  However, retaining walls are rarely identified as such by property owners, who often believe that the walls on the boundaries of their properties are primarily there for ascetic reasons. However, the truth is that many Spanish properties are very dependent on retaining walls for their stability. Unfortunately, many retaining walls in Spain are not built properly and can collapse with devastating consequences.  This often occurs after a severe rainfall (such as a Gota Fria) – when enormous amounts of water can place a retaining wall under immense pressure.  If the wall has not been properly built…

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General building defects in Spain, builders obligation on new build properties

Fortunately, Spanish builders do have general responsibilities imposed upon them by Spanish law when building new properties in Spain.  These are obligations that go beyond the requirement to have an insurance backed 10 year building guarantee (the Decenal). Indeed, the Ley 38/1999 de 5 de Noviembre (‘Ordenación de la Edificación’) states that a builder has an obligation to: Correct identified snagging points (normally assessed 15–30 days prior to signing the Escritura/Completion) Correct just about any defect (other than normal wear and tear) during the first 12 months following completion of the build Rectify functional issues that affect the enjoyment or habitability of a property for the following two years (i.e. a builder’s responsibilities run for the first three years after completion of a new build property in Spain) Unfortunately, the devastating fall in the property market in 2008 has meant that many builders simply fail to respond to requests to…

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