Certificate of Habitability: how to check it before buying on the Costa del Sol

What the certificate of habitability is and how it works in Andalusia

This administrative document certifies that a dwelling meets the minimum technical requirements of health, hygiene and safety to be occupied. Its main function is to ensure that the property has the necessary conditions to support a decent life, covering aspects such as ventilation, lighting and the provision of basic utilities.

It is important to clarify that, in Andalusia, current regulations do not require this specific document in the purchase process. Its role is mainly performed by the First Occupancy License, which certifies that the building complies with the initially approved technical project. When looking for a property, you should verify the existence of this permit or, failing that, have a technical certificate that supports the dwelling's compliance with the regulations in force on the Costa del Sol.

Technical documentation the seller must provide

To ensure a secure purchase, the seller is responsible for providing a set of documents that support the property's legality. You should request the land registry extract (nota simple), the public deed and, especially, the first occupancy license or the certificate of completion of works. These documents allow you to confirm that the construction complies with urban planning standards and that there are no ongoing disciplinary sanction proceedings.

If the property is second-hand and has undergone structural modifications, it is necessary to review the technical documentation of the renovations carried out. Having these reports avoids future legal risks and ensures that the property can be financed with a mortgage, since many banks require proof of habitability before granting any loan for the purchase of a home on the Málaga coast.

The key documents are: the First Occupancy License, which certifies legal suitability for habitation; the land registry extract (nota simple), which confirms ownership and encumbrances; and utility certificates, which verify connection to basic networks.

How to check the habitability status during the viewing

During the tour of the property, it is essential to observe basic maintenance elements that often go unnoticed beneath the décor. You should pay attention to the condition of the ceilings and corners, looking for possible signs of dampness that could suggest waterproofing defects or failures in the building's downpipes. Also, try opening the windows to ensure proper ventilation and check that natural light is sufficient in the main rooms.

Another critical point is the operation of the general installations, such as water pressure at the taps or the stability of the electrical system. Requesting to see the fuse boxes and sockets can reveal whether the installation is obsolete or requires regulatory adaptation. If you detect unusual noises in the pipes or flickering in the electrical network, it is advisable to request inspection by a professional technician before proceeding with any deposit or purchase commitment.

Warning signs: dampness, lack of ventilation and deficient installations

Mold stains or peeling paint are often indicators of serious structural problems related to leaks or lack of insulation. Poor ventilation not only affects daily comfort but can lead to long-term health problems for the property's occupants.

Old installations without a grounding connection or with exposed wiring present a high electrical risk. Verifying the actual condition of these connections is vital, since their renovation involves a significant investment that should be considered in the property's final price.

The role of basic utilities: electricity and running water

The presence of active utilities is an indirect, though not definitive, proof of the property's habitability. Having current electricity and water contracts greatly facilitates the process of changing the account holder after signing the deeds.

It is important to verify that the electrical certificates are up to date and that there are no outstanding debts associated with these services. A property without these utilities could hide problems with the main connections or bureaucratic difficulties in obtaining new service activations.

Steps to regularize a property without a license and estimated costs

If the property does not have the occupancy license or an equivalent document, the regularization process requires hiring an architect or qualified technician. This professional will carry out a thorough inspection, prepare a habitability report and apply to the Town Hall for the necessary certificate. This procedure is essential if you want to contract utilities or if the bank requires additional guarantees to formalize your mortgage.

The costs associated with this process vary depending on the complexity of the property and current municipal fees. In general, certifying a standard property in Málaga can range between €70 and €150, although these figures increase for single-family homes or in cases where technical adaptations are required. Planning for this expense in advance helps avoid financial surprises and ensures that your real estate investment complies with all applicable regulations in the region.

Ensuring that your new property on the Costa del Sol complies with all legal requirements is the final step to enjoy your investment with complete peace of mind. Verifying the technical documentation before committing allows you to anticipate any irregularities and ensures the dwelling is suitable for the residential use you seek.

If you have doubts about the legal status of a property, having specialized professional advice is the best way to protect your investment and avoid unpleasant surprises in the long term.