Questions about rental inspections, what we document, how it works legally, and what it costs — answered in full.
A rental inspection is a structured, room-by-room documentation of a property's condition — carried out at the beginning and end of a tenancy. It records the state of every room, fixture, appliance, and surface with photos, condition ratings, and written notes.
The move-in inspection establishes a baseline. The move-out inspection compares against that baseline. The difference determines what happens to the security deposit.
Without documentation, any dispute over the deposit becomes a matter of conflicting testimony — with no objective basis to resolve it. A signed, dated, photo-documented inspection report provides the evidence needed to prevent or settle disputes fairly.
It protects landlords by documenting damage they can legitimately charge for. It protects tenants by recording pre-existing conditions they cannot be held responsible for. And it protects property managers by keeping them out of the middle of disputes they didn't cause.
Normal wear and tear is the natural deterioration of a property through ordinary, reasonable use over time: minor scuffs on walls, fading paintwork after several years, small carpet wear in high-traffic areas. This cannot be charged to the tenant under Spanish rental law.
Chargeable damage goes beyond that: holes in walls, broken fixtures or appliances, burns or stains from negligence, missing items, or failure to clean on vacating. This can be documented and deducted from the deposit.
Our reports make this distinction clearly — in writing, with photos and timestamped evidence. We don't make the legal determination — we document with enough precision that the distinction can be established objectively.
When the landlord or property manager documents the condition themselves, they are an interested party — their credibility in any dispute will be questioned.
We have no stake in the outcome. We don't represent the landlord or the tenant. This neutrality is what gives the report its evidentiary value: not just what it contains, but who prepared it.
Online via our booking page, by email to office@homeinspection.es, or by phone / WhatsApp at +34 644 771 306. We confirm within 24 hours and agree on a date and time.
On-site time varies by property size: approximately 60–75 minutes for a 1–2 bedroom flat, 90 minutes for 3–4 bedrooms, and 2–2.5 hours for a villa. Travel time (30–40 minutes within the region) and report preparation (48 hours) are additional.
Standard: within 48 hours by email. Express 24-hour delivery is available at a surcharge — please mention this when booking. Both parties receive a signed copy.
A professionally formatted PDF, delivered by email within 48 hours of the inspection. It can be attached directly to any rental contract as a legal annex and is immediately shareable with all relevant parties.
Recommended, but not always possible. If only one party can attend, we document accordingly and note the absence in the report. The report remains valid — it carries the most weight when both parties sign on-site, but it is still a strong document when only one party signs.
The tenant can note their objection in writing on the signature page — this is recorded in the report. The inspection continues. Disagreement does not invalidate the documentation. A signed report with noted objections is still strong evidence in any subsequent proceedings.
For a move-in inspection, ideally on the day of key handover or within 24 hours. For a move-out inspection, on the day the tenant vacates. The closer to the actual handover, the stronger the document.
We typically need 2–3 days' notice, but for urgent cases please contact us directly — we'll do our best to accommodate.
No — Spain's Urban Rental Law (LAU) does not mandate a formal inspection report. However, without one, any deposit dispute becomes a matter of conflicting testimony with no objective evidence to resolve it. A documented report is your only reliable protection.
A signed, dated condition report is accepted as strong evidence in Spanish civil proceedings (juicio verbal). We cannot guarantee any court outcome — that depends on the specific circumstances and the judge. For legal advice, always consult a qualified lawyer.
No. A bilateral signed report with timestamped photographic evidence is sufficient for rental deposit disputes. Notarisation is not required and is not standard practice for rental condition reports in Spain.
There is no formal expiry. A report is most useful the closer it was prepared to the relevant handover date. Move-in reports are referenced at move-out; interim reports document the property at a specific point in time.
No. Our documentation is an evidence tool, not legal advice. For any legal questions regarding your tenancy, rights, or deposit, please consult a qualified lawyer.
You can — but you are an interested party. If a dispute reaches court or becomes a formal complaint, a report prepared by the property manager carries far less weight than one prepared by an independent third party. We remove that credibility problem entirely, while also saving you the time of doing the inspection yourself.
Yes — this is one of the main use cases. You don't need to be present. We handle everything on-site and send you the signed report by email within 48 hours. Fully manageable from abroad.
Yes. As a tenant, having an independent move-in inspection is one of the most important steps you can take to protect your deposit. It creates an objective record of the property's condition on arrival — so you won't be held responsible for damage that was already there.
Yes — we offer a Short-Term Villa Package specifically for this. A thorough initial inspection followed by a 30–40 minute check between each guest stay, with photo documentation and a written report if issues are found. Available as a prepaid bundle (5-pack or 10-pack).
Yes. For furnished properties, the inventory (every piece of furniture, appliance and fixture) is particularly important and forms a central part of the report. For unfurnished properties, the focus is on structural condition, walls, floors, fixtures, appliances and utility connections.
The Costa Blanca region — including Calpe, Altea, Jávea (Xàbia), Moraira, Dénia, Benidorm, Villajoyosa, El Campello, Alicante, Polop, La Nucia, Alfaz del Pi and the Jalón valley. If you're unsure whether your property falls within our range, get in touch.
Yes — express 24-hour report delivery is available at a surcharge. For urgent on-site visits, contact us directly by phone or WhatsApp and we'll do our best to accommodate.
English (EN) and Spanish (ES), or bilingual (EN/ES). If you require another language, please let us know when booking.
Bank transfer, card, Bizum (Spain), or PayPal. For details or invoicing requirements, please get in touch.
Yes. Reports are prepared for the client and are not shared with third parties. The exception would be if the report is presented as evidence in legal proceedings.
Professional photography for listings or sales, with three packages:
Yes — both services can be carried out on the same day, and a €30 travel discount applies. However, they are entirely separate services with different objectives: inspection photos are taken for evidentiary purposes (comprehensive, timestamped), while listing photos are taken for aesthetic impact (lighting, composition, staging). They cannot substitute for each other.
If you haven't found the answer you were looking for, send us a message directly — we'll get back to you within 24 hours.
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