Common mistakes when buying a new build home (and how to avoid them)

Finding a home these days isn't easy. As you know, the market has become more competitive , and decisions are often made under pressure and tight deadlines, since nobody wants to miss out on a good opportunity. In this context, choosing a newly built home is a logical and customizable option.

However, experience in the real estate sector shows that not everything depends on the quality of the project. New construction involves lengthy processes, phased payments, and decisions that aren't always obvious at the outset. In this article, we review the most common mistakes when buying a new-build property and explain how to avoid them. By the end of this article, you'll know what to look for and how to make more confident decisions.

Choose only based on the render and not on what's behind it

A rendering is a digital image that shows what a house will look like once it's finished, helping you imagine the final result. However, it doesn't reflect all the construction details or the actual quality of the materials, so we can't rely solely on these images.

What to check: specifications, plans and orientation

Before buying, it is important to review the documentation that defines the property, as these documents allow you to verify what you are really buying and under what conditions :

• Specifications : review the materials included, the finishes, the equipment, the type of insulation, the exterior carpentry and the air conditioning systems.

• Floor plans : analyze the layout, usable areas and location of each room to verify that they match what has been shown commercially.

• Orientation : Consider how natural light enters the property. On the Costa Blanca, south and southeast orientations are generally the most favorable in terms of brightness and thermal comfort.

The quality specification is a document that every buyer should review. It defines what is being delivered and prevents misunderstandings. We advise you to read it carefully and confirm that what you have signed matches what was promised.

Do not verify warranties and documentation of new construction

In a new-build purchase, the buyer begins making payments before the property is finished. In other words, you hand over the money without yet owning the property, so it's always advisable to have clear guarantees to avoid increasing investment risk. For example, if the buyer makes a down payment and the developer encounters a problem during construction, they will only be able to recover that money if there is a guarantee to back it up.

Guarantees, licenses, ten-year insurance and warranty periods

When buying a new-build property, certain documents are essential for the buyer's security . Below, we explain how to verify that the development is legal and that the money paid is protected. Later, the buyer will need to request these documents from the developer before making any significant payments. Don't hesitate to ask for them, because failing to review them can lead to problems once a financial commitment has been made.

• Guarantees : These protect the amounts paid in advance. They are important because they allow you to recover your money if the project does not progress as planned.

• Licenses : These confirm that the construction is authorized. They are crucial because a project without a license can suffer stoppages or delays.

• Ten-year structural warranty : covers structural damage for ten years. It is essential because structural problems have high repair costs.

• Warranty periods : define which defects are covered after delivery to provide clarity and avoid subsequent disputes.

How to avoid it: ask for documentation before making a significant payment

Requesting documentation before making a significant payment allows you to identify problems while they still have time to be resolved. This is the crucial moment; the buyer is not yet financially committed and can make decisions with some flexibility.

For example, if before making a down payment the buyer requests a guarantee and discovers that it doesn't exist, they can stop the payment and demand it. If they don't, that money would be at risk if the construction is delayed or halted, and the same applies to permits.

Do not calculate the total budget (beyond the price)

A common mistake is focusing solely on the sale price. This approach overlooks expenses that arise during the purchase process and that the buyer hasn't anticipated. It's also important to remember that new construction includes closing costs and taxes that are paid at the end of the transaction.

Our advice is to request a full estimate and set aside a margin for unforeseen circumstances.

Taxes, notary, registration, extras and connection of supplies

When you buy a newly built home, the advertised price only covers the construction. Upon signing the deed at the notary's office, additional costs are added, which your home purchase budget must include. These amounts appear at the end of the process and can throw your finances off balance if you don't plan for them in advance.

• VAT (10%) : This tax is paid on the price of the new home and increases the total cost. For example, a home costing €150,000 generates €15,000 in VAT.

• Documented Legal Acts (1.5%) : This regional tax is paid when signing the deed and adds another fixed cost to your budget.

• Notary fees : The notary is responsible for certifying the purchase. These fees typically range from approximately €600 to €1,200, depending on the value and complexity of the transaction.

• Property registration : Registering the purchase also costs an amount that depends on the price of the property and formalizes your ownership.

How to avoid it: an "all-inclusive" budget with a contingency allowance

When buying a newly built home, it's advisable to set aside between 5% and 10% of the total budget as a contingency fund. This financial cushion covers expenses that arise during the process and aren't always anticipated at the outset. For example, unforeseen improvements, adjustments to the financing, or final administrative costs.

Trusting in “it will be fixed upon delivery”

Trusting that “it will all be sorted out upon delivery” is not a good idea because it shifts control from the buyer to the end of the process, when their negotiating power is much lower. In new construction, problems that aren't documented tend to get lost in the shuffle, as developers prioritize closing deals rather than reopening projects. If a defect isn't recorded in a preliminary inspection report, proving its existence later becomes difficult and lengthens the resolution time. Based on experience in the sector, this approach often leads to avoidable conflicts, unnecessary delays, and a sense of frustration that could have been prevented with a thorough inspection before handover.

Final review to avoid it: checklist and monitoring by defect milestones, completions and incident report

To conduct an effective final review, it's advisable to follow a clear and organized method. This prevents oversights and strengthens your claim.

• Walk through the property calmly and without rushing . Attention to detail allows you to detect defects that go unnoticed at first glance.

• Check the condition of the finishes and details. A careful inspection prevents you from accepting incomplete work.

• Check that basic installations are working . If something isn't working now, it will be harder to prove later.

• Record every incident in writing . The report should include everything that needs to be addressed so that there is a commitment to correcting it.

Buying a newly built home is an important decision. Avoiding common mistakes doesn't require complications, but rather expert guidance and a comprehensive understanding of the purchase.
At Larrosa&Co, we guide our clients every step of the way, from the initial assessment to the moment you take possession. If you're looking to buy a new build with peace of mind and make well-informed decisions, our team is ready to help youdo so with confidence and without surprises.

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